ITIN Loans
Home financing for ITIN tax filers without a Social Security number.
Tanner & Zac Cook NMLS #2090424 / #2111496Cornerstone First Mortgage, LLC NMLS #1738554.89 · 45 reviews of Tanner Cook on Experience.comShort answer
An ITIN loan is a non-QM mortgage for people who file U.S. taxes with an Individual Taxpayer Identification Number instead of a Social Security number. Income is documented the same alternative ways as other non-QM loans, commonly bank statements or 1099s, and a thin credit file can be supplemented with rent, utility and insurance payment history.
Written by Zac Cook, NMLS #2111496 · Updated
What is an ITIN loan?
An ITIN loan is a non-QM home loan for borrowers who file U.S. taxes with an Individual Taxpayer Identification Number (ITIN), the 9-digit number the IRS issues to people who need a U.S. taxpayer identification number but aren’t eligible for a Social Security number. You qualify with your ITIN, your tax-filing history, alternative income documentation, and traditional or alternative credit.
Built for borrowers who file taxes with an individual taxpayer identification number (itin) instead of a social security number.
You file and pay your taxes every year using an Individual Taxpayer Identification Number because you don't have a Social Security number. You've built a life, maybe a business, and you're ready to own a home — but most lenders' systems stop cold at the SSN field, as if paying taxes and holding a steady income don't count.
An ITIN loan is built for you. It lets tax-paying borrowers who use an ITIN finance a home without a Social Security number, using the income and credit history you have actually established. Many ITIN borrowers are self-employed, so these loans often pair naturally with the alternative income documentation used across our other programs.
What does an ITIN loan require?
- What you provide:
- A valid, current ITIN, a consistent tax-filing history, and alternative income documentation such as bank statements or 1099s.
- History needed:
- A consistent tax-filing history under your ITIN; income history follows the documentation method you use.
The guideline parameters for this program are below. Guidelines subject to change without notice.
- Borrower type
- ITIN tax filers without a Social Security number
- Credit
- Traditional and/or alternative tradelines considered
- Max LTV / loan amount
- Up to 85% to $2M
- Cash-out
- Available
- Income documentation
- Alternative documentation accepted (e.g., bank statements or 1099s)
- Rate structure
- Fixed and adjustable options available
- Occupancy
- Primary residences, second homes and investment properties
- Eligible properties
- Single-family, townhome, condo, and non-warrantable condo
- Title / vesting
- Individual vesting
How is income calculated on an ITIN loan?
The same way as the documentation method you use, commonly bank statement deposits or 1099 earnings.
How ITIN qualification works
Instead of a Social Security number, you qualify with your ITIN and your documented tax and income history. Income is established the same way it is on our other self-employed programs — commonly bank statements or 1099s — so an ITIN borrower who owns a business follows a familiar alternative-documentation path, just anchored to the ITIN rather than an SSN.
Because some ITIN borrowers have limited conventional credit, underwriters frequently accept alternative tradelines to build a credit picture: 12 months of on-time rent, utility payments, insurance, or cell-phone history can demonstrate responsibility where a traditional credit file is thin. The stronger and more complete your documented history, the better your terms.
What you can finance
ITIN loans on this program reach up to 85% loan-to-value on loans to $2M, and they are not limited to a primary residence — second homes and investment properties are eligible, and cash-out refinancing is available for borrowers who have built equity and want to access it.
What you bring to the table
A valid, current ITIN; a consistent tax-filing history; income documentation through an accepted alternative method; and the assets for your down payment and reserves. As with every program here, an ability-to-repay determination is made. We will tell you up front which documentation path fits your situation best.
ITIN loan vs. conventional: which fits you?
The core difference between an ITIN loan and a conventional loan is the identifier you qualify under — but a few other terms follow from that.
| Feature | ITIN Loans | Conventional loan |
|---|---|---|
| Identifier | ITIN LoansITIN (no SSN required) | Conventional loanSocial Security number required |
| Credit | ITIN LoansTraditional and alternative tradelines | Conventional loanTraditional credit file |
| Income proof | ITIN LoansAlternative docs (bank statements, 1099s) | Conventional loanTax returns and full income docs |
| Loan amounts | ITIN LoansUp to 85% to $2M | Conventional loanConforming / high-balance limits |
| Occupancy | ITIN LoansPrimary, second, or investment | Conventional loanPrimary, second, or investment |
Compare with related programs
Most self-employed ITIN borrowers document income with bank statements — the two programs are frequently combined.
