Owning a home in the U.S. without a Social Security number is not only possible, it is something tens of thousands of ITIN holders do every year. The barrier is not eligibility. It is knowing which lenders actually approve these loans, what they require in your specific state, and what rates and terms are realistic in 2026. This guide answers all three questions for the three states where ITIN lending is most active: Texas, California, and Florida.
How we compiled this: We reviewed lender program pages, NMLS license records, non-QM investor guidelines, and third-party rate aggregators during September 2026. Rate ranges were cross-referenced across multiple sources dated July-September 2026. Last verified: September 28, 2026.
Quick answer
At least 8 national lenders actively approve ITIN mortgages in 2026 with no SSN required.
As of mid-2026, ITIN mortgage rates range from approximately 6.87% to 8.50%, compared to conventional 30-year fixed rates around 6.37%-6.50%.
The best starting options for most borrowers: New American Funding for nationwide reach, Angel Oak or Acra Lending for self-employed and alternative-income filers, and Quontic Bank if you prefer a program that does not require W-2s or tax returns.
The at-a-glance lender comparison table
The table below shows every national non-QM lender we confirmed as actively approving ITIN mortgages as of September 2026. Use it to filter by credit profile and down payment budget before reaching out.
| Lender | Min. Credit Score | Min. Down Payment | Rate Range (Est.) | Max Loan Amount | States |
|---|---|---|---|---|---|
| New American Funding | 580 | 10%-20% | ~7.50%-8.50% | Varies | Nationwide |
| Angel Oak Mortgage Solutions | 640 | 20% (ITIN) | ~7.75%-10.25% | $3M+ | Most states |
| Acra Lending (fmr. Citadel) | 575 | 10%-20% | ~7.50%-9.50% | $3M+ | Nationwide |
| Quontic Bank | 660 | 20% | Competitive | $2M+ | Most states |
| NQM Funding | 600 | 15%-20% | ~7.25%-9.00% | $5M | Nationwide |
| Carrington Mortgage Services | 580 | 20% | ~8.00%-9.50% | $2.5M | Nationwide |
| AsertaLoans | 620 | 15%-20% | ~7.50%-9.00% | $1.5M | TX, FL |
| Home Financial Group | 620 | 15%-20% | ~7.75%-9.00% | $1M | FL |
| Dream Home Financing | 600-660 | 3.5%-20% | Varies | $1M+ | Nationwide |
| Simmons Bank | 620 | 10%-15% | Competitive | $1M | AR, TX, TN, CO, KS, MO, OK |
Rate ranges are estimates for borrowers with 660-700 credit and 20% down. Individual quotes will differ. Always get at least three competing loan estimates.
What is an ITIN mortgage and why is it different from a conventional loan?
An ITIN mortgage is a home loan issued to a borrower who uses an Individual Taxpayer Identification Number instead of a Social Security Number. These loans fall under the Non-Qualified Mortgage (non-QM) category, which means they do not follow the standard underwriting guidelines set by Fannie Mae, Freddie Mac, or the FHA.
Because they are non-QM, ITIN loans are not government-backed. They are portfolio loans kept on a lender’s own books, so each institution sets its own rules. That structural difference matters: it is why rates are higher, why documentation requirements vary so much between lenders, and why no two applications look identical.
The non-QM lending sector grew meaningfully in 2025 and 2026 as more institutional investors began purchasing pools of non-QM mortgages, including ITIN loans. More investor demand gives lenders more capital to originate, which increases competition and puts gradual downward pressure on rates and fees. For 2026 applicants, the market is meaningfully better than it was in 2023 or 2024.
What are the core requirements to qualify for an ITIN mortgage?
This one comes up a lot: whether ITIN borrowers face completely different underwriting rules or something more familiar.
The honest answer is that the checklist is more recognizable than most people expect. A credit score of 620 or higher is the standard minimum; 660 gets you better rates at most lenders. Two years of U.S. tax returns filed with your ITIN are non-negotiable at virtually every lender.
Beyond those two anchors, the rest of the standard checklist looks like this:
- Income documentation: Tax-return programs use two years of filed returns. Bank statement programs review 12-24 months of deposits to calculate qualifying income.
- Employment history: Two years of stable employment. This tells lenders you have a consistent income source to repay the loan.
- Down payment: Most lenders ask for 10%-20%, though some community banks and credit unions may accept as low as 5% if income proof and tax records are strong.
- Debt-to-income ratio: Most ITIN programs cap DTI between 45% and 50%. That means the combined total of housing costs and other recurring debts, including the proposed mortgage payment, must fall within that range.
