ITIN Home Loans Nationwide for 2026: Build, Buy, or Refinance Without a Social Security Number

What Is an ITIN Home Loan and How Does It Work?

An ITIN home loan is a residential mortgage for borrowers who file federal taxes using an Individual Taxpayer Identification Number instead of a Social Security Number. The IRS issues an ITIN to people who have a U.S. tax filing duty but cannot get an SSN. The number is nine digits long and starts with 9. Borrowers apply for an ITIN through IRS Form W-7.

ITIN home loans are designed for borrowers who use this number on their tax returns. They live and work in the United States. They want to buy, refinance, or build a primary residence.

BuildBuyRefi.com offers ITIN home loans nationwide as in-house portfolio products. We do not broker the loans out to third-party lenders. The loans close in our name. We originate them, underwrite them, fund them, and service them. Our parent institution is The Federal Savings Bank, a federally chartered, FDIC-insured bank operating under NMLS# 411500.

The main difference between an ITIN home loan and a Fannie Mae or Freddie Mac mortgage is the identifier accepted at application. Conventional and government programs require an SSN on every borrower. Our ITIN portfolio program accepts the IRS-issued ITIN as the qualifying ID. Outside of that, the underwriting process is just as thorough as a conventional loan. We require tax transcripts. We require two years of signed federal tax returns. We require full employment verification. We require a complete appraisal. We require escrow for taxes and insurance on every loan. None of those steps are softer because the borrower uses an ITIN.

Are ITIN Loans Stated-Income or No-Doc Loans?

No. ITIN loans are full-documentation loans. They fall under the Non-QM (Non-Qualified Mortgage) category because they accept an identifier other than an SSN. That category is procedural, not a sign of looser standards.

Our ITIN underwriting follows agency-aligned rules on income, debt-to-income ratio, asset documentation, appraisal, and credit. The Non-QM label exists because the program does not satisfy the SSN element of the QM safe harbor. It does not mean the file is light.

Borrowers should not expect stated-income flexibility. We do not offer bank-statement-only qualification with no tax returns. We do not offer asset-only qualification under the standard ITIN program. Two years of signed 1040s with IRS transcripts are required on every borrower. If a borrower cannot produce these, the file does not move forward.

ITIN Loans vs. Foreign National Loans: What Is the Difference?

This distinction trips up borrowers and content writers often. ITIN loans serve borrowers who live and work in the United States and pay U.S. taxes. Foreign National loans serve non-residents who live primarily outside the U.S. and are buying U.S. real estate as investment, second-home, or expat assets.

Foreign National loans use different LTV ceilings, different reserve rules, and different documentation. They are not the same product. If you live abroad and are buying in the U.S., ask for a Foreign National program. If you live and work in the U.S. and file taxes with an ITIN, you are an ITIN borrower.

Are ITIN Loans Easier to Qualify For?

No. They are not easier. They are different. Borrowers often arrive expecting either a quick rejection or an easy approval. Neither is right.

ITIN underwriting applies the same review standards as conventional underwriting. We document income. We verify employment. We review credit performance. We source and season assets. We require a full appraisal. We require complete title work. The program exists because the agency requirement of an SSN excludes a population of otherwise qualified borrowers. Our ITIN program solves that one specific problem. The standard does not change.

Who Qualifies for an ITIN Home Loan in 2026?

Eligibility for an ITIN home loan rests on five basics. A current valid ITIN. Two years of documented income on filed federal tax returns. A credit profile that meets program thresholds. A qualifying debt-to-income ratio. A property classified as an owner-occupied primary residence.

Every other rule in the program flows from those five.

Who Are the Eligible ITIN Borrowers?

The following profiles regularly close ITIN loans through our program:

• Resident aliens who file U.S. federal taxes using an ITIN and have a U.S. employment or self-employment history.

• Non-resident aliens who maintain U.S. residency, work in the United States, and file federal returns with an ITIN.

• Spouses of U.S. citizens or lawful residents who use an ITIN for their own tax filings.

• Self-employed individuals running sole proprietorships or partnerships under an ITIN.

• W-2 employed borrowers paid through a U.S. payroll system using an ITIN.

• DACA recipients where program guidelines permit and proper ID can be provided.

• Mixed-status households where one borrower has an SSN and one borrower has an ITIN.

Eligibility is based on the file as a whole. A borrower with strong income but thin credit is reviewed differently from a borrower with thin income but deep tradeline depth. The program is not pass-fail on any single line item.

What Property Types Are Eligible?

Our ITIN home loans finance the following property types when occupied as a primary residence:

• Single-family detached homes.

• Condominiums in projects that meet standard agency review criteria.

• Properties in Planned Unit Developments.

• 1-4 unit residential properties where the borrower occupies one unit as a primary residence.

Maximum acreage is 5 acres. Investment properties, second homes, vacation properties, manufactured homes, mixed-use commercial properties, and short-term rental properties are not eligible. If your scenario falls into one of those categories, contact us to see if an alternative path applies.

Does My ITIN Need to Be Active and Renewed?

Yes. The ITIN must be current and active to qualify.

ITINs that have not been used on a U.S. federal tax return for three straight years expire. They must be renewed through the IRS using Form W-7 before the loan can move forward.

If your ITIN has lapsed, renewing it is straightforward. The renewal must be on file before underwriting clears the application. Borrowers can verify ITIN status by writing to the IRS. A copy of the original ITIN assignment letter (CP565 notice) or the ITIN card is required at application.

Buy a Home and Walk Out With Cash: Our Purchase Plus $50,000 Consumer Loan

This is one of the most differentiated lending structures available to ITIN borrowers anywhere in the United States. No other ITIN lender we have surveyed offers it.

Qualified ITIN borrowers buying a primary residence through BuildBuyRefi.com may pair the mortgage with an in-house consumer loan of up to $50,000 at the same closing. Subject to credit approval and program guidelines.

The mortgage and the consumer loan close together. The borrower walks away from closing with both a funded home purchase and access to consumer credit. The credit can be used for furnishings, immediate post-close renovation, debt consolidation, moving expenses, or other personal use.

This is not a cash-out refinance. It is not equity-driven. It is a separate consumer credit product paired with the mortgage at the moment of purchase.

How Does the Pairing Work in Practice?

The mortgage is underwritten and approved under standard ITIN program guidelines. The in-house consumer loan is underwritten under separate consumer-lending criteria during the same file.

Both loans are issued by The Federal Savings Bank. Because both come from the same institution, the closing is coordinated as a single event. The consumer loan funds at closing or shortly after. The funds are available to the borrower right away.

What Can You Use the $50,000 For?

• Furnishings and major appliances for the new home, including kitchen appliances, washer and dryer, beds, dining sets, and outdoor equipment.

• Immediate post-close renovation work that does not need an FHA 203(k) or other renovation product (paint, flooring, light fixtures, blinds, hardware, minor kitchen and bath updates).

• Moving expenses, including movers, storage, and travel.

• Debt consolidation of higher-rate consumer obligations like credit cards, retail cards, or personal loans, freeing monthly cash flow.

• Reserves rebuild after closing, especially helpful for borrowers who used most of their liquid funds on down payment and closing costs.

• Family-related purposes such as education expenses, medical expenses, or sending support to family members.

