Are you planning to buy a home in the USA as an immigrant this year, with a work visa, a green card, or only an ITIN?
Good news — this page is your one-stop guide to the loan types and the real lenders that publish programmes for immigrants, with honest numbers, the documents you will need and the steps to stay safe before you sign anything.
Whether you’re coming through a USA jobs visa sponsorship, a work permit, or a student visa, or you already hold a green card, buying a home is the biggest money decision you will make.
This guide is general information, not financial, legal or immigration advice. Rules, rates and lender programmes change, and everything here was checked in October 2026. Confirm every detail with the lender and, where your status is involved, with a licensed immigration lawyer.
1. Why You Need to Know Your Loan Type First
Most mortgage trouble for newcomers starts with one wrong assumption.
People assume that “a mortgage is a mortgage.” It is not. The loan type decides whether your visa, your EAD, your ITIN or your green card is accepted at all.
Here is the short version, checked in October 2026:
- Fannie Mae buys mortgages made to lawful permanent residents and lawful non-permanent residents on the same terms available to U.S. citizens.
- Freddie Mac’s Guide says a non-citizen lawfully residing in the US as a permanent or non-permanent resident is eligible on the same terms as a citizen.
- FHA loans are now limited. HUD Mortgagee Letter 2025-09 removed non-permanent residents from FHA eligibility for case numbers assigned on or after 25 May 2025. Lawful permanent residents stay eligible.
- ITIN and foreign national loans are separate “non-traditional” products from individual lenders, usually with bigger down payments.
It’s the smartest move for:
✅ Work-visa holders (H-1B, L-1, E-2 and similar) who want a conventional loan
✅ Green card holders who can use the widest range of programmes
✅ ITIN holders with tax returns but no Social Security number
✅ Newcomers with no US credit history who need to know what lenders accept instead
USDA loans are a fourth route for some buyers. The USDA guaranteed programme says applicants must be a U.S. citizen, a U.S. non-citizen national or a qualified alien. Household income cannot exceed 115% of the area median, the home must be in an eligible rural area and be your primary residence, and the programme offers 100% financing with no down payment. USDA’s direct programme says applicants must meet citizenship or eligible non-citizen requirements, and its page does not define the categories, so ask a USDA-approved lender how your status is treated.
HUD reported on 9 October 2026 that the share of FHA purchase loans going to non-permanent residents fell from about 6% to nearly zero after the change. HUD’s release notes that some of these borrowers have turned to conventional loans, which Fannie Mae and Freddie Mac allow for lawful non-permanent residents. It also notes that overall volume to this group in conventional loans stayed relatively stable instead of rising to fill the gap, so do not assume a conventional lender will say yes automatically. Ask early.
Pick the loan type first. Then pick the lender.
2. What to Expect When You Apply
A mortgage application is a paperwork exercise.
The lender wants to know three things: who you are, whether you are legally present, and whether you can repay.
Fannie Mae says the lender decides what documents to accept as proof of legal presence, based on the circumstances of each case. In its own examples, a borrower is treated as legally present when they have an SSN or an ITIN and current, verified status, shown through documents such as an EAD, a green card or a work visa.
A borrower whose work visa has expired, with no pending renewal, is not legally present for that purpose.
On the money side, expect to hand over pay stubs, bank statements, tax returns and ID. One credit union page lists two years of address and employment history, 30 days of pay stubs and two years of W-2s for salaried borrowers, and two years of tax returns for the self-employed.
Expect questions about your visa dates too.
An ITIN is not proof of lawful status. The IRS says it is issued for federal tax purposes only. Some ITIN lenders therefore ask for different documents than a conventional lender does, and it is worth asking each one exactly what it needs.
Be ready for a few weeks of back-and-forth. Underwriters often ask for one more document, and a quick reply keeps your file moving.
A mortgage does not change your immigration status. Owning a house gives you no visa and no right to enter the country. If you are outside the US, entry rules are separate: Presidential Proclamation 10998 partly suspends immigrant visas and B, F, M and J visas for Nigerian nationals outside the US, while Ghana and Kenya are not on that list.