- Cash reserves: Most lenders require 2-6 months of reserves, calculated on the full monthly housing payment (principal, interest, taxes, and insurance). Funds must be liquid.
- Loan amounts: Limits vary widely. Some ITIN programs allow borrowing up to $1 million or more; others set lower ceilings.
If you have no U.S. credit history, do not assume you are disqualified. Many lenders will build an alternative credit profile using 12 months of on-time rent, utility, and insurance payments. You typically need 3-4 alternative references.
Credit score vs. rate: what to expect at each tier
| Credit Score Range | Approval Likelihood | Typical Rate Premium Over Conventional |
|---|---|---|
| Below 580 | Very low (most lenders decline outright) | N/A |
| 580-619 | Possible at select lenders (higher down payment required) | +2.5%-3.5% |
| 620-659 | Mainstream ITIN market | +1.5%-2.5% |
| 660-699 | Standard pricing tier, broader lender choice | +1%-2% |
| 700+ | Best ITIN rates, some down payment flexibility | +0.5%-1.5% |
Which lenders actually approve ITIN mortgages? (Verified national programs)
A question we hear often: which of the names that come up in a Google search are real, active programs and which are outdated or lead-gen only?
Verified ITIN mortgage lenders in 2026 include New American Funding (NMLS #6606), Acra Lending (NMLS #2185898), Angel Oak Mortgage Solutions (NMLS #1160240), Carrington Mortgage Services (NMLS #2600), NQM Funding, Simmons Bank, Dream Home Financing, AsertaLoans (TX/FL), Home Financial Group (FL), and Strata Federal Credit Union (CA).
Here is what distinguishes each program:
New American Funding: Their ITIN mortgage program lets undocumented immigrants and non-U.S. citizens buy homes using an ITIN in place of an SSN. They also offer bank statement loans, asset qualifier programs, and DSCR investor products. As a retail lender, New American has in-branch loan officers, which matters for ITIN borrowers who prefer in-person guidance. The lender has publicly committed to $10 billion in new mortgages to Latino families by 2028.
Angel Oak Mortgage Solutions: A leading nonbank wholesale and correspondent non-QM lender, Angel Oak accepts scores starting at 640 for ITIN programs. The lender has a solid reputation for manual underwriting, meaning a human reviewer looks at files where an automated system might generate a denial. That can result in approvals for borrowers with unusual situations. Rates for ITIN loans at Angel Oak tend to run 7.75% to 10.25%; borrowers with strong credit and clean documentation typically land at the lower end.
Acra Lending (formerly Citadel Servicing): Citadel rebranded as Acra Lending but kept its non-QM programs, including ITIN mortgage products. Citadel has long been known in the mortgage broker community as one of the most flexible non-QM lenders in the country. Acra approves bank statement borrowers at up to 90% LTV with no mortgage insurance, and their credit score floor of 575 is one of the lowest in the industry for a full-doc bank statement product.
Quontic Bank: Quontic accepts alternative documentation, so you do not need tax returns, W-2s, or stacks of bank statements to qualify. As a federally chartered digital bank, Quontic is one of only a few mortgage lenders that can offer home loans with flexible documentation requirements. Since 2009, its stated mission has been to make mortgages more equitable for communities that need them.
NQM Funding: NQM approves ITIN borrowers to 85% LTV on full documentation, or 80% LTV on alternative documentation, with loan amounts up to $5 million ($8 million on an exception basis). That makes it one of the highest loan-limit ITIN programs in the country, suitable for higher-value markets in California and South Florida.
ITIN mortgages in Texas: lenders, rates, and requirements
Texas is home to one of the country’s largest ITIN-borrower populations, and its mortgage market reflects that. California, Texas, Florida, New York, and Illinois have the most ITIN mortgage lenders.
For Texas-specific borrowers, several lenders are particularly well-suited:
- New American Funding operates statewide in Texas and has Spanish-speaking loan officers at branches in Houston, Dallas, San Antonio, and Austin.
- AsertaLoans is a Texas-and-Florida-focused non-QM lender with deep ITIN experience in both markets.
- Simmons Bank runs its ITIN Advantage Mortgage program in Texas alongside several other Southern states, with a minimum down payment as low as 10%-15% for qualified borrowers.
- NQM Funding and Acra Lending both originate in Texas through the wholesale broker channel, meaning a local mortgage broker can submit your file to either program.