The consumer loan funds cannot be used as down payment on the home being purchased. Down payment must be sourced and seasoned per standard mortgage rules before closing.

How Is This Different From a Cash-Out Refinance?

A cash-out refinance pulls equity out of an existing home. It increases the mortgage balance. It requires the borrower to already own the property, to have built equity, and to qualify for a refinance.

The Purchase Plus $50,000 product does not require any of that. It is a personal consumer credit facility issued in parallel with the home purchase. The borrower receives consumer financing at the moment of buying the home, before equity has built and before any refinance opportunity exists.

Who Is Eligible for the Pairing?

This pairing is available for qualified ITIN borrowers only. Subject to credit approval, available capacity in the in-house consumer loan program, and applicable state regulations.

Not every ITIN borrower will qualify for the full $50,000. The consumer loan amount is set by the same underwriting analysis applied to all in-house consumer loans: credit profile, debt service capacity, income stability, and reserves.

Discuss specific eligibility with your loan officer during prequalification. Internal link to learn more: buildbuyrefi.com/client-consumer-loan.

How Much Can You Borrow? ITIN Purchase Loans Up to 89.99% LTV

ITIN purchase loans through BuildBuyRefi finance owner-occupied primary residences with as little as approximately 10.01 percent down on loan amounts up to $500,000.

The program is structured as a 5/1 or 7/1 adjustable-rate mortgage amortized over 30 years. Minimum loan amount is $75,000. Maximum loan amount reaches the FHFA conforming loan limit at LTVs at or below 85 percent. No private mortgage insurance is required at any LTV tier.

How Do the LTV Tiers Work?

The program uses two LTV tiers based on loan amount. Use the table below to find which tier fits your scenario.

Conforming county loan limits are published every year by the Federal Housing Finance Agency. For most counties in the United States, the 2026 conforming limit is well above $700,000 for one-unit properties. High-cost designated areas reach much higher. The applicable limit for your county determines the ceiling on the lower-LTV tier.

ITIN Purchase Program Highlights

• Owner-occupied 1-4 unit primary residences, condos, and PUDs accepted.

• All 50 states. Discount points are not permitted in MA, NY, RI, or TN.

• Co-borrowers with SSN are allowed and counted in qualifying income, credit, and assets.

• Non-occupant co-borrowers are allowed where eligible to strengthen the file.

• Escrow for taxes and insurance is required on every loan.

• DTI of 35/45 is the base ceiling. Higher allowances available with documented residual cash flow (37/47 with $2,500 monthly residual; 38/48 with $3,500 monthly residual).

• Qualifying rate is note rate plus 2 percent, building underwriting buffer against rate adjustment.

• Pairs with the in-house Real Estate Commission Savings program for up to 30 percent off agent commissions through participating agents nationwide.

• Pairs with the in-house consumer loan up to $50,000 for qualified borrowers.

ITIN One-Time Close Construction Loan Up to 85% LTV

Most national lenders do not offer an ITIN construction loan at any LTV. We do.

Our ITIN One-Time Close Construction Loan finances the ground-up build of a single-family primary residence up to 85 percent loan-to-value. Available in all 50 states. One closing event covers both the construction period and the permanent mortgage.

There is no second closing. There is no scramble for a takeout loan when construction completes. The construction loan automatically converts to permanent financing on a 5/1 ARM amortized over 30 years.

How Does the One-Time Close Structure Work?

At origination, you close one loan. That loan covers the construction period and the permanent mortgage.

Construction draws are released to the builder against an approved budget and inspection schedule. The construction term is 12 months. During the build, you make interest-only payments on the funds drawn to date.

When the home is finished and the certificate of occupancy is issued, the loan converts to a fully amortized 30-year payment. The conversion happens automatically. There is no re-qualification, no re-application, and no second closing.

ITIN Construction Program Parameters

What Home Styles Can You Build With an ITIN Construction Loan?

Our ITIN One-Time Close Construction Loan finances any home style that classifies as a single-family residential primary residence under local zoning. The structural method does not change financeability. What matters is residential classification, a permanent foundation, standard utility connections, and a registered builder.

Eligible build styles under the single-family classification include:

• Site-Built Homes. Traditional stick-frame construction built piece by piece on the foundation. The most common build method nationwide.

• Modular Homes. Sections built in a factory under residential building codes, then assembled on a permanent foundation at the site. Treated as real property once installed.

• Barndominiums. Steel-frame, post-frame, or hybrid metal-and-wood structures classified as single-family residential. Workshops, garages, and RV bays are permitted as part of the residential structure where local zoning keeps the property classified as residential.

• Log Cabins. Solid log or log-sided single-family homes built to residential code on a permanent foundation. Common in mountain regions, lake markets, and rural counties.

• Timber Frame Homes. Heavy-timber post-and-beam construction with exposed structural members. Often paired with stress-skin enclosure panels for the exterior shell.

• SIP Homes. Structural Insulated Panel construction. Foam core sandwiched between two structural skins. Higher energy efficiency, faster shell completion, lower long-term operating costs.

• ICF Homes. Insulated Concrete Form construction. Reinforced concrete poured between rigid foam forms that stay in place. Strong wind, fire, and seismic performance. Higher energy efficiency.

• 3D-Printed Homes. Single-family residences built using 3D-printed concrete or composite extrusion technology. Eligible where local zoning, county building department, and an FHFA-aligned appraisal support the build as a single-family residential primary residence.

Property type stays the same across all eight styles: a single-family primary residence on up to 5 acres. The acreage limit, the residential classification rule, and the registered-builder requirement apply to every build.

Manufactured housing (singlewide, doublewide, triplewide, quadwide), mobile homes not permanently affixed, container homes, geodesic domes, yurts, floating structures, and earth-contact homes outside markets with qualifying comparable sales are not eligible under our ITIN Construction program.

Borrower-as-general-contractor and self-build scenarios are not eligible. A licensed third-party builder is required on every file.

How Are Land Values Calculated for Construction Loans?

Land value contributes to the loan-to-value calculation. The documentation rules differ depending on when you bought the parcel.

• Land acquired less than 6 months before construction loan application. A copy of the original Closing Disclosure is required. Land value is the lesser of the original purchase price or the current appraised value.

• Land acquired more than 6 months before construction loan application, or received as a gift. The appraised value is used as the land value contribution.

This rule prevents recently purchased land from being assigned an inflated value to manipulate LTV. It also rewards borrowers who have held their land for over 6 months by allowing full appraised-value contribution to the project cost.

How Does Builder Approval Work?

Every construction file requires builder approval before closing. We review the builder's licensing, insurance, project history, and financial stability.

We also review the project plans, specifications, and itemized construction budget. The build budget must include a contingency line, typically 5 to 10 percent of total construction cost, to absorb unforeseen overages.

Borrower-as-general-contractor scenarios are not eligible. Self-build files are not eligible. A licensed third-party builder is required.

What If My Spouse Has an SSN? Construction Files With Mixed-Status Co-Borrowers

Construction files often involve a mixed-status household. The ITIN borrower is the primary applicant. An SSN-holding spouse, parent, or adult child is co-borrower.

The SSN co-borrower's traditional credit and W-2 income strengthen the file. Both borrowers appear on title and on the loan. Both incomes are blended for qualifying. This is one of the most common construction approval paths and one of the strongest.

Can I Get an ITIN Renovation Loan?

