Most-asked: Yes, it's legal · 15–25% down · 620+ or alternative credit · rates ~1–3% over conventional · closes in ~25–45 days · any immigration status. Details below.
Basics & legality
Can I buy a house with an ITIN instead of an SSN?
Yes — ITIN loans use your Individual Taxpayer Identification Number in place of an SSN. No federal law requires an SSN to get a mortgage.
Are ITIN loans legal?
Yes — legal, established programs from regulated lenders. They function like any other mortgage.
Does immigration status matter?
No — eligibility is based on your ITIN, tax filings, income, credit/alt-credit, and down payment. See Eligibility.
Are these only for undocumented immigrants?
No — many ITIN holders have legal status but aren't eligible for an SSN. It's a common misconception.
Can I get one if I have an SSN?
No — with an SSN you'd use a conventional or non-QM loan (lower down & rate).
Credit & qualifying
What credit score do I need?
620+ preferred, or alternative credit — 12 months on-time across 3–4 lines (rent, utilities, cell, auto insurance).
Can I qualify with no credit score?
Yes — via alternative credit. Many ITIN holders qualify this way. We assemble the file for you.
Do I need a work history?
Generally ~2 years (W-2 or self-employed). Self-employed can use 12 months of bank statements.
How is self-employed income counted?
Via bank-statement deposits or a P&L — no tax returns required on many programs. See Bank Statement Loans.
What are the top reasons applications get denied?
Inconsistent income, missing ITIN tax filings, no verifiable/alternative credit, or insufficient down payment/reserves — all fixable.
Down payment & cost
How much down payment do I need?
15% (primary, strong credit), 20–25% (lower credit/self-employed), 25–30% (investment). Gift funds often OK. Calculator →
What are ITIN loan rates?
~1–3% above conventional (non-QM/portfolio). Bigger down + stronger credit + shopping lower it. Rates →
Why is the rate higher?
ITIN loans are non-QM, held in portfolios or sold to private investors — pricing reflects that structure, not borrower quality.
Can gift funds cover the down payment?
Often yes — many programs allow gift funds. We'll confirm with your investor.
Are there extra fees?
Standard closing costs (origination, appraisal, title). Compare all-in, not just the rate.
Process, docs & the ITIN
What documents do I need?
ITIN card/IRS letter, 2 years tax filings, photo ID, pay stubs or 12-mo bank statements, proof of funds. See Requirements.
How long does it take to close?
About 25–45 days when the file is complete. We close ITIN loans in ~25 days on average.
Can I use it for investment property?
Often yes (~25–30% down); ITIN DSCR options qualify on rent.
Can I refinance later?
Yes — to lower the rate as credit builds, or into conventional if you obtain an SSN.
How do I get an ITIN?
File IRS Form W-7 with your tax return & ID (~7–11 weeks). We can refer a Certifying Acceptance Agent.
Do you serve all of California?
Yes — all 58 counties, from Newport Beach & Marina del Rey.
Reviewed by the licensing team at Save Financial, a California-licensed mortgage brokerage (NMLS #377740, DRE #01875766) founded in 2009 and serving all 58 counties. Save Financial does not provide legal or immigration advice.