Can I Buy a Home with an ITIN Number? Yes — Here’s How

An Individual Taxpayer Identification Number (ITIN) is issued by the IRS to individuals who are required to file U.S. taxes but don’t have a Social Security number. If you have an ITIN and want to purchase a home in California, Non-QM lending makes it possible.

What Is an ITIN Loan?

An ITIN loan is a Non-QM mortgage designed for borrowers who file taxes using an ITIN rather than an SSN. These programs treat ITIN holders as creditworthy borrowers with full access to purchase, rate/term refinance, and in some cases cash-out refinance transactions.

Who Qualifies?

ITIN loans are available for primary residences, second homes, and investment properties. At least one borrower on the loan must have an ITIN. U.S. citizens are generally not eligible for ITIN-specific programs — those borrowers use standard Non-QM or conventional programs.

Credit Requirements

Minimum FICO score is typically 660. If a borrower has no U.S. credit score, some programs allow qualification on a case-by-case basis using alternative credit history — such as 12 months of on-time housing payments documented through canceled checks or bank statements. Tradeline requirements generally call for at least three open and active accounts reporting for 12 months, or two accounts reporting for 24 months.

Borrowers with no U.S. credit score may qualify for primary residence purchase or rate/term transactions only, priced as a 660 FICO score, with a maximum 80% LTV.

Income Documentation

ITIN borrowers can qualify using the same income documentation options available to other Non-QM borrowers: full documentation (W-2s or tax returns), 12 or 24 months of bank statements, 1099 income, P&L statements, or Written Verification of Employment (WVOE). The flexibility of Non-QM income documentation fully applies.

Loan Parameters

Transaction Occupancy Min FICO Max LTV Max Loan
Purchase / R&T Primary 660 80% $1.5M
Cash-Out Primary 700 65% $1.5M
Purchase / R&T Second Home / Investment 660 70% $1.5M
Cash-Out Second Home / Investment 700 65% $1.5M

First-Time Homebuyers

First-time homebuyers are eligible on ITIN programs for primary residence transactions. If you have been living rent-free (for example, with family), the maximum LTV is 80% and 12 months of rental history is generally required if you have been paying rent.

Documents to gather before you apply

  • A government-issued photo ID and proof of your ITIN, such as the IRS notice or a filed tax return showing the number.
  • Income records for the method you choose: bank statements, 1099s, W-2s or tax returns, a P&L, or a Written Verification of Employment.
  • Rental or housing payment history, ideally documented by canceled checks or bank statements rather than cash.
  • Statements for the accounts holding your down payment and reserves, including any large deposits and where they came from.
  • Any alternative credit evidence if you have little or no U.S. credit history.

A worked example (illustrative example, not a quote)

Suppose you buy a $700,000 primary residence under the 80% maximum LTV shown in the table above. The loan would be $700,000 × 0.80 = $560,000 and the down payment $140,000. California closing costs often run roughly 2–5% of the purchase price, which is $14,000 to $35,000 here, so the cash needed before reserves is about $154,000 to $175,000. Seeing that total early keeps the plan realistic.

Mistakes that slow ITIN files

  • Paying rent in cash with no receipts, which leaves nothing to document the housing history.
  • Depositing cash savings shortly before applying; funds with a clear paper trail are far easier to verify.
  • Assuming every ITIN borrower is priced the same; credit score, occupancy, and transaction type all move the terms.
  • Waiting until you find a home to start gathering documents.

Frequently asked questions

Can a spouse who has a Social Security number be on the loan?

The rule on this page is that at least one borrower holds an ITIN. How a second borrower’s credit and income are combined varies by program and borrower profile, so we confirm that when we review your scenario.

Will I be able to refinance later?

The table above shows rate/term and cash-out options for ITIN borrowers. Many owners also revisit financing after improving credit; the Non-QM refinance guide explains seasoning and equity rules.

Does my credit history from another country count?

Terms vary by program and borrower profile. Documented U.S. housing payments and active tradelines are the alternatives named above, and we confirm what else a program will accept.

Related guides

Key Takeaways

  • ITIN borrowers can purchase a home in California — primary, second home, or investment
  • Minimum 660 FICO; no-score borrowers considered on case-by-case basis for primary purchase
  • Full suite of income documentation options available — bank statements, 1099, W-2, P&L
  • Loan amounts up to $1.5M; LTV up to 80% on primary purchase
  • First-time homebuyers are eligible
  • Plan for roughly 2–5% of the price in closing costs on top of the down payment
  • Documented housing payments and a clear paper trail for down payment funds make an ITIN file easier to review
  • Gather ID, ITIN proof, income records, and asset statements before you start shopping

Serving borrowers throughout California — Orange County, Los Angeles County, Riverside County, San Bernardino County, San Diego County, and the greater Southern California region including Santa Ana, Irvine, Anaheim, Huntington Beach, Fullerton, Garden Grove, and surrounding communities.