If you have no U.S. credit or tax history at all and are not a resident, the foreign national program may fit better than ITIN.
See all eight side by side in the self-employed loan program comparison.
What are the trade-offs of an ITIN loan?
- An ITIN loan usually costs more than a conventional loan, because non-QM loans aren’t backed by Fannie Mae or Freddie Mac.
- Fewer lenders offer ITIN loans, so guidelines and pricing vary more by investor.
- Expect to document your ITIN and your tax-filing history in addition to your income.
When is an ITIN loan not a fit?
- You have a Social Security number. Our other programs or a conventional loan may fit better.
- You don’t file U.S. taxes. The foreign national program is built for buyers based abroad.
- Your ITIN has expired. Renew it with the IRS first.
ITIN loan FAQs
Can I get an ITIN loan without a Social Security number?
Yes, an ITIN loan is built for tax filers who use an Individual Taxpayer Identification Number instead of an SSN, using your documented income and credit history to qualify.
What is an ITIN, and why does an ITIN loan use it?
An ITIN loan is built around the Individual Taxpayer Identification Number, a 9-digit number the IRS issues to people who need a U.S. taxpayer identification number but aren’t eligible for a Social Security number. Your ITIN and the tax returns filed under it show the lender your filing history.
How much can I borrow with an ITIN loan?
Up to 85% loan-to-value on loans to $2M, subject to guidelines and your documentation.
What if I have little traditional credit for an ITIN loan?
An ITIN loan can work with a thin credit file: underwriters often accept alternative tradelines such as 12 months of on-time rent, utilities, insurance, or cell-phone payments to establish a credit picture where a traditional file is thin.
How do I prove my income for an ITIN loan?
An ITIN loan uses accepted alternative documentation, commonly bank statements or 1099s, the same methods used across our other self-employed programs. No tax returns are required when you qualify with bank statements instead.
Can I buy an investment property with an ITIN loan?
Yes, an ITIN loan can be used for primary residences, second homes, and investment properties, and cash-out refinancing is available.
Do I need to have filed taxes to get an ITIN loan?
Yes, a consistent tax-filing history under your ITIN is important for an ITIN loan; it is a core part of demonstrating income stability and responsibility.
Can I do a cash-out refinance with an ITIN loan?
Yes, cash-out is available for ITIN borrowers who have built equity, subject to the applicable loan-to-value limits.
Is an ITIN loan the same as a foreign national loan?
No, an ITIN loan is different from a foreign national loan. ITIN loans are for tax filers with a U.S. tax and income history but no SSN. Foreign national loans are for borrowers with no U.S. credit, green card, or SSN, and use a different documentation approach.
How large a down payment do I need?
It depends on the loan-to-value tier your loan amount falls into: larger loans call for more equity, and your credit and reserves can shift where you land. Share your target price and savings, and we will show you which tier fits and what that means for your cash to close.
Guideline notes
July 2026 update: ITIN lending remains available for primary residences, second homes, and investment properties, including cash-out refinances. Because ITIN borrowers may have thinner or nontraditional credit, investors will often consider alternative tradelines — rent, utilities, insurance — alongside any conventional credit you have.
Expect to document a valid, current ITIN and a consistent tax-filing history. Income can typically be shown through the same alternative methods used on our other programs, such as bank statements or 1099s. Program availability and guidelines are subject to change without notice.
Guides for ITIN loans
Sources
Federal rules and agency guides referenced on this page. Non-QM investors set their own guidelines, which vary by investor.
Talk to the Cook Brothers Mortgage Team about your file
We check your scenario in-house against the 25+ non-QM investor programs we underwrite to, then run your file against the guidelines of the one that fits. Start with the two-minute qualifier or reach out directly.
Non-QM loan programs. Alternative income documentation required. All loans subject to underwriting approval, income/asset verification, and ability-to-repay determination. Not all applicants will qualify. Program availability and guidelines subject to change without notice.