If you file your taxes with an Individual Taxpayer Identification Number, you can buy a home in New York. An ITIN mortgage works like any other loan — you document your income, put money down, and close — it just uses your ITIN in place of a Social Security number. No permanent residency required. I write these across the Capital Region and all five boroughs.
These are portfolio loans, which means the lender keeps them rather than selling to Fannie Mae. That is why they exist at all, and why the down payment runs higher than a conventional loan.
15–20% is the usual range. Some programs go to 10% for the strongest files.
Filed with your ITIN. This is the core of the file — consistent filing history matters more than anything else.
Your immigration status is not the question. Your tax filing history and ability to repay are.
Traditional credit if you have it, or alternative credit — rent, utilities, phone, insurance — if you do not.
These three get confused constantly, and picking wrong costs you money. The dividing line is where you live and whether you file US taxes.
| ITIN loan | Foreign national | Conventional | |
|---|---|---|---|
| Who it is for | You live and file taxes in the US with an ITIN | You live abroad and buy here | You have an SSN or valid work authorization |
| Down payment | 15–20% typical | 25–30% typical | 3–5% and up |
| Income documentation | US tax returns filed with your ITIN | Foreign income, translated | US income, standard documentation |
| Credit | US credit or alternative credit | Foreign credit reference or none required | US credit score required |
| Occupancy | Primary residence usually | Second home or investment | Any |
| Pricing | Above conventional | Above ITIN | Best available |
If you have an SSN or an EAD work permit, do not let anyone sell you an ITIN loan — you likely qualify for FHA or conventional at far better terms. Ask me first.
ITIN borrowers are frequently long-tenured, high-savings, low-debt households who have been paying rent in cash for fifteen years. On paper they are often stronger than the buyers who get approved easily.
Fifteen years of on-time rent in Albany or Queens with nothing to show for it. That payment history is usable as credit.
Restaurant, construction, landscaping, cleaning. Self-employed ITIN filers are the most common file I see.
Both spouses filing with ITINs, both incomes counted. Family members can also be added to strengthen the file.
Most retail banks simply do not offer this product, so their answer is no. That is a product gap, not a verdict on you.
Two- to four-unit properties are allowed on many ITIN programs — live in one unit, rent the rest.
Already in one at a high rate? Rate-and-term and cash-out refinances are both available.
Gather these four things and the file moves quickly. Most delays on ITIN loans come from documentation, not from underwriting.
Two years of filed returns, plus the ITIN letter or card. Consistency across the years is what underwriters look for.
W-2s and paystubs if employed, or bank statements and a P&L if self-employed. Cash income needs a paper trail — deposit it.
A credit score if you have one. If not, we build alternative credit from twelve months of rent, utilities, phone, and insurance.
Seasoned 60 days in a bank account. Gift funds from family are allowed on most programs. Undocumented cash is the number one killer.
ITIN programs are portfolio products and vary more between investors than agency loans do. These are the typical guardrails.
| Guideline | Purchase | Refinance |
|---|---|---|
| Minimum down | 15–20% typical · 10% on select programs | — |
| Max LTV | Up to 85% | Up to 80% rate/term · 75% cash-out |
| Minimum FICO | 580–660 typical · alternative credit accepted with no score | Same |
| Max DTI | 43–50% depending on program | Same |
| Income documentation | 2 years of ITIN tax returns · bank statement options for self-employed | Same |
| Alternative credit | 12 months each of 3–4 tradelines: rent, utilities, phone, insurance | Same |
| Reserves | 2–6 months PITI after closing | Same |
| Property types | Primary residence · 1–4 unit · condo · second home on select programs | Same |
| Gift funds | Allowed on most programs with proper documentation | — |
| Terms | 30-yr fixed · 5/6, 7/6 ARM · interest-only on select programs | Same |
Yes. An ITIN mortgage uses your Individual Taxpayer Identification Number in place of a Social Security number. You will generally need two years of tax returns filed with that ITIN, documented income, and 15–20% down. Your immigration status is not part of the underwriting decision.
No. ITIN lending does not require permanent residency or an employment authorization document. If you do have an SSN or EAD, though, tell me — you may qualify for FHA or conventional financing at meaningfully better terms.
Fifteen to twenty percent is typical, and select programs go to ten percent for borrowers with strong credit and reserves. Gift funds from family are allowed on most programs with proper documentation.
That is common and workable. We build an alternative credit profile from twelve months of payment history on three or four accounts — rent, utilities, cell phone, and insurance are the usual four. A landlord ledger or cancelled checks will do for rent.
Only for the portion you can document. Cash that never touches a bank account cannot be used. If you are planning to buy in the next year or two, start depositing your income now and file your returns accordingly — that single habit is what makes the file work.
Higher than conventional, yes — these are portfolio loans the lender keeps on its own books rather than selling. But they are real 30-year fixed mortgages with normal amortization, and you can refinance later if your situation changes.
On many programs, yes — one to four units, with you occupying one of them. The rental income from the other units can often help you qualify. This is a popular route in Queens and Brooklyn.
Licensed across New York State — with deep roots in Albany and the Capital Region.
Don't see your town? Reach out — I lend statewide, NYC included. Or see every Capital Region town.