ITIN Mortgages: How to Buy a House With an ITIN in 2026

Yes, you can buy a home with an ITIN. An ITIN mortgage is a home loan for people who file US taxes with an Individual Taxpayer Identification Number (ITIN) instead of a Social Security number (SSN). These loans are real and legal, but they are not part of the big government programs. Most come from community banks, credit unions, community development lenders and non-QM lenders, and they usually cost more.

That matters because the rules changed in 2025. FHA loans now go only to US citizens, green card holders and citizens of three Pacific island nations. Fannie Mae accepts an ITIN as a tax number, but the borrower must also be lawfully present. So most ITIN-only buyers need a lender that keeps the loan on its own books or sells it to private investors.

This guide explains what an ITIN is, why the big programs say no, who still lends, what lenders usually ask for, how to build credit, and how to avoid scams. It is education, not legal advice. For any question about your immigration status, speak with an immigration attorney or a DOJ-accredited representative before you apply.

What is an ITIN?

An ITIN is a nine-digit tax processing number issued by the Internal Revenue Service. It is for people who need to file or be included on a federal tax return but are not eligible for a Social Security number. You apply with IRS Form W-7. The ITIN is used only for federal tax purposes.

The IRS ITIN page is clear about what an ITIN does not do. It does not authorize work in the US. It does not make you eligible for Social Security benefits or the Earned Income Tax Credit. It is also not an ID card outside the federal tax system.

Why your tax history matters to a lender

Lenders use your federal tax returns to confirm income. If you have filed every year with your ITIN, you already have the most important document an ITIN lender asks for. Gaps in filing are one of the most common reasons an ITIN application stalls.

Keep your ITIN active

An ITIN can expire. The IRS expiration FAQ says an ITIN expires on December 31 after the third tax year in a row without use on a federal return. Check your number well before you apply, because renewal takes time.

Why don’t FHA, Fannie Mae and Freddie Mac loans work for most ITIN borrowers?

The short answer is residency rules, not the ITIN itself. FHA now accepts only citizens, lawful permanent residents and citizens of three Compact nations. Fannie Mae accepts an ITIN as the tax number but requires lawful residency. A buyer with an ITIN and no lawful status fails both tests.

FHA after May 25, 2025

HUD’s Mortgagee Letter 2025-09, dated March 26, 2025, removed the “non-permanent resident” category from FHA rules. It must be applied to FHA case numbers assigned on or after May 25, 2025. Eligible borrowers are now US citizens, lawful permanent residents, and citizens of the Federated States of Micronesia, the Republic of the Marshall Islands and the Republic of Palau. HUD also says a Social Security card alone is not enough to prove immigration or work status. See our FHA loan guide for the rest of the program rules.

Fannie Mae and Freddie Mac

Fannie Mae’s Selling Guide B2-2-01 says each borrower needs a valid SSN or ITIN “in addition to” meeting legal residency rules. Its non-citizen section B2-2-02 covers lawful permanent and non-permanent residents, and the lender must warrant that the borrower is legally present. Freddie Mac has its own non-citizen rules in its Seller/Servicer Guide. In practice, few lenders offer conventional loans to ITIN borrowers, so ask directly.

Who offers ITIN home loans?

ITIN loans come from lenders that can keep loans on their own books or sell them to private investors. The main types are community banks, credit unions, Community Development Financial Institutions (CDFIs) and non-QM lenders. Programs vary a lot, so compare several.

• Community banks. Smaller local banks sometimes keep ITIN loans in their own portfolio, especially in areas with large immigrant communities.
• Credit unions. Some credit unions serve members with ITINs and may offer first mortgages, often with homebuyer counseling.
• CDFIs. These are mission-driven lenders certified by the US Treasury’s CDFI Fund. Some focus on borrowers that mainstream lenders do not serve.
• Non-QM lenders. “Non-QM” means a loan outside the federal Qualified Mortgage rules. Many non-QM lenders have ITIN programs. Read our non-QM loans guide to see how these loans work.

What are typical ITIN mortgage requirements?

