ITIN Mortgages
No Social Security number. Still a homeowner.
If you file taxes with an ITIN, you can buy a house in Florida — a primary residence, on a thirty-year fixed, with real leverage. Not a hard-money loan. Not a rent-to-own scheme. A mortgage.
Who this is built for
Anyone who files taxes with an ITIN
The Individual Taxpayer Identification Number the IRS issues to people who have a tax obligation but no Social Security number. If you file, you can borrow.
Self-employed and W-2 earners both
A contractor paid on 1099s, a restaurant owner with deposits, a salaried employee with paystubs — each has a documentation path here.
Buyers who have been quietly turned away
Most banks do not offer this and will not say why. It is not that you do not qualify. It is that they do not have the program.
Investors too, on a separate program
A rental property qualifies on the rent it collects rather than on your income at all. Different product, same borrower.
Not sure whether your file fits? One conversation settles it — and it is worth having before anyone tells you again that this is not possible.
Talk it throughYou have probably been told this was not available to you
No Social Security number. No credit score. And still a real mortgage on your own home — up to 80% financing.
An ITIN loan is not a consolation prize. On a primary residence these programs reach the same kind of leverage a conventional buyer sees — and there is a path that does not require a credit score at all. Not a thin file. No score whatsoever.
That second row is the one worth sitting with. A borrower with no credit score, no Social Security number, and a taxpayer ID can reach 80% loan-to-value on a primary residence. Most people in that position have been told for years that they simply cannot buy.
| With a credit score | Up to 85% loan-to-value | Requires a 720 score, purchase or rate-and-term, primary residence, debt-to-income at or below 45%, established tradelines, and two years of uninterrupted employment |
| With no credit score at all | Up to 80% loan-to-value | Payment history assembled from rent, utilities and similar accounts stands in place of a score |
Both figures are maximums under specific conditions and are not available in combination with every other maximum. The 85% tier carries every condition listed beside it; miss one and the file moves down a tier rather than being declined. Representative of one program’s current matrix.
How it actually works
Four steps, and the first one is the only part that differs from any other mortgage.
You prove the ITIN is current
An IRS letter issued within the last three years, a fully executed W-7, or a letter from the preparer who filed your most recent return.
You document income the way that fits you
Six different routes are accepted. Paystubs, a verification of employment, bank deposits, a preparer-completed profit and loss, a tax return, 1099s, or assets alone.
Credit is reviewed — or built from other records
A traditional score helps. If you do not have one, payment history on rent, utilities and similar accounts can stand in its place.
Everything after that is a normal closing
Appraisal, title, underwriting, keys. Thirty-year fixed available. The unusual part ended at step one.
What you can qualify for
Three separate programs cover ITIN files, and they do not stop in the same place — each tab is a single program’s own grid:
Credit sets the tier. A weaker file moves down the ladder — it does not end the conversation.
| Credit profile | Maximum loan-to-value | Maximum loan amount |
|---|---|---|
| 720 and above | 85% on a purchase or rate-and-term, primary residence only | Up to $1 million |
| 660 – 719 | 80% | Up to $1 million |
| One qualifying score only | 75%, and that score must be 700 or above | Up to $750,000 |
| No qualifying score at all | 80% | Up to $750,000 |
Those are purchase and rate-and-term figures; a cash-out refinance runs roughly five to ten points lower depending on credit. Loans start at $100,000. Second homes are eligible alongside primary residences, though they carry a small additional reserve requirement. The property sets its own ceiling on top of all this: two-unit properties, warrantable condominiums and attached PUDs cap at 80%, and three-to-four unit properties at 75%. Investment property runs on a separate DSCR program, where the rent qualifies the loan instead of your income — that one reaches four units and permits first-time buyers with a documented rental history.
Representative of one program’s current matrix; a second program’s figures appear separately below and the two never combine. Tiers, caps, reserve and documentation requirements differ by lender and program and change without notice. Maximum loan-to-value and maximum loan amount are separate limits and are generally not available in combination. Condominiums in Florida above 70% loan-to-value require a full condominium review, and non-warrantable projects carry a further reduction.
Everything above is one program’s matrix. A second program covers ITIN on its own grid, and the two agree on the ceiling — which is worth more than either one saying it alone.
| Credit score | Primary or second home | Investment property |
|---|---|---|
| 720 and above | 85% | 80% |
| 680 – 719 | 80% | 75% |
| 660 – 679 | 70% | 70% |
Those are purchase figures, from $100,000 to $1 million, and the first thing to notice is that the top rung matches: 85% at a 720 score on a purchase, the same ceiling the first grid reaches, from a different program on a different document. A headline tier that two programs will independently write is a much safer thing to plan around than one resting on a single matrix. Rate-and-term sits at 80% and a cash-out around 70 to 75% depending on credit. Reserves are three months at or under 80% loan-to-value, rising to six on a primary and eight on a second home above it, and taxes and insurance are escrowed above 80%. The second column is the part that does not exist above. This program writes ITIN on an investment property inside the same income-documented program — the loan qualifies on what you earn, exactly as it would on a home you live in. That is a different route from the investor program described earlier, which qualifies on the rent the property collects, and the distinction decides real files: a rental that does not quite cover itself can still work if your own income documents cleanly. When both routes are open, they are worth pricing against each other. One structural rule applies throughout: if any borrower whose income is being used holds an ITIN, the whole loan is written on the ITIN program, even where a co-borrower would qualify otherwise.