Our ITIN one-time close construction program finances ground-up new builds only.

Renovation files use a separate renovation-loan path under our other portfolio programs. If your scenario is a major renovation rather than a ground-up build, contact us. We will discuss whether an ITIN renovation pathway is available for your specific project.

Can You Refinance an ITIN Mortgage? Rate-and-Term, Cash-Out, and Non-QM Refinance

Yes. ITIN borrowers who already own their primary residence may refinance through our portfolio program for two purposes.

Lowering the interest rate or shortening the loan term (rate-and-term refinance). Or accessing equity through a cash-out refinance.

We also accept refinance applications from borrowers who currently hold a higher-rate non-QM ITIN loan from a specialty lender and want to move into our portfolio program.

ITIN Rate-and-Term Refinance Up to 89.99% LTV

Rate-and-term refinance lets an existing ITIN homeowner refinance into new loan terms without taking equity out of the property.

The structure mirrors the ITIN purchase loan. 5/1 or 7/1 ARM, amortized over 30 years. Up to 89.99 percent LTV on loans up to $500,000. Up to 85 percent LTV at the conforming loan limit.

Common rate-and-term scenarios include lowering the interest rate, shortening the term, removing a co-borrower from the loan, or converting an interest-only ARM into an amortizing structure.

ITIN Cash-Out Refinance Up to 75% LTV

Cash-out refinance lets an ITIN homeowner access equity built up through years of payments and property appreciation. Maximum loan-to-value is 75 percent.

Permitted uses for cash-out proceeds are broad. Home improvement. Debt consolidation. Business capital. Family support. Education expenses. Reserves.

The cash-out refinance is structured as a 5/1 or 7/1 ARM amortized over 30 years. No PMI required. Minimum loan amount $75,000.

Refinancing From a Higher-Rate Non-QM ITIN Loan

Many ITIN borrowers obtained their first home loan from a non-QM specialty lender or wholesale shop at significantly higher rates than today's portfolio bank pricing.

Our program accepts refinance applications from those existing loans. Documentation requirements mirror a standard ITIN refinance: refreshed two-year tax returns with transcripts, current paystubs, current bank statements, current credit profile, and an appraisal.

There is no special program for this scenario. The refinance is underwritten under our standard ITIN program. The benefit comes from moving from higher-rate non-QM paper into a federally chartered bank's portfolio program.

What Documentation Do You Need for a Refinance?

A refinance file looks much like a purchase file.

The borrower must produce current tax returns, current paystubs, current bank statements, and a current credit profile. The appraisal is fresh. Income calculations use the most recent two years of filed returns. Asset documentation reflects current account balances. The original ITIN loan's documentation does not carry forward to a new refinance file.

Are There Seasoning Requirements on Refinance?

Yes. Most refinance scenarios require a minimum seasoning period on the existing loan before a new refinance closes.

The exact period depends on the refinance type and the existing loan's payment history. Discuss seasoning specifics with a loan officer when you call. In general, a borrower with at least 12 months of seasoned payment history on the existing loan has the most flexibility.

How Much Down Payment Do You Need for an ITIN Mortgage?

Down payment requirements scale with the loan-to-value tier and the property type. Qualified ITIN borrowers may purchase a primary residence with as little as approximately 10.01 percent down on loan amounts up to $500,000.

That is a much lower entry point than most ITIN lenders. Down payment floors at most ITIN lenders run 15 to 25 percent.

Minimum Down Payment by Program

Where Can Your Down Payment Funds Come From?

Down payment funds must be sourced and seasoned per standard mortgage rules.

Sourced means the underwriter knows where the money came from. Seasoned means the funds have been in the account long enough to demonstrate stable ownership.

Common acceptable sources include:

• Savings or checking accounts held in the borrower's name with a verified history of accumulation.

• Retirement account distributions or loans where the lender confirms the source and tax treatment.

• Sale of an existing asset, with documentation of the sale and deposit.

• Gift funds from an immediate family member, with a signed gift letter and source documentation from the donor.

• Business funds for self-employed borrowers, with at least 2 months of business statements supporting the withdrawal. CPA letter is not required, but the business activity must support the source.

Borrowed funds from sources other than The Federal Savings Bank may be permitted in some scenarios. The loan must be fully documented. The monthly payment is included in DTI.

Cash on hand without a paper trail is not acceptable. Large unexplained deposits trigger underwriting questions. They must be sourced.

Can ITIN Borrowers Use Gift Funds?

Yes. ITIN borrowers may use gift funds toward down payment from immediate family members. The same rules that apply to conventional borrowers apply here.

The gift letter must identify the donor, the donor's relationship to the borrower, the gift amount, and a statement that no repayment is expected. The donor's source of funds may need to be documented if the underwriter requires further support.

Cultural family-pooling practices are common in ITIN borrower households. We accept properly documented family gift funds without prejudice.

What Credit Score Do You Need For ITIN Loans? FICO Floors and Non-Traditional Credit

Credit evaluation runs across three pathways. Traditional FICO scoring through a tri-merged credit report. Non-traditional credit using documented payment history on accounts that do not report to credit bureaus. Or a combination of the two.

The minimum middle FICO score required when a score is available is 640 for purchase, rate-and-term, and cash-out. 680 for one-time close construction.

Credit Score Floors by Program

How Is Traditional Credit Evaluated for ITIN Borrowers?

When a tri-merged credit report returns a credit score and at least three open and active tradelines with 12 months of review history, the file uses traditional credit evaluation.

Authorized-user accounts on credit cards are accepted. The borrower must show payment responsibility through bank statements or cancelled checks. Or the primary account holder must be a co-borrower on the loan.

Collection accounts under $2,000 may remain open without payoff as a closing condition.

Can I Qualify for an ITIN Loan With No Credit Score?

Yes. The non-traditional credit path is built specifically for borrowers who have not built a traditional credit profile.

Many ITIN borrowers have paid bills consistently. The bills they paid do not report to the major credit bureaus. The non-traditional credit path solves this.

Three documented non-traditional tradelines satisfy the credit requirement. Each tradeline must show zero late payments in the past 12 months and 12 consecutive monthly payment records.

What Counts as a Non-Traditional Tradeline?

• Rent payment history (12 months minimum), documented through cancelled checks, bank statements, or a notarized affidavit from a non-related landlord stating the borrower has made the most recent 12 monthly rent payments on time.

• Utility bills paid in the borrower's name: electric, gas, water, sewer, internet, cable. Each utility counts as one tradeline.

• Cell phone bills paid in the borrower's name. Carrier statements showing 12 months of on-time payments.

• Insurance payment history: auto insurance, life insurance, renters insurance. Carrier letters confirming 12 months of on-time premium payments.

• Existing installment loans that do not report to credit bureaus: auto loans from dealer-financed sources, family or private loans with documented payment history, retail installment plans.

• Child care, daycare, or tuition payments paid consistently for 12 months.

What Tradelines Do Not Count?

• Streaming services such as Netflix, Hulu, Spotify, Amazon Prime, Disney Plus, or any subscription entertainment service. These are explicitly excluded.

• Accounts not held in the borrower's individual name without documented proof that the borrower is the one making the payments.

• Accounts paid less frequently than monthly (annual or semi-annual obligations alone do not constitute a tradeline).