Texas-specific considerations: Texas has a unique home equity law (Article XVI, Section 50 of the Texas Constitution) that limits cash-out refinance loans on a primary residence to 80% of the home’s fair market value. This rule applies equally to ITIN borrowers. For a purchase loan, the standard ITIN requirements apply: 10%-20% down, two years of tax returns, and a 620+ credit score. Texas property taxes average around 1.6%-2.0% of assessed value annually, which increases your effective monthly housing cost and affects your DTI calculation. Factor this in when estimating how much you can borrow.
| Requirement | Typical Texas ITIN lender standard |
|---|---|
| Min. credit score | 620 (660 for best rates) |
| Down payment | 10%-20% |
| Tax returns required | 2 years (ITIN-filed) |
| Bank statements | 12-24 months |
| DTI limit | 43%-50% |
| Reserves required | 2-6 months PITI |
| Estimated rate range | 6.87%-8.50% |
ITIN mortgages in California: lenders, rates, and requirements
Readers frequently ask: whether California’s sky-high home prices make ITIN mortgages harder to use, or whether the larger lender market there actually helps.
The answer is both. California has the largest network of ITIN lenders in the country. Credit unions like Self-Help Federal Credit Union and community development financial institutions (CDFIs) are active in the ITIN space alongside non-QM lenders. Loan limits in high-cost counties (Los Angeles, San Francisco Bay Area, San Diego) allow ITIN borrowers to finance properties up to $1.5 million or more through portfolio programs.
The higher home prices do mean that a 20% down payment in Los Angeles or the Bay Area represents a much larger dollar figure than in most other markets. Many California lenders require a 20% minimum because of higher home prices and stricter investor overlays. Nationally licensed non-QM lenders such as Guild Mortgage, BuildBuyRefi, and Angel Oak Loan Solutions all operate in California and typically offer more flexibility than local portfolio lenders in high-cost counties.
Angel Oak’s credit minimum for ITIN programs is 640, with a 20% down payment required. The lender is active statewide in California but explicitly excludes Alaska, Connecticut, New York, and Vermont.
For a $600,000 California home at 20% down, a borrower would need $120,000 at closing plus 2%-5% in closing costs (roughly $12,000-$30,000 additional). At a rate of 7.75% on a 30-year fixed, the principal and interest payment would be approximately $3,430 per month. Add property taxes (averaging 1.1% of assessed value in California, or roughly $550/month for this example) and homeowner’s insurance ($150-$200/month), and total monthly housing runs around $4,130-$4,180 before any HOA fees.
California-specific programs to research:
- Strata Federal Credit Union (serves Northern California, ITIN-friendly membership)
- Self-Help Federal Credit Union (CDFI with ITIN mortgage programs across California)
- Guild Mortgage (wholesale and retail, statewide, ITIN program available through brokers)
ITIN mortgages in Florida: lenders, rates, and requirements
A question we hear often: whether Florida’s booming real estate market has attracted more ITIN-friendly lenders or priced them out.
Florida’s ITIN mortgage market has actually expanded. Programs remain available in 2026 and have grown more competitive on rates and product flexibility than before. Most ITIN mortgage loans in Florida require a minimum credit score between 620 and 660, though some lenders accept alternative credit references if your U.S. credit history is limited. National lenders like A&D Mortgage, ACC Mortgage, and New American Funding are active in Florida’s non-QM market.
Florida-specific lenders worth contacting directly:
- Home Financial Group (FL): A Florida-licensed mortgage company specializing in ITIN borrowers. Their programs cover single-family homes, condominiums, townhouses, and 2-4 unit properties, for both primary residences and investment properties depending on the program.
- AsertaLoans: Active in both Texas and Florida, with ITIN-specific experience in South Florida’s large immigrant borrower community.
- A&D Mortgage: A national non-QM wholesale lender with a strong Florida presence and ITIN programs available through brokers.
Florida-specific considerations: Florida has no state income tax, which is favorable for DTI calculations since gross income figures are not reduced by state tax withholding. On the other side of the ledger, Florida requires mandatory windstorm insurance and flood insurance in many coastal counties, which can add $200-$600 or more per month to your housing cost. These costs count toward your front-end DTI ratio, so get insurance quotes before calculating how much home you can afford.
What do ITIN mortgage rates actually look like in 2026?
ITIN mortgage rates run generally 1%-3% above conventional rates. Lenders price in additional risk because ITIN borrowers often lack long U.S. credit histories.
In concrete terms: if a conventional 30-year fixed rate in mid-2026 is around 7%, an ITIN borrower with a solid profile might be quoted 8%-9%. Someone with a thinner credit file or smaller down payment could see 9.5% or higher.