Each lender writes its own rules, but most ITIN programs look at the same things: a valid ITIN, two years of tax returns, steady income, a down payment from your own documented funds, and a credit history. Expect a larger down payment and higher rate than a government-backed loan.

Costs to expect

ITIN loans usually have higher interest rates and fees than FHA or standard conventional loans. Some are adjustable-rate mortgages (ARMs), where the rate can change after a set period. Some carry a prepayment penalty. Get the Loan Estimate in writing and compare the APR, the points and any penalty.

What documents do you need for an ITIN loan?

Most ITIN lenders ask for the same core papers: your ITIN letter, recent federal tax returns, proof of income, bank statements, photo ID and proof of where your down payment came from. Gather them early, because missing pages slow approval.

1. IRS ITIN assignment letter or renewal notice, showing your number is active.
2. Federal tax returns for the last two years, with all schedules. Some lenders also want IRS transcripts.
3. Proof of income: pay stubs and W-2s, or 1099s and a profit-and-loss statement if you are self-employed.
4. Bank statements, often two months or more, for every account used for the down payment and reserves.
5. Photo ID, such as a valid passport or consular ID; ask which IDs the lender accepts.
6. Rent history, such as 12 months of canceled checks or a landlord letter.
7. Gift letter, if family helps with the down payment, plus proof of the transfer.

How can you build credit with an ITIN?

You can build a credit history with an ITIN. Many banks and credit unions open accounts, secured credit cards and small loans with an ITIN. Pay every bill on time, keep balances low, and keep records of rent and utilities for lenders that accept alternative credit.

• Secured credit card. You deposit money that becomes your credit line. On-time payments are reported to credit bureaus.
• Credit-builder loan. Common at credit unions. You repay a small loan before you get the money.
• Keep balances low. Using a small share of your limit generally helps your score.
• Check your reports. Ask lenders and bureaus how to get your reports with an ITIN; the free official site is AnnualCreditReport.com.
• Document alternative credit. Some lenders accept 12 months of rent, utility, phone or insurance payments when there is no score.

How do you avoid ITIN and notario scams?

Scammers target ITIN buyers with promises of guaranteed approval or “special” programs. Never pay large upfront fees, never sign blank forms, and never take immigration advice from a notario publico. Verify licenses and report fraud to the Federal Trade Commission.

• Check accredited representatives on the EOIR Recognition and Accreditation roster.
• Confirm the lender or broker has a state mortgage license and an NMLS number.
• Report scams to the FTC at ReportFraud.ftc.gov.

What if someone in your household has a Social Security number?

A mixed-status household has more options. If a spouse, partner or adult child has an SSN and qualifies alone, that person may be able to use an FHA, conventional, VA or USDA loan, depending on their own status and eligibility. You may or may not be able to be on the loan.

There are trade-offs. If only one person is on the loan, only that person’s income and debts count, so the loan amount may be smaller. Ownership on the title is a separate legal decision; ask the lender and a real estate attorney what is allowed in your state. Our guide to mortgages for immigrants compares every program by status.

Steps to buy a house with an ITIN

The process looks like any home purchase, with extra preparation on tax filing, credit and lender shopping. Start six to twelve months ahead if you can. The goal is a clean tax history, a documented down payment and written offers from several lenders.

1. Check your ITIN is active, and renew it with Form W-7 if needed.
2. File every federal tax return and keep copies.
3. Build credit with a secured card or credit-builder loan, and save rent and utility records.
4. Save your down payment in a bank account so it can be traced.
5. Talk to a HUD-approved housing counselor through HUD’s counselor search for budget and program help.
6. Contact at least three lenders, including a credit union, a CDFI and a non-QM lender.
7. Compare Loan Estimates line by line: rate, APR, points, prepayment penalty and ARM terms.
8. Get preapproved, then shop for a home within your budget.
9. Plan your next step, such as refinancing later if your status or credit changes.

Our mortgage requirements by loan type guide shows what each program asks for. If your status changes, for example to lawful permanent resident, re-check which programs open up to you.