Representative of a second program’s underwriting guidelines, revision 01 June 2026, and shown separately because figures from two programs never combine. Purchase figures shown; maximum loan-to-value, minimum credit score and maximum loan amount are separate limits presented only in combinations that appear together. Reserve, escrow, property-type and housing-history requirements differ between the two programs. The lender behind it is licensed in a limited number of states, Florida among them. Programs and requirements change without notice. Not all applicants or properties will qualify. This is not a commitment to lend.
The first two grids stop at one million dollars. A third ITIN grid keeps going:
| The file | Maximum loan-to-value | Condition |
|---|---|---|
| Primary — purchase or rate-and-term | 80% | From a 700 score, to $1.5 million — half a million past the first two grids |
| Primary — at 680 | 75% | Still to $1.5 million |
| Second homes and rentals | 70% | From 720 — with cash-out open at the strongest scores |
What stays strict is worth reading as carefully as the ceiling. Housing history wants twelve clean months, and any major credit event needs four years behind it — the longest clock on this page. Gifts are welcome but at least five percent of the money must be your own. There is no subordinate financing and no interest-only on this program, reserves run three to six months with at least three from your own funds, and the property list excludes rural homes and condotels. Income documents six ways here too — including bank statements, 1099s and a preparer profit-and-loss — and a residual-income floor applies: the file must clear real month-end room. Cash-out exists, capped at half a million dollars.
Representative of a third program’s ITIN matrix effective 08/04/2026, shown separately because figures from different programs never combine. Purchase and rate-and-term figures except as noted; maximum loan-to-value, minimum credit score and maximum loan amount are separate limits shown only in combinations that appear together in the source. Two-to-four-unit properties are ineligible on second homes. That program does not lend on an owner-occupied home or a second home in New York.§ Not all applicants will qualify.
Every grid above asks for a 720 credit score before it will write 85%. A fourth program writes the same 85% at 700 — and keeps going in three directions the others do not:
| The file | Maximum loan-to-value | Condition |
|---|---|---|
| Primary or second home — to $1.2 million | 85% | From a 700 score; 80% at 680 |
| Primary — to $2 million | 75% | From 700 |
| Primary — to $3 million | 70% | From 700 |
| A weaker score — to $1.2 million | 80% | At 660; 75% at 640 |
| No credit score at all | 80% | Read as a 659 — and to $1.2 million, not $750,000 |
| Investment property | 75% | From 700 |
Three of those rows change what is worth attempting. The first is the score: 85% at a 700 rather than a 720 is the difference between a file that works and a file that waits a year. The second is the ceiling — two and three million dollars, where the grids above stop at one and a half.† The third is the floor, and it is the one I would not have guessed: a borrower with no credit score at all is read as a 659 here and still reaches eighty percent of a million-two, where the first grid caps a no-score file at seven hundred and fifty thousand. Loans start at $50,000 on this program, not $100,000, which matters more in an ITIN file than it sounds — modest properties are exactly where these borrowers are often shopping. There are no tradeline requirements at all, gifts can fund the whole down payment on the near-miss grade, and manufactured homes are eligible. And one population this page has never named: if you are a DACA recipient rather than an ITIN filer, there is a program that writes you on its ITIN program with a US driver’s license and an employment authorization document — no visa required.‡ Ask me directly; that door is newer than most of this page.
Representative of a fourth program’s published matrices effective 04/22/2026, across its two credit grades — the same grid is used whether the borrower files with an ITIN or a Social Security number. Purchase figures except where cash-out is stated; cash-out runs 80% at the strongest rungs. The 660 and 640 rows and the no-score treatment are on the near-miss grade, which carries its own housing-history conditions. Figures from different programs never combine. Maximum loan-to-value, credit score and loan amount are separate limits shown only in combinations printed together in the source. Not all applicants or properties will qualify.
† From a separate program’s published matrix effective 08/03/2026: 85% financing to $1,500,000 from a 720 credit score; 80% financing to $2,000,000 from a 720 score; 75% financing to $2,500,000 from a 740 score — full documentation, with an alternative-documentation grid running five points below it at the top rung. Figures from different programs never combine.
