Yes, you can buy a home with an ITIN. You can pay cash or look for a lender that offers ITIN mortgage loans. These loans are usually kept on the lender’s own books, because FHA requires a valid Social Security number (SSN) and citizen or permanent resident status, and Fannie Mae requires legal residency. Each lender sets its own terms, so compare several Loan Estimates before you decide.

For many families who work and pay taxes with an ITIN, owning a home is a realistic goal. But ITIN loans work differently from the mortgages most people hear about, and in 2026 federal regulators changed how lenders are told to look at immigration status. Here is what official sources say, with no promises.

  • An ITIN is an IRS tax number; it does not authorize work or change immigration status.
  • FHA is not an option without a valid SSN and citizen or permanent resident status.
  • ITIN loans are offered by some lenders, each with its own requirements.
  • Your ITIN expires if it is not used on a federal tax return for 3 consecutive years.

What is an ITIN?

An Individual Taxpayer Identification Number (ITIN) is a 9-digit number the IRS issues to people who have a federal tax filing requirement but are not eligible for an SSN. You apply with Form W-7, usually together with your tax return.

According to the IRS, an ITIN does not qualify you for Social Security benefits, does not provide or change immigration status, does not authorize you to work in the US, and does not serve as identification outside the federal tax system.

Keep your ITIN active

If an ITIN is not used on a federal tax return for 3 consecutive tax years, it expires on December 31 of the third year, and you must renew it with Form W-7 before using it on a return again. Because lenders usually ask for recent tax returns, filing every year keeps both your ITIN and your loan file in good shape.

Why FHA and most conventional loans are out of reach

FHA

The current FHA Handbook 4000.1 (last revised August 12, 2026) requires each borrower to provide evidence of a valid SSN, with narrow exceptions for certain employers. In addition, under Mortgagee Letter 2025-09, for FHA case numbers assigned on or after May 25, 2025, only US citizens, lawful permanent residents and citizens of the Federated States of Micronesia, the Marshall Islands and Palau are eligible.

Fannie Mae (conventional loans)

Fannie Mae requires each borrower to have a valid SSN or ITIN in addition to meeting legal residency requirements. It buys loans to lawful permanent and non-permanent residents, and the lender must represent that the borrower is legally present in the US. In practice, an ITIN on its own is not enough for a loan sold to Fannie Mae.

How ITIN mortgage loans work

Because they cannot be sold to Fannie Mae or insured by FHA, ITIN loans are generally held in the lender’s own portfolio, and each lender writes its own rules. That is why terms vary so much. In general, expect the following:

  • Income verification: the federal Ability-to-Repay rule requires lenders to verify your income with reliable documents and to consider your employment, credit history and debts. Expect requests for tax returns filed with your ITIN, pay stubs and bank statements.
  • Credit history: ask whether the lender will use your credit report or accept other proof of on-time payments, such as rent or utility records.
  • Down payment and rate: because the lender keeps all the risk, it may ask for a larger down payment or charge a higher interest rate than a government-backed loan. There is no official figure; you only find out by comparing offers.

What changed in 2026

On June 8, 2026, the Consumer Financial Protection Bureau (CFPB) issued a statement on ability to repay and immigration status. It says that when income depends on US-based employment, lenders are permitted, and in some circumstances may be obligated, to consider information about immigration status, and it lists reliance on an ITIN as one possible indicator. On July 13, 2026, the OCC, FDIC and NCUA issued joint guidance asking banks to weigh the credit risk of lending to people who are not authorized to work in the US.

Neither document bans ITIN loans, but they may lead some lenders to ask for more documents, change their terms or stop offering these loans. Always confirm current terms with each lender.

ITIN loan vs. conventional vs. FHA

Feature ITIN loan Conventional (Fannie Mae) FHA
Taxpayer number ITIN (lender’s rules) Valid SSN or ITIN Valid SSN
Immigration status Lender’s rules; may be considered in ability to repay Legal residency (permanent or non-permanent) Citizen, permanent resident, or citizen of Micronesia, Marshall Islands or Palau
Minimum down payment Set by each lender Fannie Mae and lender rules 3.5% with a 580+ score; 10% with 500–579
Who carries the risk Usually the lender itself Fannie Mae buys the loan FHA insures the loan
Loan Estimate Within 3 business days of application Within 3 business days of application Within 3 business days of application

Risks and how to protect yourself

Always compare Loan Estimates

Every lender must give you a Loan Estimate within 3 business days of receiving your application. It is a standard form, so you can compare rates, monthly payments and closing costs side by side. You must also receive the Closing Disclosure at least 3 business days before closing. The CFPB publishes both forms in Spanish.

Be wary of pressure to sign quickly, terms that change at the last minute, or requests to sign blank documents or papers you do not understand. Official documents are usually in English, so ask for explanations and bring a qualified interpreter if needed.

Notario fraud

The Federal Trade Commission (FTC) warns that in the US a notary public is not a lawyer. Only attorneys and representatives accredited by the Department of Justice can give immigration legal advice. Don’t hand your original documents to anyone calling themselves a “notario” or consultant, and report scams at ReportFraud.ftc.gov. For help applying for or renewing an ITIN, the IRS authorizes Acceptance Agents and publishes a list of them.

Talk to a HUD-approved housing counselor

HUD-approved housing counseling agencies offer pre-purchase counseling. Call 800-569-4287, where live operators speak a wide variety of languages. Some services may carry a modest fee, so ask first.

Closing costs, property taxes and homestead

Beyond the down payment, you will pay closing costs and then property taxes every year. See our guides to closing costs in Florida and Texas. You can also estimate a home’s value for free before you make an offer.

On Florida’s homestead exemption: the official application, Form DR-501, states that disclosing your Social Security number is mandatory under section 196.011(1)(b), Florida Statutes, and asks non-citizens for an immigration or resident alien card number. If you only have an ITIN, check with your county property appraiser before counting on the exemption.

Next steps

Read our full guide on how to buy a house in the US as a newcomer, find a licensed Spanish speaking real estate agent if you prefer to work in Spanish, and get Loan Estimates from several lenders before you sign anything.

Frequently asked questions

Can I buy a house with an ITIN number?

Yes. You can buy with cash or with an ITIN mortgage from a lender that offers one. These loans are generally held in the lender’s own portfolio, and the lender sets its own requirements.

Can I get an FHA loan with an ITIN?

No. FHA requires each borrower to provide a valid SSN and, for case numbers assigned on or after May 25, 2025, accepts only citizens, lawful permanent residents and citizens of Micronesia, the Marshall Islands or Palau.

What do lenders ask for on an ITIN mortgage?

Requirements vary by lender, but federal law requires lenders to verify income with reliable documents. Expect tax returns filed with your ITIN, pay stubs, bank statements and some form of credit history, and possibly a larger down payment or higher rate.

Does an ITIN expire?

Yes. If it is not used on a federal tax return for 3 consecutive tax years, it expires on December 31 of the third year, and you must renew it with Form W-7 before using it on a return.

Did anything change for ITIN loans in 2026?

Yes. In June 2026 the CFPB said lenders may consider immigration status when assessing ability to repay, and in July 2026 the OCC, FDIC and NCUA issued similar guidance. They do not ban ITIN loans, but some lenders may ask for more documents or change their terms.

Sources

This article is for general information only and is not legal, tax or financial advice. Amounts and rules change: confirm them with the official sources linked above or with a licensed professional before making decisions.