How to Buy a House with an ITIN Number in California
Yes, you can buy a home in California with an ITIN. Learn how ITIN loans work, typical down payments, the documents lenders ask for, and how to avoid scams.
Yes, you can buy a house in California with an ITIN (Individual Taxpayer Identification Number) instead of a Social Security number. Most ITIN buyers finance through an ITIN mortgage, a non-QM loan offered by specific lenders. These loans usually require a larger down payment and carry a higher interest rate than conventional loans, and government-backed loans like FHA generally aren’t available. With filed tax returns, steady documented income, a credit history and savings, owning a home is a realistic goal.
This guide explains how ITIN loans work, what lenders look for and how to protect yourself along the way.
Is it legal to buy a house with an ITIN?
Yes. No federal or California law requires you to be a U.S. citizen or legal resident to own real estate. The challenge is getting financing, not owning property. Some buyers also purchase with cash.
Real estate agents and lenders can’t give immigration advice. If you have questions about how buying a home could relate to your immigration situation, talk to a licensed immigration attorney or a DOJ-accredited representative before you apply.
What is an ITIN loan?
An ITIN loan is a mortgage for borrowers who file their taxes with an ITIN. Because these loans fall outside the guidelines of Fannie Mae, Freddie Mac and FHA, they’re considered non-QM (non-qualified mortgage) or portfolio loans: the lender keeps them or sells them to private investors. That’s why terms vary so much from lender to lender, and why comparing offers matters more than with almost any other loan.
ITIN loan vs. FHA vs. conventional: what’s the difference?
| ITIN loan | FHA loan | Conventional loan | |
|---|---|---|---|
| Tax ID | ITIN | Social Security number | SSN or ITIN, plus lawful residency documentation |
| Who’s eligible | Set by each lender | U.S. citizens, permanent residents and citizens of certain Pacific nations (since May 2025) | Citizens and lawful residents who meet guidelines |
| Typical minimum down payment | Often 10%–20% or more; some lenders require 20% in California | 3.5% with a 580+ credit score | 3%–5% for eligible buyers |
| Interest rate | Usually higher than conventional | Market rates plus mortgage insurance | Market rates |
| Credit history | Traditional or, with some lenders, alternative credit | Traditional credit | Traditional credit |
| State down payment assistance | Generally not available | Often available | Often available |
What documents do ITIN lenders ask for?
Requirements vary, but most lenders will ask for:
- A valid, current ITIN. An ITIN that isn’t used on a federal tax return for three consecutive years expires. If yours has expired, renew it with the IRS before you apply.
- Tax returns, usually for the last two years, filed with your ITIN. Lenders typically verify them directly with the IRS.
- Proof of income: W-2s and pay stubs, 1099s, or, if you’re self-employed, business records such as a business license, profit-and-loss statements and bank statements.
- Credit history: a credit report under your ITIN or, with some lenders, alternative credit like a history of on-time rent, utility, phone and insurance payments.
- Down payment and reserves in a U.S. bank account, with statements that show where large deposits came from.
- A valid government-issued photo ID, such as a passport. Ask each lender which IDs it accepts.
If you’re self-employed, your tax return is your paycheck
Many ITIN borrowers are self-employed or paid on 1099s. Lenders generally qualify you on the income you report to the IRS after expenses. If you write off most of your income, you may not qualify for the loan you want, even if your business is busy. Talk with your tax preparer and a lender a year or two before you plan to buy. Some lenders offer bank-statement programs that look at deposits instead, with their own requirements.
Saving in cash? Get it into the bank early
If you’ve been saving cash at home or through a savings circle (tanda), deposit it well before you apply. Lenders have to document where your down payment came from, and large unexplained deposits can delay or derail an approval. Keep receipts and records of every deposit.
How much money do I need to buy with an ITIN?
