You have an ITIN, a steady income, and real savings for a down payment. The frustrating part is figuring out which lenders will actually say yes. Most big banks won’t. But a growing set of non-QM lenders, portfolio banks, and community credit unions have built programs specifically for ITIN holders, and this guide names all of them with real numbers.
How we compiled this: We searched lender program pages, NMLS records, investor relations disclosures, and third-party review sources in July, August 2026. Rate ranges were cross-referenced across multiple sources dated May, August 2026. Last verified: August 3, 2026.
At a glance: verified ITIN mortgage lenders in 2026
The table below covers every lender we confirmed as actively offering ITIN mortgages as of August 2026. Use it to filter by your state, down payment budget, and credit profile before you start calling.
| Lender | NMLS # | Min. Down | Min. Credit | Rate Range (2026) | Best For | States |
|---|---|---|---|---|---|---|
| New American Funding | 6606 | 20% | 580+ | 7.0%, 8.0%+ | ITIN primary purchase, first-time buyers | 43 states |
| Acra Lending | 2185898 | 20% (80% LTV) | 575 | 7.875%, 9.25% | Self-employed, loan amounts to $1M | 36+ states |
| Angel Oak Mortgage Solutions | 1160240 | 10%, 20% | 620 | 6.87%, 8.50% | Alt-doc, recent credit events | 36+ states |
| Carrington Mortgage Services | 2600 | 20% | 550 | 9.0%, 11.5% | Sub-620 credit, manual underwriting | Nationwide |
| Simmons Bank (ITIN Affordable Advantage) | 491852 | Low / varies | Not published | Competitive fixed | Community/CRA program, TX and Mid-South | TX, MO, AR, TN, OK |
| NQM Funding | Not published | 20% | 600 | 7.5%, 9.0% | Wholesale broker channel | Most states |
| Dream Home Financing | Not published | 10%, 25% | 600 | Contact for quote | Low-down options, gift funds OK | Nationwide via broker |
| AsertaLoans | Not published | 10% | 600 | Contact for quote | TX and FL primary purchase | TX, FL |
| Home Financial Group | 305389 | Varies | Varies | Varies | South Florida, bilingual | FL |
| Strata Federal Credit Union | 402841 | Varies | Member-based | Contact | CA Central Valley, credit union pricing | CA (Kern County area) |
Editorial take: For most ITIN borrowers with solid income and a 20% down payment, New American Funding or Angel Oak are the best first calls because of their nationwide reach and established ITIN programs. If your credit score is below 620, Carrington’s manual underwriting is worth the rate premium. Buying in Texas? Simmons Bank’s CRA-driven program may offer the most borrower-friendly terms in major metros.
Why can’t I just go to my regular bank for a mortgage?
You can’t walk into Chase or Wells Fargo and expect an ITIN mortgage. The reason is structural: the absence of a significant secondary market for ITIN loans is the largest barrier to expanding the market. Fannie Mae and Freddie Mac largely don’t buy ITIN loans, and the FHA won’t insure a mortgage if the borrower can’t prove legal U.S. residency.
Because ITIN loans can’t be sold to the GSEs, lenders must either hold them in their own portfolio or sell into the private non-QM securitization market. That adds risk, which means higher rates and a much smaller pool of willing lenders. The non-QM segment is growing, though. In May 2026, non-QM reached a 15% share of total mortgage volume, driven by a maturing secondary market that has come to value the credit quality of ITIN borrowers despite their lack of a Social Security number.
The CFPB also notes that not all lenders offering ITIN mortgages advertise them publicly. You may need to contact banks, credit unions, and mortgage brokers directly to ask.
What are ITIN mortgage rates right now in 2026?
A question we hear often:
As of May 2026, expect ITIN mortgage rates to fall between 6.87% and 8.50%. That premium reflects the increased risk and manual underwriting required for non-QM files that don’t meet government-backed standards.
For context: conventional 30-year fixed rates currently sit between 6.37% and 6.50%. So the typical ITIN borrower pays a premium of roughly 0.5%, 2% above the conventional market rate, or 1, 3 percentage points higher in general terms.
Your specific rate depends on several factors working together. Down payment size matters because a larger down payment lowers the lender’s LTV exposure and usually earns a lower rate. Your credit profile matters too: if you have a FICO score, most programs want a minimum of 620, 660 to qualify for competitive pricing. Income documentation type also plays in, since bank statement loans generally price higher than full-doc (tax return) programs. Loan amount can occasionally work in your favor on larger files at some lenders.
