Mortgages for Immigrants: Loan Options by Immigration Status (2026)

Yes, immigrants can get a mortgage in the US, but your loan options depend on your immigration status. A mortgage for immigrants is not a single product. It is the same set of loans everyone uses, with different doors open for green card holders, visa holders, DACA recipients, refugees and foreign nationals.

The biggest change is recent. Since May 25, 2025, FHA loans have been limited to US citizens, lawful permanent residents and citizens of three Pacific island nations. That closed FHA to work-visa holders and DACA recipients for new loans. Conventional loans backed by Fannie Mae still cover lawful non-permanent residents, but lenders apply the rules differently.

This guide walks through each status, the programs that fit, how to qualify without US credit history, and which documents lenders ask for. Rules for immigration status are technical. Confirm your situation with the lender, and for any status question, talk to an immigration attorney or a DOJ-accredited representative.

Can a non-citizen get a mortgage?

Yes. Non-citizens who live in the US lawfully get mortgages every year. Lawful permanent residents qualify on the same terms as citizens for FHA and Fannie Mae loans. Other lawful residents can usually use conventional or non-QM loans. People without lawful status usually look at ITIN loans.

Lenders care about two things beyond your status. First, can you repay, based on income, credit and debts? Second, is your income likely to continue? For non-permanent residents, lenders often look at how long your status and work permit are valid and whether renewal is likely.

What changed for FHA loans in 2025?

HUD removed non-permanent residents from FHA eligibility. 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 Micronesia, the Marshall Islands and Palau can get FHA-insured loans.

HUD issued Mortgagee Letter 2025-09 on March 26, 2025. It “removes the Non-permanent Residents sections in its entirety.” It applies to FHA forward mortgages and reverse mortgages (HECMs). HUD said lenders must document lawful permanent residence with evidence from US Citizenship and Immigration Services, and that a Social Security card alone does not prove immigration or work status.

If you started an FHA loan before the change, its case number date matters; ask your lender. See our FHA loan guide for credit, down payment and insurance rules.

What loans fit each immigration status?

Your status is the first filter. Green card holders have the widest choice. Work-visa holders and DACA recipients rely mainly on conventional and non-QM loans. Refugees and asylees may use USDA and conventional loans. Foreign nationals living abroad usually need non-QM loans.

VA loans depend on military service. Eligibility comes from qualifying service and a Certificate of Eligibility. Non-citizen veterans and service members should ask lenders how they document residency, since lender practices vary.

Green card holders: same programs as citizens

Lawful permanent residents can use FHA and Fannie Mae loans on the same terms as US citizens. You need proof of permanent residence, such as your green card, plus the usual income, credit and down payment documents. Your status does not raise your down payment or rate.

HUD’s letter says a permanent resident “may be eligible for FHA-insured financing provided the Borrower satisfies the same requirements, terms, and conditions as those for U.S. citizens.” Fannie Mae’s section B2-2-02 uses the same idea. USDA also accepts lawful permanent residents as qualified aliens. Compare the main programs in our FHA vs conventional guide.

Conditional green cards

A conditional green card (two-year card) still shows lawful permanent resident status. If yours is near expiry, keep proof that you filed to remove conditions. Ask the lender what it needs.

Work visas: H-1B, L-1, TN, E-2 and EAD holders

Work-visa holders can no longer get new FHA loans, but Fannie Mae still buys loans to lawful non-permanent residents on the same terms as citizens. The lender decides whether you are legally present using documents it chooses. Many lenders ask for a valid visa, I-94 and often an EAD.

Fannie Mae “does not specify the precise documentation” needed. Instead, the lender decides based on your case and must warrant that you are legally present. That means two lenders can treat the same visa differently. Freddie Mac has its own non-citizen rules in its Guide, section 5103.2; ask each lender how it applies them.

Income and time left on your status

Lenders want income likely to continue. If your visa or EAD expires soon, they may ask for proof of renewal or an employer letter. Self-employed E-2 investors may be asked for business tax returns. Our bank statement loans guide covers non-QM options for self-employed buyers.

DACA recipients

DACA recipients cannot get new FHA loans. For conventional loans, Fannie Mae’s guide does not name DACA, and lenders decide whether a DACA recipient with a valid EAD meets the legal-presence rules. Some lenders say yes, many say no. Non-QM and ITIN-style loans are other options.

DACA itself is in flux. USCIS’s DACA page says deferred action is granted for two years at a time, subject to renewal, and that it is not processing initial DACA requests at this time while court cases continue. Renewals are being processed. Lenders look closely at renewal timing, so file renewals early.

Refugees, asylees and other humanitarian statuses

Refugees and asylees are lawfully present and count as qualified aliens under federal law, which USDA accepts. Conventional lenders can consider them as lawful non-permanent residents. FHA requires a green card. Refugees and asylees may later apply for one; ask an immigration attorney or DOJ-accredited representative about timing.

USDA’s regulation, 7 CFR 3555.151, requires applicants to be US citizens, US non-citizen nationals or qualified aliens as defined in federal welfare law (8 U.S.C. 1641). That group covers lawful permanent residents, refugees and asylees, among others. Our USDA loan guide covers income limits and eligible areas.

Other humanitarian statuses, such as Temporary Protected Status (TPS) or parole, are handled case by case. These are exactly the questions to take to an immigration attorney or DOJ-accredited representative before applying.

Foreign nationals who do not live in the US

People who live abroad and do not have US residency generally cannot use FHA, USDA or Fannie Mae loans. Their main option is a non-QM “foreign national” loan from a private lender. These loans usually need a larger down payment, higher reserves and a higher rate.

Foreign national programs may accept foreign credit reports, international bank statements and income documents from your home country, often translated. Rules vary widely, so compare written offers from several lenders before you commit.

How do you qualify without US credit history?

You may still qualify. Fannie Mae lets lenders build a nontraditional credit history from records like rent and utilities when no borrower has a credit score, with extra limits. FHA also allows manual underwriting for borrowers without a score. Non-QM lenders may accept foreign credit reports.

Fannie Mae’s section B3-5.4-01 says manually underwritten loans with nontraditional credit must be a one-unit primary home, a purchase or limited cash-out refinance, at baseline loan limits, with a maximum 36% debt-to-income ratio. Homeownership education is also required in some no-credit cases.

What documents do immigrant borrowers need?

Expect the standard mortgage file plus status documents. Lenders usually want ID, proof of status, two years of income history, recent pay stubs, tax returns, bank statements and proof of your down payment source. Keep copies of every immigration document and renewal receipt.

1. Proof of status: green card, visa and I-94, EAD, or refugee or asylee documents.
2. Identity: passport or other government photo ID.
3. Tax number: Social Security number, or ITIN where the program allows it.
4. Income: pay stubs, W-2s, tax returns, and an employer letter if your status is tied to a job.
5. Assets: two or more months of bank statements; translations of foreign accounts if used.
6. Credit: a US credit report, or rent, utility and insurance records for nontraditional credit.

Our mortgage requirements by loan type guide lists credit, down payment and DTI rules for each program.

Next steps

Start with your status, then shop lenders that work with it. Get preapproval letters in writing, compare Loan Estimates, and avoid anyone who offers immigration advice without a license. USCIS warns that a notario publico cannot give immigration legal help; only attorneys and DOJ-accredited representatives can, as its scam guidance explains.

If you file taxes with an ITIN and do not have lawful status, read our ITIN mortgage guide. If you are comparing every loan type at once, see types of mortgage loans compared.