For Texas residents who file taxes with an Individual Taxpayer Identification Number (ITIN) instead of a Social Security Number. The path to homeownership for hardworking immigrants and US-resident foreign nationals who have been paying US taxes for years. Down payments as low as 15%.
An ITIN mortgage is a Non-QM loan for Texas residents who file US taxes using an Individual Taxpayer Identification Number (ITIN) instead of a Social Security Number. ITINs are issued by the IRS to US-resident foreign nationals who don't qualify for SSNs but need to file taxes — including DACA recipients, certain visa holders, undocumented workers paying taxes, and other US-resident foreign nationals.
The product exists because ITIN holders are demonstrably responsible US-resident taxpayers — they file annual returns, pay taxes, often have decade-plus US residence, and have built financial lives in the US — but they cannot access conventional mortgages because Fannie Mae and Freddie Mac require SSN. ITIN mortgages fill this gap with Non-QM underwriting tailored to ITIN-holder profiles.
Texas is one of the most active ITIN mortgage markets in the United States, particularly serving the Mexican, Central American (Salvadoran, Honduran, Guatemalan), Turkish, and other immigrant communities in Houston, DFW, San Antonio, and the Rio Grande Valley.
ITIN Mortgage: You live in the US, file US taxes (with ITIN), have US income, want to buy a US home. Down: 15–20%. Foreign National: You live abroad, no US tax filing, US property is investment or second home. Down: 30–35%. ITIN is dramatically more favorable than Foreign National when the borrower is US-resident — about 1% lower rate and half the down payment. If you have an ITIN and US tax history, ITIN mortgage is your path.
| Tier | ITIN Tax History | Min Credit | Max LTV — Purchase | Reserves | Typical Rate |
|---|---|---|---|---|---|
| Premium | 3+ yrs | 700+ | 85% | 3 mo PITIA | 7.875% |
| Standard | 2+ yrs | 680–699 | 80% | 3 mo PITIA | 8.250% |
| Standard | 2 yrs | 660–679 | 80% | 3–6 mo PITIA | 8.500% |
| Tier-3 | 2 yrs | 620–659 | 75% | 6 mo PITIA | 9.000%+ |
| Subprime | 2 yrs | 600–619 (limited) | 70% | 12 mo PITIA | 9.500%+ |
| Document | Why Required | Common Form |
|---|---|---|
| ITIN letter from IRS | Proves valid ITIN | CP565 or equivalent |
| W-2 employees: 2 yrs W-2 | Documents employment income | Standard W-2 with ITIN in SSN field |
| Self-employed: 2 yrs Schedule C / business returns | Documents SE income | Schedule C / 1040 with ITIN |
| Pay stubs (W-2 employees) | Recent income confirmation | 30 days most recent |
| Bank statements | Reserves verification | 2 mo all accounts |
| ITIN-based credit report | Credit profile | Equifax / TransUnion accept ITIN |
| Lease history (where credit thin) | Alt-credit reference | 12 mo on-time rent |
| Utility payment history | Alt-credit reference | 12 mo on-time payments |
*Many ITIN borrowers have thin traditional credit. Lenders accept "alt-credit" — verifiable on-time payment history on rent, utilities, insurance, phone — to supplement when credit profile is light.
April 2026 illustrative rates. Contact Ethan for current pricing.
700 credit · 6 yrs ITIN tax filing · Stable W-2
680 credit · 4 yrs ITIN · Self-employed contractor
720 credit · 8 yrs ITIN · Mixed status (spouse has SSN)
660 credit · 3 yrs ITIN · Construction worker
700 credit · 5 yrs ITIN · TX 50(a)(6) on existing home
Borrower has SSN · Should use FHA/Conventional
NEXA accesses 200+ wholesale lenders. Below are the top Non-QM partners for this program.
Lima One Capital and ACC Mortgage are the top ITIN wholesale lenders nationally and are particularly Texas-active. Angel Oak and Newfi also have ITIN programs. NEXA confirms current programs at each lender — ITIN policies update quarterly.
| Factor | ITIN Mortgage | Foreign National | FHA / Conventional |
|---|---|---|---|
| Borrower Status | US-resident, no SSN | Non-US resident | US citizen / SSN |
| US Tax Filing | Yes (with ITIN) | No | Yes (with SSN) |
| Min Down Payment | 15–20% | 30–35% | 3.5% (FHA) / 3% (Conv) |
| Typical Rate | 7.9–8.5% | 8.5–9.25% | 6.5–7.0% |
| Min Credit | 660 (some 620) | International credit | 580 (FHA) / 620 (Conv) |
| Max LTV — Purchase | 85% | 60–70% | 96.5% (FHA) / 97% (Conv) |
| Reserves | 3–6 mo | 12 mo | 0–2 mo |
| Source of Funds Review | Standard | Extensive (AML) | Standard |
| Best For | US-resident immigrant family | International investor | Citizens / green card |
ITIN mortgages are dramatically more favorable than Foreign National loans for borrowers who genuinely live and pay taxes in the US:
A Texas resident with an ITIN sometimes gets steered toward Foreign National loans — costing an extra 0.75–1% rate and double the down payment. Solution: If you have an ITIN and 2+ years US tax filings, ITIN mortgage is your path. Foreign National is for non-US residents only.
Many ITIN borrowers operate cash-heavy due to past banking access barriers. Down payment in cash = lender cannot verify source. Solution: Build banking trail 12+ months before applying. Channel income through accounts.
Some ITIN filers minimize income via aggressive deductions. Lower reported income = lower qualifying. Solution: Discuss tax filing strategy with CPA 12 months before mortgage application. File more conservatively (less deductions) for year before mortgage.
ITIN borrower has 1 credit card and a car loan — thin file. Solution: Build alt-credit file: 12+ months of on-time rent, utilities, phone, insurance. Have records ready at application.
Borrower is ITIN; spouse has SSN. Solution: Joint application typically works — ITIN borrower as primary, SSN spouse as co-borrower. Both incomes count. Ethan structures these regularly.
Texas property taxes (2.0–2.8% annually) are dramatically higher than most states. A $300K Texas home has $7K/yr property tax. Solution: File for Texas homestead exemption immediately after closing.
ITIN cash-out on Texas homestead is still subject to 50(a)(6): 80% LTV cap, 12-day notice, 2% closing-cost cap, in-person closing, spousal joinder. Solution: Use Flagstar or Texas-experienced wholesale partner.
DACA recipient eventually gets green card and SSN. Now FHA/Conventional becomes available at 1.5%+ lower rate. Solution: Once SSN obtained, immediately re-evaluate refinance to FHA or Conventional. Ethan tracks borrower status changes proactively.
Ethan helps Texas residents with ITINs achieve homeownership — including Turkish, Mexican, Salvadoran, Honduran, and other immigrant communities. Send him your ITIN, 2 years of tax returns, and target home — free initial qualification analysis.