3. Typical Costs for New Immigrants
Let’s be honest about what a mortgage really costs.
The headline rate is only part of the story. Here are the real numbers, checked in October 2026:
- Freddie Mac’s weekly average for a 30-year fixed-rate mortgage was 7.40% on 15 October 2026, unchanged from the week before and up from 6.27% a year earlier. The 15-year fixed average was 6.71%.
- Fannie Mae’s HomeReady allows a 3% down payment, and Freddie Mac’s Home Possible also lists 3%, with qualifying income limited to 80% of area median income.
- ITIN programmes published by lenders range from a 10% down payment (WeOKIE Credit Union), to a 90% maximum loan-to-value at Peak Credit Union (which implies at least 10%), to 15% (JVM Lending) and “as little as 20%” (Quontic).
- HomeAbroad’s page says foreign national loans typically need 20–25% down.
Here is simple arithmetic on a $300,000 home, using the 7.40% national average. It is an illustration, not an offer, and it leaves out property tax, insurance and any mortgage insurance:
- 3% down is $9,000 and the loan is $291,000, a principal-and-interest payment of about $2,015 a month.
- 10% down is $30,000 and the loan is $270,000, about $1,869 a month.
- 20% down is $60,000 and the loan is $240,000, about $1,662 a month.
- 25% down is $75,000 and the loan is $225,000, about $1,558 a month.
ITIN rates are not published by the lenders checked. JVM Lending says ITIN rates are typically a few percentage points above conventional rates. Rates vary by credit, down payment, loan size, state and lender.
4. Real Example: A Software Engineer from Bengaluru’s First Home Search in Dallas
This is an illustrative case, not a real person.
A software engineer from Bengaluru holds an H-1B visa and has worked for the same employer for two years. She has a US credit score after 18 months of paying a card on time.
She plans a $300,000 home. She compares a 3% down conventional loan with a 10% down loan.
At the October 2026 national average, the 3% option costs about $2,015 a month and needs $9,000 down. The 10% option costs about $1,869 and needs $30,000 down.
She asks each lender for a written Loan Estimate and compares the interest rate, fees and mortgage insurance side by side.
Result: she chooses the loan that she can afford even if rates stay high, not the one with the lowest down payment.
5. Why Starting Early Gives You the Advantage
Smart immigrants start early, because the clock that matters is not the house — it is the paperwork.
Credit history takes months to build. Tax returns take a year to file. An ITIN application through the IRS takes about 7 weeks for a decision, or 9 to 11 weeks during tax season (15 January to 30 April) or if you apply from overseas.
Visa and EAD dates matter too. A lender cannot close on a borrower whose status document has expired and has no pending renewal.
The earlier you start, the more lenders you can compare, and the more time you have to fix a problem before it costs you a house.
Think of it like a long flight. You do not check in at the airport on the day you travel. You prepare weeks ahead.
Start at least six to twelve months before you plan to buy. Use that time to check your credit report, save for the down payment and collect your documents.
Verified Mortgage Lenders You Can Apply With in the USA Today
Let’s be honest — not every lender serves every immigrant.
Some serve ITIN holders. Some serve visa holders. Some publish almost nothing. Where a lender’s own page does not say, this guide says “not published.”
Here are seven options, with what each one is actually good for.
1. Quontic Bank – ITIN Home Loans
Quontic describes ITIN mortgages for borrowers who are not U.S. citizens or permanent residents, including borrowers with expired but eligible EADs or visas.
Why immigrants love it: it accepts a 12-month CPA or tax-preparer profit and loss statement for ITIN mortgages, and its page says tax returns, W-2s and extensive bank statements are not required for its non-traditional programmes.
Down payment: depending on the programme, as little as 20%. Gift funds from relatives are accepted for 100% of the down payment and closing costs on non-traditional mortgages for eligible applicants. Gifts from grant or financial assistance companies are not allowed.
Quontic says it is registered to lend in all 50 states, with the warning that not all products are available in all states or amounts.
Minimum credit score and rates are not published. The page itself was dated 15 August 2024, so confirm everything with a loan specialist.