Several factors drive your actual quote within that range:
- Down payment size: 20%-25% down consistently earns a lower rate than 10%-15%.
- Credit score: Scores above 700, or 4+ verified alternative tradelines, put you in the better rate tiers.
- Income documentation type: Borrowers using full tax-return documentation generally get slightly better rates than those using bank statements or alternative income verification, because the file looks less risky to an investor.
- Loan amount and property type: Jumbo ITIN loans (above $1 million) typically carry an additional rate premium of 0.25%-0.75%.
The CFPB advises ITIN borrowers to compare loan options, fees, and interest rates from several lenders. Getting three or more competing Loan Estimates is the single most actionable thing you can do to reduce your rate. In our editorial experience, ITIN borrowers who shop three lenders often find a 0.25%-0.50% spread in quoted rates, which on a $400,000 loan translates to $60-$120 per month in savings.
How do I qualify if I have no U.S. credit history?
Many ITIN lenders accept alternative credit references such as rent payments, utilities, and insurance in place of traditional credit scores. At least 3-4 alternative credit references with 12 months of on-time payment history are generally required.
The practical steps to build that alternative credit profile quickly:
- Get a secured credit card that reports to all three bureaus. Several options accept an ITIN. For detailed card options, see our guide to credit cards for ITIN holders.
- Open a credit-builder loan at a credit union. Our guide to credit-builder loans with an ITIN walks through the best programs.
- Make sure your landlord reports rent to a credit bureau (services like Experian RentBureau, Rental Kharma, and Self make this possible).
- Keep 12 months of bank statements showing consistent income deposits. These serve double duty: they support your income documentation and demonstrate financial stability.
If you have been in the U.S. for fewer than two years and have not yet filed two years of ITIN tax returns, begin filing immediately. ITIN lenders want two consecutive years of filed returns. Filing late or amending returns shortly before applying raises underwriting questions.
For a broader roadmap to building a credit file from scratch, our guide to building credit with an ITIN covers the full timeline and the fastest-working tools.
What documents does an ITIN mortgage lender actually request?
This one comes up a lot: borrowers who are ready to apply but are not sure what to gather before their first lender call.
The list varies by program (tax-return-based vs. bank-statement-based), but the core package is consistent:
Identity documents (all programs):
- Valid ITIN (your IRS letter assigning the number)
- Two government-issued photo IDs (passport, foreign driver’s license, consular ID / matricula consular, or permanent resident card if applicable)
Income documentation (choose the program that fits):
- Tax-return program: Last two years of federal tax returns filed with your ITIN, plus W-2s or 1099s
- Bank-statement program: 12 or 24 months of personal and/or business bank statements (income calculated from deposits)
- Self-employed: Year-to-date profit and loss statement prepared by a CPA or tax preparer
Credit and assets:
- Authorization to pull a tri-merge credit report, or alternative credit documentation (see section above)
- Two to six months of asset statements showing down payment and reserve funds
Property:
- Purchase contract (if under contract)
- Homeowner’s insurance quote
For a complete, printable checklist, visit our ITIN mortgage documents guide.
How do I spot a predatory ITIN mortgage lender?
Because ITIN borrowers have fewer mainstream options, some lenders exploit that limited competition. The CFPB notes that not all lenders offering ITIN mortgages advertise them publicly, and recommends contacting banks, credit unions, and mortgage brokers in your area to ask directly.
The terms tell you what you need to know: rates more than 5% above the conventional rate, demands for 30%+ down without explanation, origination fees over 3%, or pressure to sign quickly are all red flags. Legitimate ITIN loans run 1%-3% above conventional. Anything significantly higher means you are being overcharged. Real lenders give you time to review and compare.
Watch for these additional warning signs too:
- Promises to approve without any documentation. Real ITIN lenders always verify income and identity.
- Requests to use an undisclosed address or nominee identity. That is mortgage fraud.
Verify any lender’s NMLS license at nmlsconsumeraccess.org before applying. Every legitimate mortgage lender or broker operating in the U.S. must be registered there. If a lender’s name does not appear in that database, stop.
What is the step-by-step process to apply for an ITIN mortgage?
Here is a realistic timeline for a well-prepared borrower:
Weeks 1-2: Preparation
- Confirm your ITIN is current and not expired. ITINs not used on a tax return for three consecutive years expire and must be renewed before a lender will accept them. See our ITIN renewal guide if needed.
- Pull your credit report at annualcreditreport.com and dispute any errors.
- Gather your two years of tax returns, 12-24 months of bank statements, and photo IDs.
