Written and reviewed by Jack Gladden, Senior Loan Officer, NMLS #1470164
Updated · 5-minute read · How these guides are written
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Foreign national and ITIN loans in brief
- Foreign national loans
- For buyers who live outside the U.S. Passport, often a visa, and foreign income or the property’s rent. Usually investment property or a second home.
- ITIN loans
- For people who live and work in the U.S. without a Social Security number. Two years of tax returns filed with an ITIN, or bank statements. A primary home is often allowed.
- Traditional first
- Lawful permanent and non-permanent residents can get conventional loans, and lenders generally require a Social Security number. FHA now requires citizenship or a green card.
- Typical down payment
- ITIN loans often 15–30%; foreign national loans usually 25–40%.
- Credit
- U.S. credit if you have it; otherwise foreign credit references or alternative credit such as rent and utilities, depending on the lender.
- Where
- Homes in California, Arizona, Florida and Ohio; investment properties nationwide where permitted.
Which loan fits you.
| Your situation | Usual financing |
|---|---|
| U.S. citizen or green card holder | Conventional or FHA, the lowest-cost options. |
| Lawful non-permanent resident, such as a work visa | Conventional, with a Social Security number or an ITIN. FHA no longer allows non-permanent residents for case numbers assigned on or after May 25, 2025. |
| Living in the U.S. with an ITIN, without documented lawful residency | An ITIN loan from a specialist lender, bank or credit union. |
| Living outside the U.S. | A foreign national loan, usually for an investment property or second home. |
| Buying a rental anywhere | A DSCR loan that qualifies on the property’s rent. |
An ITIN is a tax-filing number from the IRS for people who aren’t eligible for a Social Security number. It doesn’t grant immigration status or permission to work, so lenders look at residency and income separately.
Foreign national loans, for buyers abroad.
- Identity
- A valid passport; many lenders also want a U.S. visa, and some accept specific visa types only.
- Credit
- No U.S. credit needed. Lenders use foreign credit reports or reference letters from your bank or creditors.
- Income
- Foreign income, documented and translated, or the property’s rent through a DSCR-style program.
- Funds
- Down payment and reserves, often moved to a U.S. account and held there for a period, commonly around 60 days, before closing.
- Property
- Usually investment property or a second home: houses, townhomes, small multifamily, and condos that meet the lender’s rules.
| Requirement | What’s typical |
|---|---|
| Down payment | Usually 25–40%, depending on the property and the program. |
| Reserves | Several months to a year of payments; some lenders accept reserves held abroad. |
| Loan size | Programs commonly reach into the low millions. |
Buying from abroad?
Tell me where you live, the property and how you plan to use it. I’ll tell you which lenders fit and what they’ll need from you.
ITIN loans, for U.S. residents without a Social Security number.
- Income
- Usually two years of U.S. tax returns filed with your ITIN, plus pay records; self-employed borrowers can often use 12 or 24 months of bank statements.
- Credit
- A U.S. credit history if you have one; some lenders accept alternative credit such as rent, utility and phone payments.
- Identity
- Your ITIN letter and a government ID such as a passport or consular ID.
- Property
- A primary home is often allowed, unlike most foreign national loans; second homes and rentals vary by lender.
| Requirement | What’s typical |
|---|---|
| Down payment | Often 15–30%, depending on credit and the lender. |
| Debt-to-income | Commonly up to about 45–50% of income. |
| Lenders | Specialist non-QM lenders, and some banks and credit unions with their own ITIN programs. |
Have an ITIN?
Send me how long you’ve filed taxes with it, how you’re paid and what you’re buying. I’ll show you the programs you qualify for.
How to prepare.
- Keep your ITIN current. ITINs can expire; renew it with the IRS before you apply if yours has.
- File your U.S. taxes every year. Two years of returns filed with your ITIN open the most options.
- Move funds early. Money for the down payment and reserves usually needs to sit in a U.S. account for a while before closing.
- Gather credit references. From abroad, ask your bank and creditors for letters; in the U.S., keep records of rent and utility payments.
- Translate documents. Foreign income and bank documents usually need a certified English translation.
The trade-offs.
- A higher rate and more down than a conventional loan, because the lender takes on more documentation risk.
- Fewer property types. Many programs limit condos, rural property and larger buildings.
- More paperwork across borders. Translations, wires and credit references take time, so start early.
- Rules vary widely. Visa types, credit references and reserves differ by lender, which is why comparing them matters.
How we get started.
Tell me about you
Where you live, your ID and tax number, how you earn, and what you’re buying.
I find the right path
Conventional where you qualify, then ITIN, foreign national or DSCR lenders that fit.
Gather documents
I’ll give you a list for your lender, including translations and fund transfers.
Close
In person, by power of attorney, or with remote signing where the lender and state allow it.
Foreign national and ITIN loans, answered plainly.
Can a foreign national get a mortgage in the U.S.?
Yes. Foreign national loans are designed for buyers who live abroad, usually for an investment property or second home, with a larger down payment and foreign credit references instead of U.S. credit.
Can I get a mortgage with an ITIN?
Yes. ITIN loans qualify you on tax returns filed with your ITIN or bank statements. Most conventional lenders want a Social Security number, so ITIN programs are the usual route.
Can I get a mortgage if I’m not a U.S. citizen?
Yes. Green card holders can use conventional and FHA loans. Lawful non-permanent residents can use conventional loans. Others can use ITIN or foreign national programs.
Which banks accept an ITIN for a home loan?
Some banks and credit unions run their own ITIN programs, and many specialist lenders offer them. Comparing several finds the best fit for your income and down payment.
Can I get an FHA loan with an ITIN?
Generally no. For FHA case numbers assigned on or after May 25, 2025, borrowers must be U.S. citizens or lawful permanent residents.
What are interest rates like for ITIN loans?
Usually higher than conventional rates, depending on credit, down payment and the lender. I compare several to find the best available rate for your file.
Can I live in the home with a foreign national loan?
Usually not as a primary home; foreign national programs are mostly for investment property or second homes. If you live in the U.S., an ITIN or conventional loan may fit.
Can U.S. citizens get an international mortgage?
U.S. lenders generally don’t lend on property abroad. The usual routes are a lender in that country, or cash from a cash-out refinance or HELOC on a home you own here.
Can I get an ITIN loan without immigration papers?
Many ITIN programs focus on your ITIN, income, credit and down payment rather than immigration status, though the documents vary by lender. Tell me your situation and I’ll show you which programs fit.
DSCR & investor
Self-employed & bank statement
Hard-to-finance condos
Condotel & short-term rental