Ideal for self-employed ITIN holders who can put 20% down and cannot show W-2 income.
2. JVM Lending – ITIN Mortgage
JVM Lending publishes the most detailed ITIN terms of the lenders checked.
Why it’s worth it: it asks for a valid ITIN card or an IRS letter showing the ITIN, a two-year employment history, a minimum credit score of 660 and 12 months of income documentation. It says no visa or Social Security number is required.
The minimum down payment is 15%, with loan-to-value up to 85% and debt-to-income up to 55%. Gift funds are allowed for the down payment and closing costs.
Its page says rates are typically a few percentage points above conventional rates. Exact rates are not published.
It lists licences in AZ, CA, FL, GA, ID, IL, LA, MA, OR, TN and TX, but the page does not say the ITIN programme is available in all of them, and says some products may not be available everywhere.
Ideal for ITIN borrowers with a 660+ score and 15% down in one of its licensed states.
3. Peak Credit Union – ITIN Mortgage Program
Peak Credit Union’s ITIN programme is for members with a valid, unexpired ITIN card instead of a Social Security number.
Why it’s great: it offers fixed-rate products with a maximum 90% loan-to-value, which implies at least 10% down. The page does not state a minimum down payment directly.
Rules on the page: purchase only, owner-occupied, in Washington or Oregon, 1–2 unit homes, warrantable condos and manufactured homes on up to 10 acres, a first-time buyer education class, and Peak membership for at least 30 days before closing. Conforming loan limits apply.
Credit score requirements, documentation details and rates are not published. The page says rates depend on creditworthiness, qualifications and collateral.
Ideal for ITIN holders buying a primary home in Washington or Oregon who are comfortable joining a credit union.
4. WeOKIE Credit Union – ITIN Mortgage
WeOKIE’s ITIN mortgage is open to members with an ITIN in place of an SSN, and members with no credit are eligible.
Advantages: the minimum down payment is 10%, with purchases up to 90% loan-to-value and refinances up to 80%. Gift funds are allowed.
You need two years of tax returns filed under your ITIN, proof of the ITIN, a photo ID and your most recent 30 days of pay stubs.
Terms are fixed at 15, 20 or 30 years, for a primary residence in average, move-in-ready condition. Cash-out refinances are capped at 80% LTV and $50,000 of cash out.
The page says Spanish-speaking mortgage professionals are available. Rates are not published, and the page does not name a state, so confirm the membership area.
Ideal for no-credit-history borrowers with two years of ITIN tax returns and 10% down.
5. Rio Grande Credit Union – ITIN Home Loans
Rio Grande Credit Union lists ITIN home loans for members with an ITIN instead of an SSN, for purchases or refinances of primary residences and 1–4 unit investment property.
Pros: at least one borrower must have a valid ITIN. The page accepts an ITIN card plus a second form of ID, such as a government-issued photo ID, state ID, passport, visa or Matricula Card.
Down payment, credit score requirements, loan terms and rates are not published on the page. The page says the programme is for members who “live and work in our community” without naming a state or area.
The page itself is labelled “Internal Use Only” and carries no date, so treat it as a lead to confirm by phone, not as final terms.
Ideal for ITIN holders who want to ask a community credit union about investment property as well as a home.
6. HomeAbroad – Foreign National and DSCR Loans
HomeAbroad says it offers foreign national programmes for borrowers without US credit or income history, for homes and investment properties.
Why it’s practical: for most DSCR (debt service coverage ratio) loans, approval focuses on the property, your assets, down payment and reserves rather than personal income or employment. Typical documents are a valid passport, a visa if available, bank statements and a signed purchase contract.
Down payments are described as 5–20% with established US credit and “typically 20–25%” for foreign nationals. The page also offers loans up to $5 million.
The page contains conflicting statements, including on whether a US credit score or tradelines are needed. Its rate range of 3% to 7% carries no date, so this guide does not rely on it. Its own footer says to verify terms directly.
It does not mention ITINs. Its loans are offered by HomeAbroad Loans LLC.
