Conventional, FHA and VA loans generally require a Social Security number and a U.S. credit history. If you don't have one or both, you can still finance a home — through non-QM programs designed for exactly this situation.
Two different programs for two different situations
| ITIN loan | Foreign national loan | |
|---|---|---|
| Who it's for | People who live and work in the U.S. and file taxes with an Individual Taxpayer Identification Number | Buyers who live outside the U.S. |
| Typical property | Primary home (some programs allow second homes and investment) | Investment property or second home |
| Income | Tax returns filed with your ITIN, bank statements or other alternative documentation, depending on the program | Foreign income documentation, or the property's rent (foreign national DSCR) |
| Credit | U.S. credit score if you have one, or alternative credit | International credit report or reference letters, depending on the lender |
| Typical down payment | Often 10%–25% | Often 25%–40% |
What "alternative credit" means
If you don't have a U.S. credit score, many lenders will build a credit picture from your payment history on accounts like:
- Rent — usually 12 months or more, verified by cancelled checks, bank statements or a landlord letter
- Utilities — electric, gas, water, phone, internet
- Auto or renter's insurance
- Other recurring obligations paid on time
Consistent on-time payments matter far more than the type of account. Start keeping copies now — it makes the file much stronger.
Documents to start gathering
- Your ITIN letter from the IRS (ITIN loans) or passport and visa details (foreign national loans)
- Unexpired government-issued photo ID
- Recent tax returns filed with your ITIN, and/or 12–24 months of bank statements
- Proof of your down payment and reserves — funds moved from abroad need a clear paper trail
- Alternative credit documentation, if you don't have a U.S. score
What to expect on rates and terms
Because these are non-QM loans, rates are generally higher and down payments larger than conventional financing. Pricing improves with a bigger down payment, stronger reserves and a solid payment history. Many borrowers buy with an ITIN or foreign national loan first and later refinance into a different program if their circumstances change.
A note on SBA business loans
These residential programs are separate from SBA business financing. Under SBA rules effective March 1, 2026, SBA 7(a) and 504 loans require all business owners to be U.S. citizens or nationals. If you're buying a business or commercial property, ask us about conventional commercial and private-lender options.
See program details on our ITIN loans and foreign national loans pages. Our team speaks several languages — call 510-786-8739.
Frequently Asked Questions
Can I get a mortgage in California with an ITIN instead of an SSN?
Yes. ITIN mortgage programs are non-QM loans for borrowers who file taxes with an Individual Taxpayer Identification Number. Down payments are often 10% to 25%, and rates are typically higher than conventional loans.
Can I buy a home without U.S. credit history?
Many ITIN and foreign national lenders accept alternative credit, such as 12 months or more of on-time rent, utility and insurance payments, or an international credit report.
How much down payment does a foreign national need?
Foreign national programs commonly require about 25% to 40% down, depending on the lender, property type and whether the loan qualifies on the property rent.
Want to know which option fits your situation?
Tell us a little about your scenario. No credit pull to start, and residential inquiries get a response the same business day.
Get Pre-Qualified or call 510-786-8739This article is for general educational purposes only and is not a commitment to lend or an offer of credit. Loan programs, guidelines, rates and eligibility change often and vary by lender; all loans are subject to credit approval, underwriting and property eligibility. SI MTG is a mortgage broker, not a lender. This is not tax or legal advice — consult a qualified tax professional or attorney about your situation. NMLS #300923 · CA DRE #01480904 · Equal Housing Opportunity.