Can You Buy a Home With an ITIN in Georgia?

ITIN home loans are harder to find than regular mortgages, and they usually cost more. This guide explains how they generally work, so you can ask good questions.

I’m a real estate agent, not a lender or an attorney, so nothing here is loan, legal, tax or immigration advice. A licensed lender can tell you what you qualify for, and an immigration attorney can answer questions about your status.

What an ITIN is (and what it isn’t)

An ITIN (Individual Taxpayer Identification Number) is a 9-digit number the IRS issues for federal tax purposes. It’s for people who need a U.S. taxpayer number but aren’t eligible for a Social Security number.

The IRS is clear about what an ITIN does not do:

• It doesn’t give or change immigration status.
• It doesn’t authorize you to work in the U.S.
• It doesn’t qualify you for Social Security benefits.
• It isn’t ID outside the federal tax system.

Keep your ITIN current. The IRS says an ITIN expires if it isn’t used on a federal tax return for three tax years in a row. Lenders usually ask for your tax returns.

Why most mortgages aren’t an option

According to the Urban Institute, most mortgage products require a Social Security number to verify identity and pull credit.

• Fannie Mae and Freddie Mac. These companies buy loans from lenders so lenders can keep lending. Fannie Mae accepts an ITIN only if the borrower also meets its legal residency rules, and the Urban Institute found the two largely don’t buy ITIN loans.
• FHA loans. Since May 25, 2025, HUD no longer allows non-permanent residents to get FHA loans.

That can make down payment assistance tricky too. Georgia Dream, for example, works with FHA, USDA, VA or conventional loans, so ask early whether any program fits the loan you’re offered. My down payment assistance guide explains more.

Where ITIN loans come from

The Urban Institute’s 2024 research found that credit unions and community development financial institutions (CDFIs) are the main ITIN lenders, along with some independent mortgage companies. It estimated only 5,000 to 6,000 ITIN mortgages were made nationwide in 2023, so expect to search.

Some ITIN loans are non-QM, meaning they fall outside the CFPB’s Qualified Mortgage (QM) category. A QM can’t have riskier features like interest-only periods, a balance that grows over time, or a term over 30 years. A non-QM loan isn’t automatically a bad loan, but read every term carefully.

What lenders commonly ask for

Every lender sets its own rules. Based on the Urban Institute’s interviews with lenders, these are common:

• Proof of identity in addition to the ITIN, such as a passport from your home country or a driver’s license.
• Two years of tax returns to show your income.
• About three months of bank statements.
• Credit history. Most applicants have a credit score. If you don’t, lenders usually ask for at least two alternative credit references, like rent, cell phone or utility payments.
• Household income. Many lenders count part or all of the income of family members who help pay for housing, if it can be documented.

My credit and pre-approval guides go deeper. Buying with a partner or relative? Read buying a home with someone else.

The usual trade-offs

The Urban Institute reported these typical differences compared with traditional mortgages:

	Typical ITIN loan	For comparison
Interest rate	0.5 to 2 percentage points higher	Urban’s example: if a regular loan is 6.5%, an ITIN loan might be 7.0% to 8.5%
Down payment	10% to 20%	FHA: 3.5%; Fannie Mae/Freddie Mac: at least 3% to 5%

Terms vary from lender to lender. Ask each one for a Loan Estimate, the standard three-page form that shows the estimated rate, monthly payment and closing costs, and compare them. Look for:

• Interest rate: if the right-hand column next to it says “YES,” the rate is adjustable and can change after closing.
• Prepayment penalty: a fee for paying the loan off early.
• Balloon payment: a final payment much larger than the regular monthly payments.

The CFPB calls both of those last features risky.

My closing costs guide walks through the costs you’ll see. And remember: your budget is what decides if a payment works, not the amount a lender approves.

Scam warning signs

Slow down if anyone:

• Promises or guarantees you a loan before you apply. The FTC says legitimate lenders won’t.
• Asks for a big fee up front. The CFPB says that before you get a Loan Estimate, a lender can only charge a fee for your credit report.
• Isn’t licensed. Georgia’s Department of Banking and Finance says to check any mortgage company or loan officer on NMLS Consumer Access, ideally by their NMLS number.
• Asks you to sign blank forms or papers with information that isn’t true.
• Rushes you, or wants payment by gift card, prepaid card, payment app or cryptocurrency: classic warning signs, according to the CFPB.
• Emails new wiring instructions. The CFPB says never follow wiring instructions in an email. Call your settlement (closing) agent or me at a number you already have.
• Offers to “help with your papers” as a notario. The FTC says only an immigration attorney or someone authorized by the U.S. Department of Justice can give you immigration advice.

Be careful with “owner financing” offers too, especially a “contract for deed.” The CFPB explains that with a contract for deed, the seller keeps legal title until you make all the payments. If you fall behind, the seller may try to evict you right away and keep the money and work you put into the house. Never rely on verbal promises: make sure everything is in writing.

Who to ask about what

• Loan options: a licensed lender (check NMLS Consumer Access first).
• Immigration status: an immigration attorney or a DOJ-accredited representative. USCIS’s Legal Services page explains who can help and links to official lists.
• Budget and preparation: a HUD-approved housing counselor, often at little or no cost. The CFPB has a ZIP code search.
• The home search, the offer and the process: that’s me, in English or Spanish.

Your next step

Before I bought my own home, I researched, asked questions and took a homebuyer class. Buying with an ITIN usually takes even more preparation. Don’t rush buying a home. The right house is worth waiting for.

• See the full process in my Gwinnett home buyer roadmap.
• Answer six quick questions in my First Home Plan.
• Have a question? Contact me. You don’t have to figure this out alone.