ITIN Loans
Home loans for borrowers who file taxes with an Individual Taxpayer Identification Number instead of a Social Security number. Buy a primary residence in California with as little as 10-15% down.
Is This Loan Right for You?
An ITIN loan is right for you if you live and work in the United States, file federal taxes with an Individual Taxpayer Identification Number (ITIN), and want to buy a home without a Social Security number. ITIN mortgages are portfolio and Non-QM programs offered through wholesale lenders, so they are not backed by Fannie Mae, Freddie Mac, or FHA, but they follow familiar rules: minimum down payments of 10% to 15% for a primary residence, a minimum credit score of 660 (alternative credit such as 12 months of rent and utility history is accepted), and a maximum debt-to-income ratio of 43% to 50%. Income is documented with two years of ITIN tax returns and W-2s or 1099s, or with 12 to 24 months of bank statements for self-employed borrowers. Loan amounts reach $1 million to $1.5 million, and 30-year fixed terms are available, with rates that run somewhat higher than conventional loans. Compared to a foreign national loan for buyers who live abroad, an ITIN loan is for people who already live, work, and pay taxes here. Choose an ITIN loan if you have a valid ITIN, steady documented income, and want to own the home you live in.
What Are the ITIN Requirements?
Min Credit Score
660+
Min Down Payment
10-15%
Max LTV
90%
Max DTI
43-50%
Loan Limits
Up to $1 million to $1.5 million depending on program
PMI / MIP
No traditional PMI; program pricing reflects the risk instead
Occupancy
Primary residence (some programs allow second homes or 1-4 unit investment properties with a larger down payment)
Key Features
- No Social Security number required — qualify with a valid ITIN
- Primary residence purchases with as little as 10-15% down
- Two years of ITIN tax returns, or bank statements for self-employed borrowers
- Alternative credit accepted on some programs (rent, utilities, phone history)
- 30-year fixed-rate terms available; no prepayment penalty on most programs
How ITIN Works
Initial Consultation
We confirm your ITIN is current, review your tax filings and income type, and match you to the ITIN program with the lowest down payment and rate for your profile. Consultations are available in English, Vietnamese, and Spanish.
Application & Documentation
Submit your ITIN letter or card, two years of federal tax returns, recent pay stubs or bank statements, and proof of down payment funds. If you have limited credit, we gather rent, utility, and phone payment history as alternative credit.
Underwriting & Approval
A Non-QM underwriter verifies your income, credit or alternative credit, and the appraisal. Because these are portfolio loans, the lender reviews the whole file rather than running it through an automated system.
Closing & Funding
Sign your closing documents with a title company familiar with ITIN transactions. We coordinate the appraisal, insurance, and funding so you can close in about 30 to 45 days.
Estimate Your Payment
Results
This information is not intended to be an indication of loan qualification, loan approval or commitment to lend. Rates, terms, and availability of programs are subject to change without notice.
What Are the Pros and Cons of ITIN?
Advantages
- Path to homeownership without a Social Security number
- Lower down payment than foreign national programs
- Bank statement documentation available for self-employed borrowers
- Bilingual guidance through every step of the process
Considerations
- Interest rates run higher than conventional or FHA loans
- Larger down payment than FHA's 3.5% minimum
- Fewer lenders offer ITIN programs, so terms vary more between them
Frequently Asked Questions
Getting a ITIN Loan in the San Gabriel Valley
NetCORE Lending™ is headquartered in Glendora and has been helping borrowers across the San Gabriel Valley secure itin financing since 2015. We serve homebuyers and homeowners in Pomona, Walnut, Rowland Heights, West Covina, Chino Hills, Covina, La Verne, Glendora, San Dimas, Hacienda Heights, and City of Industry — as well as borrowers throughout California.
As a local mortgage broker, we understand the San Gabriel Valley real estate market — from the higher-value properties in Chino Hills and Diamond Bar to the more affordable options in Pomona and West Covina. Our team provides bilingual service in English and Vietnamese and shops 100+ wholesale lenders to find you the lowest available rate on your itin loan.
Call (714) 399-6361 to discuss itin options with a local loan advisor, or get pre-qualified online in 2 minutes.
Also Consider
Explore other loan products that might be a good fit for your needs.
Non-QM
Flexible mortgage solutions for borrowers who do not meet traditional lending criteria. Includes bank statement loans, P&L loans, and ITIN loans for self-employed and non-traditional income earners.
Foreign National
Mortgage solutions for non-U.S. citizens looking to purchase property in the United States. Competitive rates and terms with no Social Security number required.
FHA
Government-backed loans insured by the Federal Housing Administration. Designed for first-time homebuyers and those with lower credit scores or smaller down payments.
DSCR
Debt Service Coverage Ratio loans for real estate investors. Qualification is based on the property's rental income rather than personal income, making it ideal for portfolio builders.
Ready to Get Started?
Apply online in minutes or call us to speak with a loan advisor about your ITIN options.
This information is not intended to be an indication of loan qualification, loan approval or commitment to lend. Rates, terms, and availability of programs are subject to change without notice.
Reviewed by Joann Ton, Loan Officer (NMLS# 1461031) | Last updated: August 2026