The wide rate range also reflects real differences between lenders. One might quote 8% while another quotes 9.5% on the same borrower profile. Shopping at least three lenders isn’t optional here. It’s how you save real money.
How much down payment do I actually need?
Readers frequently ask:
More than you’d need for a conventional loan, but probably less than you fear. ITIN mortgages typically require 10%, 20% down, verifiable income through tax returns or bank statements, a minimum credit profile or alternative credit history, and documented residency.
The specific minimum shifts based on your credit profile:
| Credit Profile | Typical Min. Down | Notes |
|---|---|---|
| FICO 700+ with 2 yrs tax returns | 10%, 15% | Best available terms |
| FICO 620, 699 with full doc | 15%, 20% | Standard non-QM pricing |
| No U.S. credit score (alt credit) | 20%, 25% | Lender dependent |
| FICO below 620 | 20%, 25%+ | Carrington, select portfolio lenders |
The minimum in 2026 typically runs 10%, 25%. While 20% is the industry standard for most non-QM products, some programs accept 15% with strong alternative credit.
One benefit many borrowers miss: loan terms can run up to 30-year fixed, and many programs carry no PMI even with a down payment below 20%. On a $350,000 loan that’s roughly $100, $150 per month in PMI savings compared to a conventional loan at the same LTV.
Gift funds are also available at many lenders, covering both the down payment and closing costs, subject to lender guidelines on gift letters.
What if I have no U.S. credit history at all?
This is one of the most common barriers, and it doesn’t automatically disqualify you. A traditional U.S. credit score isn’t always required. Many lenders will build an alternative credit profile using 12 months of on-time payments for rent, utilities, and insurance.
A lender-acceptable alternative credit history includes on-time rent payments verified by your landlord, utility payment records from electric, gas, water, or phone companies, car insurance payment history, and other recurring obligations. Most lenders want at least 3, 4 alternative references with 12 months of clean payment history.
The key is documentation. Verbal confirmation won’t cut it. You need canceled checks, bank transfer records, or letters from verified creditors showing the account number, payment history, and the creditor’s contact information. Start collecting these now, even if you’re not ready to apply yet.
If you have some U.S. credit history but it’s thin, consider reviewing our guide on building credit with an ITIN before you apply. Even 6, 12 months of additional history can move you into a lower rate tier.
How do ITIN lenders verify my income?
This one comes up a lot:
Income verification is the central underwriting question on every ITIN mortgage. The good news is that lenders accept more than one method, and self-employed borrowers have real options.
Income can be verified through tax returns, bank statements, or profit-and-loss statements, depending on the lender and employment type. Here’s how each works in practice.
Tax returns (full-doc): two years of federal returns filed under your ITIN is the most straightforward path. It demonstrates financial stability and tax compliance, and most programs accept it as the baseline.
Bank statements (alt-doc): self-employed borrowers who write off significant income can qualify using 12, 24 months of business or personal bank statements instead. This is a bank statement loan. Acra Lending, Angel Oak, and NQM Funding all run active bank statement programs that can be paired with an ITIN.
One year of income history: some programs are more flexible than the standard two-year requirement. A minimum two-year work history is generally required (W2 or self-employed), but certain lenders only need one year of documented proof of income.
DTI ratios are capped at lender-specific limits, generally 43%, 50%. Acra Lending allows DTI up to 50%, which opens the door for borrowers with higher monthly obligations.
Which lenders are the best fit depending on my situation?
Not every ITIN lender is built for every borrower. Here’s a practical breakdown by profile:
| Borrower Profile | Best Lender Match | Why |
|---|---|---|
| First-time buyer, W2 income, FICO 620+, TX/CA/FL | New American Funding | Nationwide reach, ITIN program, bilingual staff, Pathway to Homeownership assistance |
| Self-employed, bank statement income, loan up to $1M | Acra Lending | 80% LTV, min 575 FICO, strong bank statement program |
| Credit score below 620, recent derogatory items | Carrington Mortgage Services | Manual underwriting, accepts 550 FICO, no seasoning requirements |
| Buying in TX, MO, AR, TN, or OK major metro | Simmons Bank | CRA-based ITIN Affordable Advantage, community bank rates |
| Buying in TX or FL, prefer 10% down | AsertaLoans | 10% down minimum, 600 FICO, bilingual |
| Buying in South Florida | Home Financial Group (NMLS #305389) | Established since 2002, bilingual, local expertise |
| Buying in California’s Central Valley | Strata Federal Credit Union | Credit union pricing, ITIN-specific program in Bakersfield area |
| Wholesale broker channel, flexible underwriting | NQM Funding | Broker-only, used in most states, flexible income docs |
On New American Funding specifically: it’s one of the largest retail non-QM lenders in the country, with a documented focus on underserved borrowers. Their ITIN mortgage program lets undocumented immigrants and non-U.S. citizens purchase homes using an ITIN in place of a Social Security number. The lender has publicly committed to $10 billion of new mortgages to Latino families by 2028. Real borrower accounts from 2026 report 20% down and rates around 7.5% for ITIN files, with three years of tax returns requested.