Combining Tradelines With Verification of Rent or Mortgage

Verification of Rent (VOR) and Verification of Mortgage (VOM) may be used as one of three required non-traditional tradelines. The monthly payment must be documented.

Tradelines and VOR or VOM may be combined to meet credit requirements when borrowers currently reside together and will occupy the new property. The most recent tax returns must support that the borrowers share a current primary residence.

VOR and VOM Allowance for Married Borrowers

Effective January 15, 2025, a verification of rent or mortgage history that appears in only one of the borrowers' names is acceptable. The borrowers must be married. They must currently occupy the same primary residence.

This rule recognizes that household financial obligations are often consolidated under one name even though both spouses contribute to the obligation.

What Income Documents Do You Need for an ITIN Home Loan?

ITIN home loans are fully documented. Every borrower must produce verifiable income through filed federal tax returns and supporting employment documentation.

There are no stated-income shortcuts. There are no bank-statement-only paths under the standard ITIN program. The trade-off for not requiring an SSN is that income evidence must be unimpeachable.

Required Income Documentation by Borrower Type

W-2 Employed Borrowers:

• Two years of signed federal 1040 tax returns showing W-2 income.

• IRS tax return transcripts confirming the 1040s as filed. Do not provide W-2 forms or paystubs containing an SSN. ITIN program documentation must reference the borrower's ITIN, not an SSN.

• Most recent 30 days of paystubs covering year-to-date earnings.

• Full Verification of Employment letter from the employer confirming dates of service, position, current pay, and likelihood of continued employment.

Self-Employed Borrowers:

• Two years of signed federal 1040 tax returns including all schedules (Schedule C, Schedule E, K-1s, Schedule SE).

• IRS tax return transcripts.

• Most recent two years of business tax returns if the business is a separate entity (1065, 1120-S, 1120, as applicable).

• Year-to-date profit and loss statement signed by the borrower.

• Business license or DBA registration if applicable.

1099 Independent Contractor Borrowers:

• Two years of signed 1040s with Schedule C reporting 1099 income.

• IRS transcripts.

• Most recent year's 1099-NEC or 1099-MISC forms.

• Year-to-date profit and loss showing income through the most recent month.

Critical: ITIN Borrowers Must Submit ITIN Documentation, Not SSN Documentation

This is one of the most common file killers on ITIN loans.

Effective January 15, 2025, our ITIN program requires that all borrower documentation reference the ITIN, not an SSN. If a borrower's paystubs, W-2 forms, or other personal documentation reflect an SSN rather than the ITIN, the loan will be denied.

ITIN programs are exclusively for borrowers without an SSN. Borrowers should ensure that their employer is paying them under their ITIN before applying. If the employer is using an SSN, the borrower should resolve that with the employer before submitting an application.

How Is Variable and Self-Employment Income Calculated?

Variable hourly income is calculated according to standard Fannie Mae guidelines. Typically a 24-month average where one or both years differ significantly. Declining income trends are evaluated cautiously.

Self-employed income is calculated from the most recent two years of filed federal tax returns. The qualifying income is net of allowable deductions. Borrowers who file aggressive deduction strategies should expect a lower qualifying income than gross sales would suggest.

A conversation with a loan officer prior to filing the qualifying year's taxes can prevent surprises in underwriting.

What If I Owe the IRS or Have a Tax Repayment Plan?

Active IRS repayment plans are permitted for the most recent year's tax liability only.

Tax liabilities for years prior to the most recent must be fully paid before closing. The current year's repayment plan must be in good standing with all monthly payments current. The minimum monthly payment under the repayment plan is included in DTI.

Debt-to-Income Ratio Tiers

How Long Does an ITIN Loan Take to Close? The 6-Stage Process

From a complete application to closing, an ITIN purchase or refinance file typically closes in 30 to 45 days.

ITIN construction files have a longer overall timeline because the build itself takes 6 to 12 months. The initial closing on the construction loan tracks the same 30 to 45 day window once the file is complete in underwriting.

The Six Stages of an ITIN Loan File

• Stage 1 - Prequalification (Day 0 to Day 3). A loan officer reviews your basic profile, runs a soft credit pull where applicable, and confirms whether your scenario fits program guidelines. No documentation submission yet. The conversation establishes what program path you fit and what documentation you will need to produce.

• Stage 2 - Application and Documentation (Day 3 to Day 10). The borrower completes the formal application, signs disclosures, and uploads the documentation package: tax returns, transcripts, paystubs, ITIN documentation, identification, asset statements, and any non-traditional credit documentation. The processor reviews the package and requests anything missing.

• Stage 2.5 - Property and Title Work (Day 5 to Day 20). Appraisal is ordered. Title work begins. Property insurance is bound. For construction files, builder approval and project review run in parallel.

• Stage 3 - Underwriting Review (Day 10 to Day 25). The underwriter reviews the complete file. The underwriter may request additional documentation. Conditional approval is issued. Conditions are cleared one at a time as documentation is produced.

• Stage 4 - Clear to Close (Day 25 to Day 30). All conditions cleared. The Closing Disclosure is issued. The borrower has at least 3 business days to review before closing.

• Stage 5 - Closing (Day 30 to Day 45). The borrower signs at closing. Funding follows.

• Stage 6 - Servicing Begins. The first payment is typically due 30 to 60 days after closing depending on the closing date in the month. The Federal Savings Bank services the loan in-house.

What Causes Timeline Delays?

• Missing or incomplete tax documentation. Tax transcripts that do not match the filed returns require resolution.

• Large unexplained deposits in bank statements that require sourcing.

• Appraisal scheduling delays in rural counties or low-comparable areas.

• Title issues such as liens, easements, or recording errors that require clearing.

• Property insurance shopping in flood zones, coastal areas, or wildfire zones with carrier capacity issues.

• Construction-specific delays. Builder package incomplete. Plans missing specs. Budget contingency too low.

Where Are ITIN Loans Available? All 50 States, Plus High-Demand State Notes

BuildBuyRefi.com offers ITIN home loans in all 50 states.

Most ITIN lenders in the marketplace are state-restricted, regional, or capped at small loan amounts. We are different. Our parent institution is a federally chartered, FDIC-insured bank licensed to originate residential mortgages nationwide under NMLS# 411500.

There is no state-by-state availability map. There is no rural-county exclusion. State-level differences appear in property tax, recording fees, and one specific compliance rule covered below. Program eligibility is uniform.

ITIN Loans in the Five Highest-Demand States

Migration Policy Institute and demographic research consistently identify five states as the highest-demand markets for ITIN home financing: Texas, California, Florida, New Jersey, and Illinois.

Together these states account for the majority of ITIN borrower applications nationwide. Each has specific market dynamics worth noting.

ITIN Loans in Texas

Texas hosts the largest concentration of ITIN-eligible homebuyers in the country. Markets including Houston, Dallas-Fort Worth, San Antonio, Austin, El Paso, Brownsville, McAllen, and Laredo all see consistent ITIN demand.

Property tax rates in Texas are higher than the national median, which factors into DTI calculations. Texas has no income tax, which simplifies tax return analysis. Discount points are permitted in Texas without restriction.

ITIN Loans in California

California ITIN demand concentrates in Los Angeles, Orange County, Riverside-San Bernardino, San Diego, the San Francisco Bay Area, San Jose, Sacramento, and the Central Valley.