Here’s an illustration on a hypothetical $550,000 home:
| 10% down | 20% down | |
|---|---|---|
| Down payment | $55,000 | $110,000 |
| Loan amount | $495,000 | $440,000 |
On top of the down payment, budget for closing costs and prepaid items, the inspection and appraisal, moving costs and any reserves the lender requires. Our guide to closing costs in California explains each charge. A larger down payment lowers your loan amount and payment and can help you qualify for better terms.
Can family members buy a house together with ITINs?
Yes. Many families combine incomes to buy. Lender rules vary:
- Some ITIN lenders allow more than one borrower, including a mix of ITIN and Social Security number borrowers. Ask whether relatives who won’t live in the home can co-borrow.
- Everyone on the loan is responsible for the entire payment, and everyone’s credit is affected by how it’s paid.
- How you hold title, for example joint tenancy, tenancy in common or community property, has legal and tax consequences. Ask an attorney or tax professional before closing.
- If someone in the household has a Social Security number and enough income to qualify alone, ask a lender to compare options. That person may qualify for a different loan type. Each path has trade-offs for who’s on the loan and the title, so get advice before deciding.
Can I get down payment assistance with an ITIN?
Usually not from state programs. CalHFA’s programs require U.S. citizenship or a qualifying immigration status, and FHA-based programs follow FHA’s eligibility rules. A 2024 bill, AB 1840, would have stopped CalHFA from disqualifying Dream For All applicants solely because of immigration status, but it was vetoed. Some local or nonprofit programs set their own rules, so it’s worth asking, but don’t build your budget around assistance until you have it in writing. You can read more about the state programs in our guide to first-time home buyer programs in California.
What are the steps to buy a house with an ITIN?
- Confirm your ITIN is current and your federal tax returns are filed.
- Check and build your credit. Pay every bill on time; a secured card or credit-builder loan can help you start.
- Save and document your down payment in a U.S. bank account.
- Talk to two or three lenders that offer ITIN loans and compare their Loan Estimates.
- Get preapproved so you know your real budget.
- Shop with the full monthly payment in mind, including property taxes, insurance, HOA dues and any Mello-Roos special tax.
- Make an offer, complete inspections and the appraisal, and close escrow.
- Keep filing taxes and paying on time. If your circumstances change later, you may be able to refinance, but no one can promise that.
How do I avoid scams when buying with an ITIN?
- No one can guarantee loan approval. Be wary of anyone who asks for large upfront fees to “fix” your credit or promise a loan.
- Never use a Social Security number that isn’t yours. Giving false information on a loan application is mortgage fraud.
- Be careful with arrangements where someone else buys the home “for you” in their name. If the lender is misled about who will live there or make the payments, that’s fraud, and you may have no legal ownership rights.
- A notary public is not a lawyer. In many Latin American countries a “notario” is an attorney. In California a notary only verifies identity and signatures, and the law prohibits notaries from advertising themselves as “notario público.” For legal questions, see a licensed attorney.
- Verify wiring instructions by phone with escrow, using a number you looked up yourself, before sending any money.
- Get everything in writing, and ask for explanations in a language you understand.
Jorge’s tip: ITIN loans vary more than any other loan type. Ask each lender whether the rate is fixed or adjustable, and if it’s adjustable, when and how much it can change. Then compare total fees and cash to close on two or three Loan Estimates side by side. Jorge has deep knowledge of mortgages and financing and can walk you through these comparisons in English or Spanish.
Talk to Jorge
Jorge Viteri has worked in real estate since 2006 and is fully bilingual. He helps buyers across the Inland Empire, including San Bernardino, Fontana, Jurupa Valley and Pomona, understand their financing options before they start shopping, with patience and without judgment.
Learn more on our ITIN loans page, see how Jorge helps buyers, or contact Jorge for a private conversation in English or Spanish.
This guide is general information, not legal, immigration, tax or lending advice. Loan requirements and program rules change, and no loan approval is guaranteed; verify details with a licensed lender, a tax professional and, for immigration questions, a licensed immigration attorney.