On Acra Lending: they approve 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. Programs cover 12-month and 3-month bank statement options, asset depletion, foreign national mortgages, ITIN loans, DSCR investor products, and jumbo non-QM up to $3 million.
On Simmons Bank: their ITIN Advantage Mortgage is built for homebuyers without a Social Security number. In 2025, Simmons funded approximately $15.97 million (77 loans) through the program. It’s geographically targeted: the ITIN Affordable Advantage Mortgage is available in Dallas, Fort Worth, Houston, San Antonio, Austin, Corpus Christi, St. Louis, Kansas City, Little Rock, Fayetteville, Memphis, Nashville, Oklahoma City, and Tulsa.
How long will it take to close my ITIN mortgage?
ITIN loans typically take 30, 45 days from application to closing, similar to traditional mortgages. Missing documents or complex income situations can push that out. ICE’s May 2026 Mortgage Monitor reported a 36.8-day average for purchase loans that closed in March 2026. ITIN loans can hit that benchmark when the file is clean, but manual underwriting means there’s less room for error than on an automated conventional file.
The single biggest variable is document completeness at the time of application. Missing documents are the most common reason ITIN mortgage timelines stretch past 45 days.
A realistic timeline looks like this:
- Pre-approval: 1, 3 business days once documents are submitted
- Formal application to underwriting: 7, 14 days (longer for complex income)
- Appraisal: 5, 10 business days depending on local market
- Conditional approval and final conditions: 5, 7 days
- Closing disclosure to closing: minimum 3 business days by federal law
- Total: 30, 50 days for a clean ITIN file
What is the real size of the ITIN mortgage market, and is it growing?
The market is small but underserved to a striking degree. According to research from the Urban Institute, approximately 5,000, 6,000 ITIN mortgages were made in 2023, but the addressable market could be 73,000, 88,000 if structural barriers were removed. Latino households are projected to drive 70% of net homeownership gains through 2040.
Prior research and industry accounts consistently show that ITIN loans perform well and are responsibly underwritten. The performance data makes a clear case that lender reluctance comes from structural friction (no GSE secondary market) rather than actual borrower risk.
One headwind worth watching in 2026: guidance from the CFPB and Treasury’s Financial Crimes Enforcement Network has increased bank scrutiny of ITINs in mortgage applications, which may discourage some retail banks from issuing these loans. As of August 2026, lender activity continues and the non-QM channel is less affected than retail bank programs. If you’re concerned about your ITIN’s status, our guide on how to renew your ITIN covers the IRS rules for keeping your number active.
What property types can I buy with an ITIN mortgage?
A question we hear often:
With an ITIN loan you can typically purchase single-family homes, condominiums, townhouses, and 2, 4 unit properties. The property can be a primary residence or an investment property, depending on the program.
A few practical restrictions apply. Primary residence programs are the most common and carry the best rates. Simmons Bank’s Affordable Advantage product, for example, is not available for investment properties or secondary residences. Investment and second homes are available through non-QM lenders like Acra, Angel Oak, and Dream Home Financing, but expect a higher down payment and a slightly higher rate.
On loan amounts: most programs run from $100,000 to $1 million, with both fixed-rate and adjustable-rate options. Acra goes up to $3 million for qualified borrowers. Cash-out refinances are available at many non-QM ITIN lenders, generally up to 75% LTV depending on your credit score.
How do I actually apply? A step-by-step overview
This one comes up a lot:
Step 1: Verify your ITIN is active. The IRS deactivates ITINs that haven’t been used on a federal return for three consecutive years. Check your most recent Notice CP48 or CP565 letter, or confirm with a tax professional. A lender can’t process your file with an expired ITIN.
Step 2: Gather your document package before contacting a lender. A complete package at the start avoids back-and-forth that stretches timelines. You need:
- Valid ITIN card or IRS letter
- Two government-issued photo IDs (passport, consular ID, or foreign driver’s license)
- Two years of federal tax returns filed under your ITIN
- 12, 24 months of bank statements (all accounts, all pages)
- Pay stubs for the last 30 days (W2 employees) or a profit-and-loss statement (self-employed)
- Proof of current address (utility bill, lease)
- Evidence of down payment funds (seasoned at least 60 days in your account)
Step 3: Build or document your credit profile. If you have no U.S. credit score, request letters from your landlord, utility companies, and insurance providers showing 12 months of on-time payments. If you want to build credit before applying, a credit builder loan with your ITIN or a secured credit card can add tradelines in as little as six months.