California state income tax filings appear on the federal returns for many ITIN borrowers and add documentation depth. California conforming loan limits in high-cost designated counties exceed $1 million, allowing larger ITIN loan amounts than most states. Discount points are permitted in California.

ITIN Loans in Florida

Florida ITIN demand spans Miami-Dade, Broward, Palm Beach, Tampa-St. Petersburg, Orlando, Jacksonville, and Fort Myers.

Hurricane-zone insurance requirements affect closing cost analysis in coastal counties. Property insurance carrier availability is constrained in many Florida markets. Underwriting timeline can lengthen if insurance binding takes longer than expected. Discount points are permitted in Florida.

ITIN Loans in New Jersey

New Jersey ITIN demand concentrates in Newark, Jersey City, Paterson, Elizabeth, and the surrounding metro areas.

New Jersey has higher origination fee structures than most states. State-specific origination is 2.35 percent on conventional fee structure for our program. Property tax rates are among the highest in the country and significantly affect DTI calculations. Discount points are permitted.

ITIN Loans in Illinois

Illinois ITIN demand concentrates in Chicago and the Cook County metropolitan area. Property tax rates are higher than the national median. Closing cost structures are similar to most other states. Discount points are permitted.

Secondary High-Demand States

New York, Arizona, Nevada, Georgia, North Carolina, Washington, Massachusetts, Colorado, and Tennessee round out the next tier of consistent ITIN demand.

Two compliance points to note across this set:

• New York. Discount points are not permitted in New York under any program structure.

• Massachusetts, Rhode Island, and Tennessee. Discount points are not permitted in any of these states. Borrowers in these states should work with a loan officer to optimize pricing without using a discount-point buydown.

How Do State Loan Limits Affect ITIN Loan Sizing?

Maximum ITIN loan amounts at the 85 percent LTV tier follow the conforming county loan limit set by FHFA.

Most counties use the standard conforming limit. Designated high-cost counties use a higher limit. Large portions of California, the New York metro, the DC metro, the Boston metro, much of Hawaii, and some Colorado, Washington, and Maryland counties qualify as high-cost.

The 89.99 percent LTV tier is capped at $500,000 regardless of county.

What If My Spouse Has an SSN? Mixed-Status Household Mortgages

A mixed-status household for mortgage purposes is one where one borrower files taxes with an ITIN and a co-borrower holds a Social Security Number.

The co-borrower is typically a spouse, parent, adult child, or sibling. Mixed-status applications are extremely common in our ITIN program. They are frequently the strongest path to approval because they combine the income, credit, and asset profiles of both borrowers.

How Do Mixed-Status Households Strengthen the File?

• Income Blending. Both borrowers' qualifying income counts toward total household income. The ITIN borrower's self-employment or W-2 income on filed tax returns combines with the SSN co-borrower's W-2 or self-employment income. Total qualifying income often clears DTI thresholds that single-borrower files cannot.

• Credit Blending. The SSN co-borrower's traditional FICO history is evaluated alongside the ITIN borrower's credit profile. If the ITIN borrower has thin credit, the SSN co-borrower's traditional history can support qualification.

• Asset Pooling. Joint and individual accounts in either borrower's name count toward sourced and seasoned funds for down payment, closing costs, and reserves.

• Tradeline Support. The SSN co-borrower's traditional tradelines satisfy credit history requirements without forcing the ITIN borrower onto the non-traditional credit path.

Common Mixed-Status Scenarios

• Spouses. The most common scenario. One spouse holds an SSN through citizenship, naturalization, or work authorization. The other spouse files with an ITIN. Both appear on title, both appear on the loan, both contribute to qualifying.

• Parent and Adult Child. Parent files with an ITIN. Adult child has an SSN through citizenship or naturalization. The adult child co-borrows on the parent's home purchase. Non-occupant co-borrower scenarios are permitted.

• Sibling Co-Borrowers. Two or more siblings purchase a home together. One has an SSN, one has an ITIN. Both appear on title and the loan.

Whose Name Goes on the Deed and the Mortgage Note?

All borrowers must appear on title. ITIN or SSN, the rule is the same. Both borrowers sign the mortgage note. Both are jointly and severally liable for the loan obligation.

The loan files in the name of all borrowers. Credit reporting flows to all borrowers' credit profiles. The SSN co-borrower's traditional credit will reflect the new mortgage.

The ITIN borrower's non-traditional credit profile may receive reporting through the bureaus' alternative-data programs. This depends on bureau policies. It is bureau-dependent and not guaranteed.

What Happens If One Borrower's Status Changes?

If the ITIN borrower obtains an SSN after the loan closes, the existing loan does not need to be refinanced. The borrower may continue making payments under the existing loan structure. Future refinances or new loan applications would use the SSN once issued.

If a borrower's lawful presence status changes adversely after closing, the loan obligation remains unchanged. The mortgage is a contractual obligation between the borrower and the bank. The lender does not adjust loan terms based on immigration status changes.

Loan Amount Limits, Property Types, and What ITIN Programs Will and Will Not Finance

ITIN loan amount limits scale with the LTV tier and the property's county-level conforming limit. The minimum loan amount on every program is $75,000. The maximum varies by tier.

Minimum and Maximum Loan Amounts by Program

What Property Types Are Eligible?

• Single-family detached homes (the most common scenario).

• Condominium units in projects meeting standard agency review (warrantable condos).

• Properties in Planned Unit Developments (PUDs).

• 1-4 unit properties where the borrower occupies one unit as a primary residence (purchase, R&T, cash-out only; not eligible under construction).

What Property Types Are Not Eligible?

• Investment properties of any kind. ITIN program is exclusively owner-occupied primary residence.

• Second homes, vacation homes, or non-primary residences.

• Manufactured homes and mobile homes (regardless of foundation status).

• Single-wide or doublewide manufactured housing.

• Mixed-use commercial buildings.

• Properties exceeding 5 acres.

• Properties used for short-term rentals such as Airbnb, VRBO, or similar.

• Properties in non-warrantable condo projects without prior project approval.

• Working farms, ranches, or properties where agricultural use exceeds residential use.

• Properties without permanent year-round access via a maintained road.

ITIN Mortgage Calculator: Estimate Your Payment and Cash to Close

Use the calculator embedded below to estimate your monthly payment, cash to close, and loan sizing across our ITIN program paths. Purchase. Rate-and-term refinance. Cash-out refinance. One-time close construction.

The calculator allows you to model different down payment percentages from 10 percent up to 30 percent. You can see how the no-PMI structure affects your monthly cost. You can view side-by-side comparisons across the program paths.

All numbers are illustrative. They are not a quote, pre-qualification, or commitment to lend.

Real ITIN Borrower Scenarios and How They Got Approved

Below are five expanded scenarios illustrating how ITIN borrowers in different situations work through approval. Every scenario is illustrative and labeled as such. Outcomes depend on full underwriting and credit approval.

Scenario 1: Self-Employed ITIN Borrower in Texas, Mixed-Status Household

Maria operates a cleaning services business as a sole proprietor in Houston. She files Schedule C on her 1040 using her ITIN. Her husband Jose holds an SSN through naturalization and works as a W-2 employee at a manufacturing facility.

They have been married 11 years and have 2 children. Combined household income on filed federal returns averages $98,000 over the past two years.

