ITIN mortgage loans: who qualifies and what you need
How to buy a home with an ITIN instead of a Social Security number: why FHA loans aren't an option, how non-QM ITIN loans work, typical down payments, credit and documents.
The short answer
An ITIN mortgage is a home loan for borrowers who file taxes with an Individual Taxpayer Identification Number instead of a Social Security number. FHA loans require a valid SSN and, since May 25, 2025, lawful permanent residency (HUD Mortgagee Letter 2025-09), so ITIN loans come from non-QM lenders. One lender's 2026 program (A&D Mortgage) lists a 660 minimum credit score, up to 80% combined loan-to-value, as little as 3 months of reserves and debt-to-income up to 50%.
Key numbers
- What an ITIN is
- 9-digit IRS tax number for people who can't get an SSN
- FHA
- Not available: requires a valid SSN
- Typical source
- Non-QM portfolio lenders
- Example program
- 660 score, up to 80% CLTV (A&D Mortgage)
What an ITIN is, and isn't
The IRS issues an ITIN to people who need a U.S. taxpayer identification number but aren't eligible for a Social Security number, regardless of immigration status. An ITIN doesn't authorize work, doesn't change immigration status, and isn't identification outside the federal tax system (IRS). Lenders use it to verify your tax filings and credit.
Why government-backed loans usually aren't an option
- FHA: each borrower must provide a valid SSN (HUD Handbook 4000.1), and for case numbers assigned on or after May 25, 2025, non-permanent residents are no longer eligible (HUD Mortgagee Letter 2025-09).
- Conventional (Fannie Mae): lenders must confirm a non-citizen borrower is a lawful permanent or non-permanent resident (Selling Guide B2-2-02). Fannie Mae's guide doesn't offer an ITIN-only path, so ITIN loans are made by lenders that keep or sell them outside the agency system.
What ITIN lenders typically require
| Requirement | Example: A&D Mortgage ITIN program (2026) |
|---|---|
| Credit score | 660 minimum; clean mortgage history (no 30-day late in 12 months) |
| Loan-to-value | Up to 80% combined (so about 20% down) |
| Your own funds | At least 5% on a primary or second home, 10% on investment |
| Debt-to-income | Up to 50% |
| Reserves | As little as 3 months |
| Identity | ITIN card or IRS ITIN letter plus government ID; legal presence required |
| Property | Single-family, condo, townhome, 2-4 units; primary, second home or investment |
This is one lender's published program, not a market standard. Other ITIN lenders accept alternative credit such as rent and utility history, ask for two years of tax returns filed with the ITIN, or require more down. Rates are usually higher than conventional loans.
How to prepare
- File your federal tax returns with your ITIN every year, and renew the ITIN if it has expired.
- Build credit history with a credit card or installment loan reported under your ITIN, or keep 12 months of rent and utility receipts.
- Save for about 20% down plus closing costs and a few months of reserves.
- Get Loan Estimates from at least two ITIN lenders and compare rates, fees and any prepayment penalty.
Frequently asked questions
Can I buy a house with an ITIN number?
Yes, through non-QM ITIN mortgage programs offered by some lenders. FHA loans aren't available because they require a valid Social Security number.
How much down payment do I need for an ITIN loan?
Often around 15% to 20% or more. A&D Mortgage's program allows up to 80% combined loan-to-value, which means about 20% down.
What credit score do I need for an ITIN mortgage?
It depends on the lender. A&D Mortgage lists 660; some lenders accept alternative credit such as rent and utility payments when there's no score.
Can I get an FHA loan with an ITIN?
No. FHA requires each borrower to have a valid Social Security number, and since May 25, 2025 only U.S. citizens and lawful permanent residents are eligible.
Are ITIN mortgage rates higher?
Usually yes, because ITIN loans are non-QM and can't be sold to Fannie Mae or Freddie Mac.