‡ DACA is not the same thing as an ITIN, and most lenders treat it as neither. From one program’s guidelines summarized 08/24/2026: DACA recipients in employment-authorization categories C8 and C33 are written on its ITIN program with a US driver’s license and a valid employment authorization document, and no visa is required. I am not publishing that program’s figures here: the lender is on my approved list but the relationship is not yet confirmed, and I would rather tell you the door exists than quote a number I cannot yet stand behind. Ask me and I will price it live.
§ State availability differs sharply on ITIN lending and is worth settling first. The program behind the third tab does not lend on an owner-occupied home or a second home in New York. A separate program effective 06/01/2026 does lend ITIN in New York — on a primary residence, a second home and an investment property, to $1,000,000, 85% from a 720 credit score — and is licensed in a short list of states of which New York is one. Availability is confirmed per file.
What you actually hand over
Proof the ITIN is current
An IRS letter dated within three years, an executed W-7, or a letter from your tax preparer confirming your most recent return was filed.
Income, documented one of six ways
Paystubs and W-2s, a written verification of employment, twelve months of personal or business bank statements, a preparer-completed profit and loss, one year of tax returns or 1099s, or qualifying assets alone.
Twelve months of housing history
Rent or mortgage, documented and paid on time. If you have been living rent-free, raise it early — the requirement is twelve months of history to show, and there has to be something to show.
Reserves
Three months of housing payment at or below 80% loan-to-value. Above that, the requirement scales with credit — from twelve months at a 700 score down to three months at 760.
Identification
A valid passport or consular identification, and the usual asset and property documents any file needs.
Want the exact list for your file before you ever apply? Build your document checklist — the list changes with your answers, printable and yours to keep.
Where it wins — and when it is not the right loan
The honest limits, before anyone gets attached to a house.
A primary residence on a thirty-year fixed. Not hard money, not rent-to-own, not a private note — an actual mortgage, with an actual payoff at the end of it.
A taxpayer ID and a documented file can reach real leverage without a score. That door exists, it is printed in a matrix, and almost nobody is told about it.
Paystubs and W-2s, an employer verification, bank statements, a preparer’s profit and loss, tax returns — the program bends to how you actually get paid.
Two of them land on the same ceiling independently, which is worth more than either saying it alone — and the third keeps going past it.
If you have work authorization and can obtain one, conventional or FHA financing will almost always cost less. ITIN programs price above agency loans. This is the right tool when it is the only tool.
The primary-residence program caps at $1 million. Above that the conversation moves to a foreign national program, which has its own tradeoffs.
Thirty-six months of seasoning is generally required, and housing payment history needs to be clean for the last twelve.
On the primary-residence program it qualifies on your income, not the property’s. An investment purchase is a different product entirely.
Find out where you actually stand
The quickest way to know is a short conversation. Bring your last two years of filing, a rough sense of your credit, and what you have saved. Fifteen minutes usually settles whether this is real for you right now or a plan for next year.
Questions people actually ask
Open the full Q&A — the documents, the score question, and the fine points ▾
+Do I need a Social Security number to get a mortgage?
No. An Individual Taxpayer Identification Number is enough on these programs. The lender needs evidence the ITIN is current — an IRS letter issued within the last three years, an executed W-7, or a letter from the preparer who filed your most recent return.
+Can I buy a house with no credit score at all?
Yes. There is a tier that reaches 80% loan-to-value with no qualifying score, using payment history from rent, utilities and similar accounts in place of a credit report, up to a loan amount of $750,000. It is one of the least-known parts of this program.
+How much do I need for a down payment?
It depends on your credit profile and the property. The strongest tier reaches 85% loan-to-value on a primary residence, and it carries specific conditions. Most files land at 80%. Note that the tiers built without a credit score cap the loan at $750,000 rather than $1 million — the leverage holds, the ceiling comes down. Gift funds are permitted once you have contributed five percent of your own money.
+Is the interest rate higher than a normal mortgage?
Yes. These loans are held by specialty programs rather than sold to Fannie Mae or Freddie Mac, and they price accordingly. What that premium buys is access — and many borrowers refinance into conventional financing later if they become eligible for a Social Security number.
+Can I use bank statements instead of tax returns?
Yes. Twelve months of personal or business bank statements is one of the six accepted documentation types, which matters if you are self-employed and your returns understate what the business actually earns.
+Can I buy a rental property with an ITIN?
Yes, on a separate program built for investors. It qualifies on the property’s rent rather than your personal income, covers one-to-four unit properties, and permits first-time buyers with a documented rental history.
+Do you speak Spanish?
Yes — this entire page is available in Spanish, and so is every conversation, document walkthrough and closing.
Schedule a Consultation
Loan programs, explained honestly
ITIN mortgage programs are offered through third-party lenders and are subject to lender approval, full underwriting, and change without notice. Program parameters including loan-to-value tiers, credit requirements, loan amount limits, reserve and documentation requirements vary by lender and program and are not available in combination. The figures shown are maximums under stated conditions; not all applicants or properties will qualify. This is not a commitment to lend. Equal Housing Opportunity.