They want to buy a $325,000 home in Spring, Texas, and have saved $52,000 for down payment plus closing costs. Maria's middle FICO is 658 with three traditional tradelines (a credit card, an auto loan, and 24 months of rent payments documented). Jose's middle FICO is 712. Total household tradeline depth is more than sufficient.

Loan structure: $292,500 mortgage at 89.99 percent LTV ($32,500 down, approximately 10 percent), 7/1 ARM amortized over 30 years, no PMI required. The loan amount falls within the $500,000 cap for the 89.99 LTV tier.

They paired the purchase with the in-house Real Estate Commission Savings program, which provided a credit at closing that helped offset closing costs. Texas has no discount point restrictions, so a small discount-point buydown was available if desired. Total qualifying DTI was 31/41, well within the 35/45 base ceiling.

Illustrative example only. Not a guarantee of approval, results, or specific loan terms. Actual outcomes depend on full underwriting and credit approval.

Scenario 2: W-2 ITIN Holder in Illinois, Single-Borrower File

Ricardo has worked at a Chicago-area logistics company for 7 years as a W-2 employee paid under his ITIN. He has filed federal taxes consistently for 10 years. He earns $54,000 annually, has a middle FICO of 671 with four traditional tradelines, and has saved $32,000.

He targets a $275,000 condo in Cicero, Illinois. Loan structure: $247,500 mortgage at 90 percent LTV (capped at 89.99, so technically $247,475), 5/1 ARM amortized over 30 years, no PMI.

Down payment of $27,525 plus closing costs of approximately $7,000 fits within his savings. Property taxes in Cook County are high, so DTI calculations carefully include the full PITI plus association dues. Final qualifying DTI was 36/46, requiring documentation of $2,500 monthly residual cash flow to qualify under the elevated DTI tier.

Ricardo paired the purchase with the in-house consumer loan up to $50,000 at closing. He elected $15,000 to fund furnishings, kitchen appliances, and immediate post-close updates. The mortgage and the $15,000 consumer loan closed on the same day.

Illustrative example only. Not a guarantee of approval, results, or specific loan terms. Actual outcomes depend on full underwriting and credit approval.

Scenario 3: ITIN Construction Borrower in Florida

Elena and Hugo own a 2-acre parcel of land in Lakeland, Florida. They purchased the land 18 months ago for $85,000 and have it free of any liens. They want to build a $450,000 single-family primary residence on the land.

Elena holds the ITIN and is self-employed as a bookkeeper. Hugo has an SSN through naturalization and works as a structural welder. Combined two-year average income on filed returns: $112,000. Elena's middle FICO is 689. Hugo's middle FICO is 725. They have $90,000 in savings.

Land valuation: Because the land was acquired more than 6 months ago, the appraised value is used. The appraiser's land value comes back at $98,000. Total project cost: $450,000 build budget plus $98,000 land equals $548,000.

Their builder is a registered single-family residential builder with 14 years of project history. Builder approval clears in two weeks.

Loan structure: 85 percent LTV one-time close construction loan, $465,800 maximum loan amount based on the LTV calculation. Interest-only payments during the 12-month build period on funds drawn. Automatic conversion to a 5/1 ARM amortized over 30 years at completion.

Their land equity contribution effectively eliminates a cash down payment requirement. They contribute approximately $20,000 in cash to closing costs and contingency. The build proceeds with monthly draws against the budget.

Illustrative example only. Not a guarantee of approval, results, or specific loan terms. Actual outcomes depend on full underwriting and credit approval.

Scenario 4: ITIN Refinance From Higher-Rate Non-QM Loan in California

Sofia owns a single-family home in Riverside County, California. She purchased it 3 years ago through a wholesale non-QM specialty lender. Her existing loan is at a high rate.

She has paid the loan on time for 36 months. Her current appraised value is $510,000. Her existing payoff is $385,000. Her middle FICO has improved to 692 over the 3-year payment history.

Sofia applies to refinance into our ITIN portfolio program. The file requires refreshed two-year tax returns, current paystubs, and a fresh appraisal. Her qualifying income on filed returns supports the new loan.

Loan structure: rate-and-term refinance at approximately 75 percent LTV ($382,500 maximum loan), or up to 89.99 percent if she elects to access additional cash-out (subject to the 75 percent cash-out ceiling on cash-out structure). She elects rate-and-term to reduce her monthly payment while keeping the loan amount close to the existing balance. The new loan is a 5/1 ARM amortized over 30 years.

Illustrative example only. Not a guarantee of approval, results, or specific loan terms. Actual outcomes depend on full underwriting and credit approval.

Scenario 5: No-Score ITIN Borrower Using Non-Traditional Credit

Javier moved to Phoenix, Arizona, 5 years ago. He has worked steadily as a W-2 employee for the past 4 years at a construction-trades company that pays him under his ITIN. He files federal taxes consistently.

He has never opened a credit card or installment loan, so his credit profile returns no FICO score from any bureau. He targets a $235,000 home in west Phoenix. He has saved $35,000.

Without a FICO score, he qualifies through the non-traditional credit pathway. His three documented tradelines:

• 36 months of rent payment history, documented through cancelled checks (12 months at a minimum) plus a notarized affidavit from his non-related landlord confirming on-time payments.

• 36 months of cell phone bill history with the carrier confirming consistent on-time payments.

• 48 months of utility bill payments (electric and water) showing 0x30 in the past 12 months.

All three tradelines meet the 0x30 standard and the 12-month consecutive payment requirement. Loan structure: $211,500 mortgage at 90 percent LTV (capped at 89.99), 7/1 ARM, no PMI.

The non-traditional credit path opens approval to a borrower who would not have qualified under traditional FICO-based underwriting. His qualifying DTI was 33/42 within the standard 35/45 tier.

Illustrative example only. Not a guarantee of approval, results, or specific loan terms. Actual outcomes depend on full underwriting and credit approval.

Why Some ITIN Loan Applications Get Declined and How to Avoid It

Understanding the most common reasons ITIN files do not close is the single most useful preparation a borrower can make. Most declines come from documentation gaps that were preventable, not from underlying ineligibility. The list below covers the patterns we see most frequently.

What Documents Should You Gather Before You Apply For An ITIN Home Loan?

Files arriving with this checklist already complete close materially faster than files that build documentation reactively. The list below covers what underwriting will request. Gathering it before your first phone call accelerates everything that follows.

Préstamos Hipotecarios con ITIN: Información en Español

BuildBuyRefi.com ofrece préstamos hipotecarios con ITIN en los 50 estados de los Estados Unidos a través de banqueros hipotecarios que hablan español. Los miembros de nuestro equipo Alex Perez, Nelson Waisburg y Hugo Gallo, entre otros, atienden directamente a solicitantes de habla hispana.

Para solicitar atención en español, indíquelo al momento de llamar al 844-999-0639 o al completar el formulario de elegibilidad en check eligibility.

How Does a 5/1 or 7/1 ARM Work and What Happens When the Rate Adjusts?

All ITIN purchase, rate-and-term, and cash-out programs are structured as adjustable-rate mortgages amortized over 30 years.

Construction loans are structured as 12-month interest-only construction loans that automatically convert to a 5/1 ARM at completion.