Step 4: Get rate quotes from at least three ITIN lenders. Use the lender table above to target lenders licensed in your state and suited to your credit and income profile. Collect Loan Estimates (the standard federal form) so you’re comparing the same numbers. Rate differences of 0.5%, 1% between lenders on the same borrower profile are common.
Step 5: Lock your rate once you have a property under contract. ITIN lenders generally won’t lock until the file is submitted and an appraisal is ordered. Budget 30, 45 days from application to closing and set that expectation with your real estate agent and the seller upfront.
If you’re buying in Texas, California, or Florida, our state-level guides at /itin-loans/texas, /itin-loans/california, and /itin-loans/florida cover state-specific programs, down payment assistance, and lender contacts in more depth.
What are the most common reasons ITIN mortgage applications get denied?
ITIN loan approvals often fail for reasons that don’t come up in the first conversation with a lender. Down payment thresholds, how income is documented, and whether credit qualifies as acceptable can all sink an application even when the borrower looks fine on paper.
Here are the five most common denial triggers and how to address each.
- Expired ITIN. Lenders can’t process a file on a deactivated number. Renew through IRS Form W-7 before applying.
- Inconsistent income across documents. If your bank deposits don’t match your tax returns, underwriters will flag it. Make sure your documented income is consistent across all sources.
- Down payment funds not seasoned. Large recent deposits with no paper trail are a red flag. Keep your down payment funds in the same account for at least 60 days before applying.
- Too few alternative credit references. One or two references aren’t enough if you have no FICO score. Lenders want at least 3, 4 alternative credit references with 12 months of on-time payment history.
- Choosing a lender unfamiliar with ITIN underwriting. A general mortgage broker who has never processed an ITIN file will slow everything down and may not know which compensating factors to present. Stick with lenders that have documented ITIN program experience.
8+ frequently asked questions
Can I get a mortgage with an ITIN and no Social Security number? Yes. ITIN mortgages are specifically designed for borrowers without an SSN. They are non-QM products offered by specialty lenders, portfolio banks, and some credit unions. You use your IRS-issued ITIN in place of an SSN throughout the application.
What credit score do I need for an ITIN mortgage? Most ITIN mortgage programs require a FICO score of 600, 660 for the best pricing tiers. If you have no U.S. credit history, 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.
How much down payment is required for an ITIN mortgage in 2026? Most programs require 10%, 20% down, with 15%, 20% being the most common. A larger down payment can lower your rate and improve approval odds. Some programs accept as little as 10% with strong income documentation.
What are current ITIN mortgage interest rates in 2026? As of mid-2026, ITIN mortgage rates range from approximately 6.87%, 8.50%, compared to conventional 30-year fixed rates around 6.37%, 6.50%. The premium of roughly 0.5%, 2% reflects the manual underwriting and non-QM structure of these loans.
Which banks and lenders actually approve ITIN mortgages? 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).
How long does it take to close an ITIN mortgage? A well-prepared ITIN mortgage application typically closes in 30, 45 days. Complex income situations or missing documents can extend the timeline. Having all documents ready before applying is the single biggest factor in keeping a 30-day close achievable.
Do I need U.S. citizenship or legal residency to get an ITIN mortgage? No citizenship requirement applies to ITIN mortgages. Government-backed loans (FHA, VA, USDA) generally require proof of legal U.S. residency, which is why ITIN borrowers use non-QM or portfolio products instead. Requirements vary by lender.
Can I use gift funds for the down payment on an ITIN mortgage? Many ITIN lenders accept gift funds from relatives or approved donors, subject to lender-specific guidelines. Ask your loan officer for the gift letter requirements before your application.
Is it harder to get an ITIN mortgage in Texas, California, or Florida? These three states have the most active ITIN mortgage market due to large immigrant populations. Multiple dedicated lenders operate in each state, and geographic competition gives you more choices. Supply is still more limited than for conventional loans, but these markets are your best starting point.
What documents do I need to apply for an ITIN mortgage? You need your valid ITIN, two forms of government-issued photo ID, two years of federal tax returns filed under your ITIN, 12, 24 months of bank statements, pay stubs or profit-and-loss statements, and proof of your current address. Self-employed borrowers may substitute bank statements for tax returns at lenders with bank statement loan programs.