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Immigrant home buyers

Your immigration status shapes which loans you can use. This topic explains the options for permanent residents, visa holders, DACA recipients and ITIN filers, including recent rule changes.

ITIN Mortgages: How to Buy a House With an ITIN in 2026

Yes, you can buy a house with an ITIN. An ITIN mortgage is a home loan for borrowers who file taxes with an Individual Taxpayer Identification Number instead of a Social Security number. Most come from community banks, credit unions, CDFIs and non-QM lenders, and they usually cost more than FHA or standard conventional loans.

Updated October 18, 2026 · 9 min read
Read guide: ITIN Mortgages: How to Buy a House With an ITIN in 2026
Mortgages for Immigrants: Loan Options by Immigration Status (2026)

Yes, non-citizens can get a mortgage, but the loan type depends on immigration status. Green card holders can use FHA, conventional, VA (with service) and USDA loans like citizens. Since May 25, 2025, work-visa holders and DACA recipients cannot get new FHA loans, so they usually look at conventional or non-QM loans.

Updated October 18, 2026 · 8 min read
Read guide: Mortgages for Immigrants: Loan Options by Immigration Status (2026)

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Key dates and rule changes

May 25, 2025FHA stops insuring new loans for non-permanent residents (case numbers on or after this date).
November 16, 2025Fannie Mae's automated underwriting no longer sets a fixed minimum credit score.
January 1, 20262026 conforming ($832,750 baseline) and FHA loan limits take effect.
December 31, 2026ITINs not used on a federal tax return for three straight years expire at the end of the year.
January 1, 2027FHA begins accepting FICO 10T and VantageScore 4.0 credit scores.

Dates from HUD, Fannie Mae, FHFA and IRS notices. Check the linked guides for details.

Mortgage glossary

APRAnnual percentage rate: the yearly cost of a loan including interest and certain fees, so you can compare offers.
AmortizationPaying a loan down in equal monthly payments, where early payments are mostly interest and later ones mostly principal.
AppraisalA licensed appraiser's opinion of the home's market value, used by the lender to size the loan.
ARMAdjustable-rate mortgage: the rate is fixed for a set period, then changes with an index plus a margin, within caps.
Closing costsFees and prepaid items paid at closing, such as lender fees, title, recording, taxes and insurance.
Conforming loanA conventional loan at or below the FHFA loan limit that meets Fannie Mae or Freddie Mac rules.
Down payment assistance (DPA)Grants or second loans from states, cities or nonprofits that help pay a down payment or closing costs.
DTIDebt-to-income ratio: monthly debt payments divided by gross monthly income, shown as a percentage.
DSCRDebt service coverage ratio: a rental property's rent divided by its monthly housing payment.
EscrowAn account the servicer uses to collect and pay your property taxes and homeowners insurance.
FHA loanA mortgage insured by the Federal Housing Administration, allowing 3.5% down with a 580 credit score.
Funding feeA one-time VA loan charge that helps fund the program; some veterans are exempt.
ITINIndividual Taxpayer Identification Number from the IRS, for people who file taxes but cannot get a Social Security number.
Jumbo loanA loan above the conforming loan limit for its county, with stricter rules.
Loan EstimateA standard three-page form lenders must give within three business days of your application.
LTVLoan-to-value ratio: the loan amount divided by the home's value or price, whichever is lower.
MIPFHA mortgage insurance premium: an upfront charge plus an annual premium paid monthly.
Non-QM loanA mortgage outside the CFPB Qualified Mortgage rules, often using other income proof such as bank statements.
PITIPrincipal, interest, taxes and insurance: the main parts of a monthly housing payment.
PMIPrivate mortgage insurance on conventional loans with less than 20% down; it can be removed later.
PointsUpfront fees, each equal to 1% of the loan, paid to lower the interest rate.
Pre-approvalA lender's conditional review of your credit, income and assets, showing a likely loan amount.
ReservesSavings left after closing, counted in months of housing payments.
USDA loanA zero-down mortgage guaranteed by the US Department of Agriculture for eligible rural and suburban areas.
VA loanA mortgage guaranteed by the Department of Veterans Affairs for eligible service members, veterans and surviving spouses.

Common questions about this topic

Do I need to be a US citizen to buy a house?

No. There is no citizenship requirement to own property in the US. What changes with your status is which loan programs you can use.

Can green card holders get FHA loans?

Yes. Lawful permanent residents are eligible for FHA loans on the same terms as US citizens, with proof of status.

Can non-permanent residents get FHA loans?

Not for new case numbers assigned on or after May 25, 2025. HUD removed non-permanent residents from FHA eligibility. Many can still use conventional loans with valid status and work authorization.

What is an ITIN loan?

An ITIN loan is a mortgage for people who file US taxes with an Individual Taxpayer Identification Number instead of a Social Security number. They come from private lenders, usually with larger down payments and higher rates.

Government-backed loans

Conventional and jumbo loans

Non-QM and self-employed