Understanding the ARM structure is one of the most important parts of evaluating whether the program fits your long-term plans.

How Does a 5/1 ARM Work?

In a 5/1 ARM, the interest rate is fixed for the first 5 years (60 months) of the loan.

After that initial fixed period, the rate adjusts every year based on a market index plus a margin. The yearly rate adjustment continues for the remaining 25 years of the loan unless refinanced.

The 5/1 structure provides 5 years of payment predictability. It is a good fit for borrowers who may sell or refinance within that window. It is also a fit for borrowers who can absorb potential payment changes after year 5.

How Does a 7/1 ARM Work?

In a 7/1 ARM, the interest rate is fixed for the first 7 years (84 months).

After year 7, the rate adjusts every year for the remaining 23 years. The 7/1 structure offers 2 additional years of payment stability over the 5/1 in exchange for a slightly higher initial rate in most market conditions.

Borrowers planning to hold the property longer often prefer 7/1 over 5/1.

What Index, Margin, and Caps Apply?

Our ITIN ARM programs use the 30-Day Average SOFR (Secured Overnight Financing Rate) as the underlying index. The margin is 4.5 percent (450 basis points).

At each adjustment, the new rate equals the current SOFR plus the margin, capped by the rate cap structure. The floor rate equals the original note rate. The rate cannot adjust below the rate set at origination.

Rate caps for ITIN purchase, rate-and-term, and cash-out ARMs are 5/2/5. A 5 percent ceiling at the first adjustment. A 2 percent maximum increase at any subsequent annual adjustment. A 5 percent lifetime cap above the original note rate. The qualifying rate used in underwriting is the note rate plus 2 percent, which builds in a buffer against adjustment shock.

Construction Loan Rate Structure

During the 12-month interest-only construction period, the construction loan rate is set by the Loan Committee at origination. The borrower makes interest-only payments on funds drawn to date during construction.

At construction completion, the loan automatically converts to a 5/1 ARM amortized over 30 years on the permanent terms set at origination.

Rate caps for the construction-to-permanent transition are 1/2/5. A 1 percent maximum first adjustment. A 2 percent cap on subsequent annual adjustments. A 5 percent lifetime cap.

What Happens at Each Adjustment?

At least 60 days before the first adjustment, the bank sends the borrower a notice. The notice shows the new rate, the new monthly payment, and the effective date of the change.

Borrowers should plan for this notice. Common borrower strategies for managing ARM adjustments include refinancing into a fixed rate before adjustment, refinancing into a new ARM with a fresh fixed period, selling the property, or absorbing the payment change with the household budget.

None of these strategies are mandatory. They are options.

ITIN Loans vs. FHA Loans: Which One Is Right for You?

Borrowers frequently compare ITIN loans to FHA loans because both are sometimes associated with lower-down-payment financing. They are very different products.

The most important difference for ITIN borrowers is structural: FHA programs require an SSN. ITIN borrowers cannot use FHA. Within the universe of products available to ITIN borrowers, the no-PMI structure of our portfolio program is a meaningful financial advantage.

Over a 30-year loan, the absence of mortgage insurance can save tens of thousands of dollars compared to a comparable LTV FHA loan that carries lifetime MIP.

The most important difference for ITIN borrowers is structural: FHA programs require an SSN. ITIN borrowers cannot use FHA. Within the universe of products available to ITIN borrowers, the no-PMI structure of our portfolio program is a meaningful financial advantage. Over a 30-year loan, the absence of mortgage insurance can save tens of thousands of dollars compared to a comparable LTV FHA loan that carries lifetime MIP.

What Risks and Limitations Should ITIN Borrowers Plan For?

Every loan product carries risk. ITIN portfolio programs carry specific risks that borrowers should evaluate carefully before committing.

Adjustable-Rate Mortgage Risk

All ITIN purchase, refinance, and post-conversion construction loans are adjustable-rate. Monthly payments may change after the initial 5-year or 7-year fixed period.

In a rising-rate environment, payments may increase significantly. The qualifying-rate buffer (note rate plus 2 percent) protects against the first adjustment. It does not eliminate the risk over the full 30-year term.

Borrowers should evaluate their long-term ability to absorb payment changes before committing to an ARM. If long-term fixed-rate payment stability is your top priority, a loan officer can review whether alternative products exist for your situation outside the ITIN program. This typically means a co-borrower with an SSN qualifying for a fixed-rate agency loan.

Documentation Burden

ITIN files are documentation-intensive. Borrowers with complex income (self-employment, multiple business entities, foreign income, irregular pay), gaps in tax filing, or non-traditional employment arrangements should expect additional documentation requests during underwriting.

Plan for a longer file timeline if your scenario has any complexity.

DTI Constraints

The 35/45 base DTI ceiling is more restrictive than many other mortgage programs. Borrowers near the ceiling may need to document residual cash flow to qualify under the elevated DTI tier (37/47 or 38/48).

Residual cash flow documentation requires demonstrable monthly liquid surplus after all obligations.

State-Specific Restrictions

Discount points are not permitted in MA, NY, RI, or TN. Borrowers in these states cannot use a discount-point buydown to lower the note rate.

This affects rate-cost optimization for borrowers who would otherwise prefer to pay points for a lower rate.

Loan Amount Limitations

The $75,000 minimum loan amount means very low-cost properties or borrowers with very large down payments may not produce a qualifying loan.

The $500,000 cap on the 89.99 percent LTV tier means high-loan-amount borrowers with smaller down payments may need to step down to the 85 percent LTV tier.

Property Type Restrictions

Investment, second home, manufactured housing, mixed-use, short-term rental, and properties exceeding 5 acres are not eligible. Borrowers should confirm property eligibility before signing a purchase agreement.

Program Changes

Lending program guidelines change. Credit score floors, LTV ceilings, DTI thresholds, and documentation requirements can change with little notice.

The program parameters described on this page reflect guidelines as of the last update date in the authorship block. Specific terms applicable to your file are confirmed during prequalification.

Frequently Asked Questions About ITIN Home Loans

Can I really buy a house with just an ITIN?

Yes. ITIN home loan programs are specifically designed for borrowers who file federal taxes using an Individual Taxpayer Identification Number rather than a Social Security Number. BuildBuyRefi.com offers ITIN purchase, refinance, and construction loans nationwide, in-house, with full documentation. No SSN is required.

What is the minimum credit score for an ITIN home loan?

640 minimum middle FICO for purchase, rate-and-term refinance, and cash-out refinance. 680 minimum for one-time close construction. Borrowers without a credit score may qualify through the non-traditional credit pathway with three documented tradelines showing 12 consecutive months of on-time payments and zero late payments in the past 12 months.

How much down payment do I need for an ITIN mortgage?

Approximately 10.01 percent down on purchase loans up to $500,000 (89.99 percent LTV). Approximately 15 percent down on loans above $500,000 up to the conforming county limit (85 percent LTV). Approximately 25 percent down on cash-out refinance (75 percent LTV ceiling). Approximately 15 percent down on one-time close construction (85 percent LTV).

Do ITIN loans require mortgage insurance?

No. Our ITIN portfolio programs do not require private mortgage insurance at any LTV tier. This is one of the strongest financial advantages of the program compared to FHA loans, which carry lifetime mortgage insurance premium on most files.

Can my spouse with an SSN co-sign on my ITIN loan?