Week 3: Shop lenders
- Request Loan Estimates from at least three lenders. Comparing in writing is the only way to identify the best rate and fee combination.
- Ask each lender specifically: “Do you have an ITIN mortgage program?” and “Can I see a sample Loan Estimate before I submit a full application?”
Weeks 4-5: Application and pre-approval
- Submit your complete application to your chosen lender.
- Getting pre-approval before you start looking at homes means potential issues with your final loan application can be caught early. Your lender reviews your documentation, including your ITIN, confirms it meets their standards, and tells you how much you can borrow.
Weeks 6-10: Underwriting and closing
- Underwriting for ITIN loans is manual, meaning a human reviewer evaluates the file. Respond to any requests for additional documentation within 24-48 hours to keep the timeline moving.
- A well-prepared ITIN mortgage application typically closes in 30-45 days. Complex income situations or missing documents can push that to 60 days. Having everything ready before you apply is the single biggest factor in keeping a 30-day close achievable.
Am I ready to apply? A pre-application checklist
Run through these before you call any lender:
- Valid, unexpired ITIN (used on tax returns for each of the past two years)
- Two consecutive years of U.S. tax returns filed with that ITIN
- Credit score of 620 or higher (or 3-4 documented alternative tradelines)
- Down payment of 10%-20% saved and sourced (not borrowed)
- 2-6 months of cash reserves beyond the down payment
- Back-end DTI below 50% (calculate: total monthly debts including new payment, divided by gross monthly income)
- Two government-issued photo IDs
- 12-24 months of bank statements
- Employment or self-employment documented for at least the past 24 months
If you check every box, you are ready to apply. If two or more boxes are unchecked, our guides to building credit with an ITIN and qualifying for an ITIN mortgage can help you close those gaps before you approach a lender.
Frequently asked questions
Can I get an ITIN mortgage in Texas without a Social Security number? Yes. Texas has one of the largest ITIN lending markets in the country. Lenders like New American Funding, AsertaLoans, and local Texas credit unions actively approve ITIN mortgages. You need a valid ITIN, two years of tax returns, at least 10%-20% down, and verifiable income. No SSN is required.
What is the minimum credit score for an ITIN mortgage in California? Most California lenders require a 620 minimum credit score, though 660 or higher gets you better pricing. Angel Oak, Acra Lending, and Guild Mortgage all accept 640+ for their California ITIN programs. Borrowers with no U.S. credit history may qualify using 3-4 alternative tradelines such as rent, utilities, or insurance.
How much down payment do I need for an ITIN home loan in Florida? Most Florida ITIN lenders require 15%-20% down. Some programs allow as little as 10%-15% for well-documented borrowers with a 660+ credit score. A larger down payment consistently lowers your rate and improves approval odds.
Are ITIN mortgage interest rates higher than conventional rates? Yes. Interest rates run 1-3 percentage points higher than conventional loans in 2026. As of late September 2026, ITIN rates range from roughly 6.87% to 8.50%. Rates drop when your credit score exceeds 700 and your down payment is 20% or more.
Do ITIN mortgage lenders check immigration status? According to the CFPB, lenders must evaluate your ability to repay the loan but cannot discriminate based on national origin. Lenders verify your identity, income, tax compliance, and creditworthiness. Your ITIN is the identification anchor, not your visa or residency status.
What documents do I need for an ITIN mortgage application? Standard documentation includes your ITIN, two years of U.S. tax returns, 12-24 months of bank statements, two government-issued photo IDs, proof of current address, and income verification. Self-employed borrowers typically also provide a year-to-date profit and loss statement.
Can I get an ITIN mortgage for an investment property? Some lenders on this list, including Acra Lending and Angel Oak, do offer ITIN financing for non-owner-occupied investment properties. Expect stricter requirements: typically 30% down, higher rates, and stronger income documentation.
How long does it take to close an ITIN mortgage? A well-prepared application typically closes in 30-45 days. Complex income situations or missing documents can extend the process to 60 days or more.
What is the maximum loan amount for an ITIN mortgage? NQM Funding approves ITIN loans up to $5 million ($8 million on an exception basis). Many national non-QM lenders cap at $1 million-$3 million. Smaller community programs may set lower maximums around $500,000-$750,000.
How do I spot a predatory ITIN mortgage lender? Rates more than 5% above the conventional rate, demands for 30%+ down without explanation, origination fees over 3%, and pressure to sign quickly are the main tells. Always verify any lender’s NMLS license at nmlsconsumeraccess.org before applying.