Buying a Home in the US With ITIN: What You Need to Know

Can ITIN Holders Buy a House in the United States?

Yes. There is no federal, state, or local law that restricts real estate ownership to US citizens or SSN holders. The IRS assigns ITINs precisely so that foreign individuals can engage in US tax-reportable activity, including homeownership. ITIN holders complete the same purchase contracts, title work, escrow process, and closing as any other buyer. The deed is recorded in the buyer's legal name regardless of immigration status.

What Are the Three Paths for ITIN Home Buyers in 2026?

1. ITIN mortgage (non-QM loan): Specialized lenders underwrite using ITIN, foreign credit history, and 2 years of US tax returns. Down payment: 15-25%. Rate: 1-2% above conventional. Common lenders include Alterra Home Loans, Angel Oak, Citadel Servicing, Inlanta Mortgage.
2. All-cash purchase: No financing required. Buyer wires US funds (typically through an ITIN-supported account at HSBC, Wells Fargo, or Citi). Closing finishes in 30-45 days. No income or credit underwriting; only identity-of-funds verification.
3. Co-borrower arrangement:ITIN holder partners with a US citizen or resident (often a family member). The co-borrower's SSN credit history qualifies the loan; the ITIN holder appears on title and shares responsibility for payments.

For the full ITIN mortgage details, see the ITIN home loan page and ITIN mortgage guide.

What Documents Does an ITIN Home Buyer Need?

• ITIN documentation— CP565 letter or recent Form 1040 showing the ITIN
• 2 years of US tax returns filed with the ITIN
• 2 years of W-2s or 1099s documenting income
• 2 to 6 months of bank statements showing reserves and down payment funds
• Foreign credit reports from home country (if US credit history is thin)
• Valid passport with US visa or I-94— identity verification at closing
• Letter of explanation for any large bank deposits or international transfers

How Long Does the ITIN Home Purchase Process Take?

ITIN mortgage closings typically take 45-60 days from accepted offer to keys in hand — about 2 weeks longer than conventional loans because of the manual underwriting (non-QM) review. All-cash purchases close in 21-30 days. Co-borrower arrangements follow the standard conventional timeline of 30-45 days if the US citizen / resident is the primary borrower.

What Closing Costs Do ITIN Home Buyers Pay?

ITIN buyers pay the same closing costs as any US buyer: lender origination fees (1-2% of loan), appraisal ($500-$800), title insurance ($1,500-$3,000), escrow fees, recording fees, and prepaid property taxes / insurance. ITIN mortgages may add a premium origination fee of 0.5-1% above conventional loans. Total closing costs typically run 3-5% of the purchase price.

Can an ITIN Holder Refinance an Existing Mortgage?

Yes. ITIN holders who already own with an ITIN mortgage can refinance through the same non-QM lender network when rates drop or equity grows. Refinances require the same 2-year tax return history and equity-based underwriting. Cash-out refis are available with 70-75% loan-to-value limits, vs. 80% on conventional loans.

How Does an ITIN Home Purchase Affect US Taxes?

US homeowners can deduct mortgage interest (up to $750,000 of principal) and state / local property taxes (capped at $10,000 SALT limit) on Form 1040 Schedule A. ITIN holders who file as US tax residents claim the same deductions as SSN filers. Non-resident landlords renting out the property file Form 1040-NR with rental income on Schedule E, deducting mortgage interest, depreciation, and operating expenses against rent.