Yes. Co-borrowers with a Social Security Number are allowed and add their income, credit, and assets to the qualifying analysis. Mixed-status households (one ITIN borrower, one SSN co-borrower) are extremely common and frequently the strongest path to approval. All borrowers must appear on title and the loan note.

Can I refinance my existing ITIN loan?

Yes. We accept ITIN refinance applications including rate-and-term refinance up to 89.99 percent LTV, cash-out refinance up to 75 percent LTV, and refinance applications from existing higher-rate non-QM ITIN loans into our portfolio program.

Can I build a home with an ITIN loan?

Yes. Our ITIN One-Time Close Construction Loan finances ground-up single-family primary residence construction up to 85 percent LTV, with a 12-month interest-only construction period and automatic conversion to a permanent 5/1 ARM at completion. Available in all 50 states. 680 minimum middle FICO required. Eligible build styles include site-built, modular, barndominium, log cabin, timber frame, SIP, ICF, and 3D-printed homes that classify as single-family residential.

Can I get cash out with an ITIN refinance?

Yes, up to 75 percent loan-to-value of the property's appraised value. Cash-out proceeds may be used for home improvement, debt consolidation, business capital, family support, education, or reserves. Underwriting standards mirror the standard ITIN refinance program.

What states are ITIN loans available in?

All 50 states. Our parent institution is licensed to originate residential mortgages in every state under NMLS# 411500. Discount points are not permitted in Massachusetts, New York, Rhode Island, or Tennessee.

What documents do I need for an ITIN home loan?

Two years of signed federal 1040 tax returns with IRS transcripts, ITIN assignment letter or card, second form of valid identification, two years of paystubs or self-employment documentation, two years of bank statements, and 12 months of housing payment history. Construction files require additional builder, plan, and budget documentation.

How long does an ITIN loan take to close?

From a complete application to closing typically runs 30 to 45 days for purchase and refinance. Construction files have a longer overall timeline because the build itself takes 6 to 12 months, but the initial closing on the construction loan tracks the same 30 to 45 day window once the file is complete in underwriting.

Are ITIN mortgage rates the same as conventional rates?

ITIN rates run higher than conventional rates because ITIN loans are portfolio products held by the bank rather than securitized through Fannie Mae or Freddie Mac. Rate differentials between ITIN and conventional vary with market conditions and individual file factors. We do not quote specific rates outside of a formal pricing context.

Can I use 1099 income to qualify for an ITIN loan?

Yes. 1099 independent contractor income is qualifying provided the borrower has filed two years of federal returns with Schedule C reporting the income, with IRS transcripts confirming. Most recent year's 1099-NEC or 1099-MISC forms are required.

Can I use bank statements to qualify for an ITIN loan?

Our standard ITIN program is fully documented and requires two years of filed tax returns with transcripts. We do not offer a bank-statement-only ITIN program under standard guidelines. Bank statements are used to source down payment funds and asset reserves, not as a substitute for tax-return-based income documentation.

How does the ITIN consumer loan pairing work?

Qualified ITIN borrowers purchasing a primary residence may pair the mortgage with an in-house consumer loan of up to $50,000, subject to credit approval and program guidelines. The mortgage and the consumer loan close together. The consumer loan funds may be used for furnishings, immediate post-close renovation, debt consolidation, moving expenses, or other personal purposes. The consumer loan funds may not be used as down payment on the home being purchased.

Can I use gift funds for an ITIN down payment?

Yes. Gift funds from immediate family members are acceptable for down payment, with a properly executed gift letter and source documentation from the donor. Cultural family-pooling practices are common among ITIN borrowers, and we accept properly documented family gift funds.

What forms of identification are accepted with my ITIN?

Accepted second-form ID includes a passport, national ID card, U.S. driver's license, foreign driver's license, U.S. state ID, U.S. or foreign military ID, foreign voter's registration card, visa, USCIS photo ID, or Mexican Matricula Consular card. Civil birth certificate is required for dependents under 18. A passport is required when it is the only document that proves both identity and foreign status.

Will my mortgage report to the credit bureaus and help me build credit?

Yes for the SSN co-borrower. For ITIN-only borrowers, credit reporting depends on bureau-specific alternative-data programs. Our loan servicing reports payment history. Whether each bureau accepts and integrates that reporting into a borrower's profile depends on the bureau's policies. Make a habit of pulling your credit profiles annually to monitor reporting.

Can I qualify with no traditional credit at all?

Yes. The non-traditional credit pathway is built specifically for borrowers who have not built a traditional credit profile. Three documented non-traditional tradelines, each with 12 consecutive months of on-time payment history and 0x30 in the past 12 months, satisfy the credit requirement. Streaming services do not count.

What happens to my ITIN loan if I get an SSN later?

Nothing changes on the existing loan. The mortgage continues under its original terms. Future refinances or new applications would use the SSN once issued. The transition does not require modifying or refinancing the existing loan.

Are there ITIN programs for investment properties?

Not under our standard ITIN program. Our ITIN home loan programs are exclusively for owner-occupied primary residences. Borrowers seeking investment-property financing under an ITIN should contact us directly to discuss whether alternative program paths are available for the specific scenario.

What is the maximum loan amount on an ITIN mortgage?

The maximum loan amount at the 89.99 percent LTV tier is $500,000. The maximum loan amount at the 85 percent LTV tier is the conforming county loan limit set by FHFA, which exceeds $700,000 in most counties and exceeds $1 million in designated high-cost counties. Construction loans cap at the FHFA standard conforming limit.

How We Make Money and Why It Matters to Your File

BuildBuyRefi.com is a division of The Federal Savings Bank. The bank earns revenue through two primary channels on ITIN loans. Interest income on loans retained in our portfolio. Origination and closing-related fees collected at loan closing.

We do not earn referral fees from real estate brokerages, builders, agents, or any third-party service provider. We do not receive payment for steering borrowers toward any particular product, vendor, or service.

Banker Compensation Disclosure

Banker compensation on ITIN files is paid at the closing of the loan. This compensation comes from the loan transaction itself, not from referrals or volume bonuses tied to specific products.

The compensation structure is the same whether the borrower elects a 5/1 ARM or a 7/1 ARM. The same whether they purchase or refinance. The same whether they pair the loan with the in-house consumer loan or not. There is no incentive structure that favors one product path over another at the banker level.

All fees appear on the Loan Estimate and Closing Disclosure provided to the borrower. The borrower has at least 3 business days from receipt of the Closing Disclosure to review fees before closing. There are no hidden fees and no fees added between the Loan Estimate and Closing Disclosure beyond what RESPA permits.

Why You Can Trust This Information

Awards and Industry Recognition

The Federal Savings Bank underwrites, funds, and services residential mortgage loans in-house across all 50 states. It is not a broker. The institution is Member FDIC, Equal Housing Lender, and has been independently recognized by national publications, consumer platforms, and industry organizations. Licensing can be verified through NMLS Consumer Access using NMLS# 411500.

Federal Agency and Regulatory References

Consumer Support and Contact Information

This page is provided for consumer education. It is not legal advice, tax advice, or financial planning guidance. Consumers should consult appropriate licensed professionals for advice specific to their situation.

The Federal Savings Bank is not affiliated with or acting on behalf of the FHA, USDA, VA, or the federal government.