ITIN Mortgages in California: Buy a Home Without a Social Security Number

I’m Michael DiVita — DRE #01372066 | NMLS #241655, DiVita Home Finance (DRE #01818285 | NMLS #323700), Tiburon, CA. I’ve been in California mortgage lending since 2000 and founded DiVita Home Finance in 2007. I’m known as a creative mortgage broker: when a bank says no, I find the lender and the loan structure that can say yes. A Spanish-speaking member of my team can work with you in Spanish (hablamos español). Call (800) 239-1103. Información en español.

Yes — you can buy a home in California without a Social Security number. ITIN mortgages are non-QM loans from specialty lenders that use your Individual Taxpayer Identification Number instead of an SSN. Typical requirements: tax returns filed with your ITIN (or bank statements if you’re self-employed), U.S. or alternative credit such as on-time rent, a documented down payment commonly in the 10%–25% range, and some reserves. They cost more than conventional loans, but they’re real, and they close in California every month.

Many families have rented for years, paying taxes with an ITIN, believing homeownership required a Social Security number. It doesn’t. Most banks don’t offer ITIN loans, and FHA, VA, Fannie Mae, and Freddie Mac programs aren’t an option without an SSN — but a group of portfolio and non-QM lenders built programs specifically for ITIN borrowers. My job is knowing which ones fit your situation.

What Is an ITIN?

An Individual Taxpayer Identification Number is a nine-digit tax processing number, beginning with 9, issued by the IRS to people who must file U.S. taxes but aren’t eligible for a Social Security number. You apply with IRS Form W-7. An ITIN is a tax number only; it doesn’t grant work authorization or immigration status. Keep it active: an ITIN that isn’t used on a federal tax return for three consecutive years expires and has to be renewed.

Typical ITIN Mortgage Requirements

Requirement	Typical standard (varies by lender)
Identification	Valid ITIN plus government photo ID (passport, consular ID such as the Matrícula Consular, or similar)
Credit	U.S. credit history, or alternative credit — 12–24 months of on-time rent, utilities, phone, or insurance payments
Income	Two years of tax returns filed with your ITIN plus W-2s or 1099s, or a bank statement program for the self-employed
Down payment	Commonly 10%–25%, depending on credit, property, and loan size
Reserves	Often a few months of payments after closing
Property	Single-family homes, many condos, and 2–4 units; primary residence is most common, some lenders allow investment
Mortgage insurance	Usually none — these are portfolio or non-QM loans

The Process, Step by Step

1. Gather documents: your ITIN letter, photo ID, two years of tax returns filed with your ITIN, W-2s or 1099s, recent bank statements, and 12–24 months of rent history (cancelled checks, bank records, or a landlord letter).
2. Check your credit: if you have U.S. accounts, keep them current. If you don’t, we document alternative credit.
3. Document your down payment: lenders want to see where the money came from — savings built up over time, or a gift from family with a gift letter. Large or cash deposits need an explanation; see large deposits and underwriting.
4. Get pre-approved: I match your profile to the ITIN lenders that fit — W-2, self-employed, or mixed income — and get you a pre-approval your agent can use.
5. Close: once you’re in contract, plan on roughly 30–45 days to closing.

How Your Income Can Be Documented

Income situation	Documentation	Lender acceptance
W-2 employee	Pay stubs, W-2s, two years of tax returns	Widely accepted
1099 or self-employed	Two years of tax returns, 1099s, sometimes a profit-and-loss statement	Widely accepted
Self-employed with lots of write-offs	12–24 months of business or personal bank statements	Available through ITIN bank statement programs
Mixed W-2 and self-employment	Both sets of documents	Case by case
Unreported cash income	—	Can’t be used. Talk to a tax professional about building a documented income history first.

ITIN Mortgage vs. Conventional

	ITIN mortgage	Conventional (Fannie Mae / Freddie Mac)
ID number	ITIN	Generally an SSN, plus lawful presence for non-citizens
Down payment	Commonly 10%–25%	3%–20% depending on program
Credit	U.S. or alternative credit	U.S. credit (limited nontraditional options)
Rate	Higher; set by each lender	Market rate with loan-level pricing
Mortgage insurance	Usually none	Required under 20% down
Loan amounts	Vary by lender	Up to $832,750, or up to $1,249,125 in high-cost counties

If you do have an SSN and lawful status, conventional financing is usually cheaper — see conventional loans and visa-holder mortgages. If you live outside the U.S., see foreign national mortgages.

Where I Help ITIN Borrowers Buy

ITIN lending is statewide. I regularly talk with buyers in Los Angeles County, the Inland Empire, the Central Valley, San Diego County, Orange County, and the Bay Area — often in markets where prices fit within typical ITIN loan sizes. Mortgage rates are the same statewide for the same loan; what changes is price. See down payment assistance for what may be available (many programs have citizenship or residency requirements, so ask first).

Common Questions

My spouse has an SSN and I have an ITIN. Can we apply together? Often yes. Many lenders allow an SSN borrower and an ITIN borrower on the same loan, and in some cases the SSN borrower can qualify for a conventional loan alone. We’ll compare both.

Can I refinance later if I get an SSN? Yes. If your status changes, you can refinance into a conventional loan once you qualify, often at a lower rate. Choose an ITIN loan without a long prepayment penalty if that’s your plan.

Will a mortgage application affect my immigration case? A mortgage application is a financial transaction with a private lender, not an immigration filing. I’m not an immigration attorney, though — if you have concerns about your situation, talk to one before you apply.

Frequently Asked Questions

Can I get a mortgage with an ITIN in California?

Yes. Specialty portfolio and non-QM lenders offer ITIN mortgages that use your Individual Taxpayer Identification Number instead of a Social Security number. They aren’t government-backed, and they’re available for homes throughout California.

How much do I need to put down on an ITIN loan?

Commonly 10%–25%, depending on the lender, your credit, the property, and the loan size. The down payment must be documented through bank statements or a gift letter from family.

What credit do I need for an ITIN mortgage?

Many ITIN lenders look for a U.S. credit score around 600–640 or higher. If you have little U.S. credit, some accept alternative credit such as 12–24 months of on-time rent, utility, phone, or insurance payments.

Can I use cash income to qualify?

Only if it’s documented and reported. Lenders qualify you on tax returns, W-2s, 1099s, or bank statements. Income that wasn’t reported to the IRS can’t be used.

Do ITIN loans have mortgage insurance?

Usually not. ITIN loans are held by portfolio or non-QM lenders, so there’s typically no PMI, though the rate is higher than a conventional loan.

Can I get an FHA loan with an ITIN?

No. FHA requires a Social Security number and, since May 25, 2025, lawful permanent residency or citizenship. ITIN borrowers use non-QM ITIN programs instead.

Related Resources

• Préstamo Hipotecario en California (en español)
• Foreign National Mortgages
• Bank Statement Loans
• Non-QM Mortgages
• Using Gift Funds for a Down Payment
• First-Time Home Buyer Guide

---