Ideal for non-residents and investors with strong savings who want to buy rental property. Not a first choice if you plan to live in the home on a work visa and qualify for a conventional loan.
7. Providence Credit Union – Conventional Loans with Published Rates
Providence Credit Union is included as an example of a mainstream credit union that publishes its mortgage rates openly.
Why it’s useful: its page, with a stated rate date of 15 October 2026, lists a 30-year fixed at 7.125% (APR as low as 7.338%), a 15-year fixed at 6.500% and 5-, 7- and 10-year fixed-period options, with rates that include a 1% loan fee. It also offers portfolio loans with more flexible standards for less-than-perfect credit.
Its checklist asks for Social Security numbers, two years of address and employment history and pay records. ITIN eligibility and immigration-status rules are not published on that page.
Membership is required, and the page does not define a geographic area.
Ideal for borrowers with an SSN who want a benchmark to compare against bigger lenders. If you have an ITIN or a visa, call and ask before applying.
8. Real-Life Example – A Nurse from Accra’s Route to a Conventional Loan
This is an illustrative case, not a real person.
A nurse from Accra has a green card and a US credit score of 690 after two years in Atlanta.
She considers FHA, because FHA is open to lawful permanent residents on the same terms as citizens. She also considers a conventional loan with 3% down through a lender selling to Fannie Mae or Freddie Mac.
She asks each lender for the same Loan Estimate and compares the total cost, including mortgage insurance.
Result: she picks the cheaper of the two, rather than the one a friend recommended.
9. Quick Comparison Table
| Lender | Best For | Published Terms | Key Requirement |
|---|---|---|---|
| Quontic Bank | Self-employed ITIN borrowers | As little as 20% down; all 50 states (not every product everywhere); rates not published | ITIN; 12-month P&L accepted; page dated Aug 2024 |
| JVM Lending | ITIN borrowers with a 660+ score | 15% down; up to 85% LTV; DTI up to 55%; rates not published | ITIN card or IRS letter; two-year work history; 12 months of income documents |
| Peak Credit Union | ITIN buyers in Washington or Oregon | Fixed rates; 90% max LTV; rates not published | Valid ITIN card; 30-day membership; first-time buyer class |
| WeOKIE Credit Union | No-credit ITIN borrowers | 10% down; 90% LTV on purchases; 15/20/30-year fixed; rates not published | Two years of ITIN tax returns; 30 days of pay stubs |
| Rio Grande Credit Union | ITIN holders; investment property | Not published; page marked “Internal Use Only” | ITIN card plus second ID; membership |
| HomeAbroad | Foreign nationals and DSCR investors | Typically 20–25% down; up to $5 million; page has conflicting figures | Passport; assets and reserves; confirm directly |
10. Pro Tip: Get Pre-Approved Before You Shop
Ask for a pre-approval before you look at houses.
A pre-approval shows what a lender is willing to lend and tells you early if your visa, EAD or ITIN is a problem.
Get Loan Estimates from at least three lenders. The CFPB advises you to get official loan offers from several lenders, compare them and choose the best offer.
Review your credit report first, as the CFPB suggests, and keep every document in one folder.
If you are shown a lender you cannot verify, check its licence before you share your passport or bank details.
Step-by-Step Guide: How to Apply, Verify and Close Safely
So you’ve found a lender that fits your status. Now what?
Follow each step carefully so you don’t lose money or time.
Step 1: Get Your Documents Ready
Passport, visa or green card, EAD if you have one, SSN or ITIN, pay stubs, bank statements, tax returns and your job offer or employer letter.
Fannie Mae leaves the choice of status documents to the lender, so ask which ones yours will accept.
Make sure none of your status documents has expired. An expired work visa with no pending renewal is treated as not legally present.
Step 2: Check Your Status and Dates
Write down every expiry date: visa, I-94, EAD, passport.
Ask the lender how it treats a status that expires soon. Fannie Mae’s guidance says that when income continuity is required, the renewal period of your status does not affect that analysis, and that Fannie Mae will not seek repurchase solely because your status changes after closing, for loans that met the requirements.
Lenders can set stricter rules of their own, so ask in writing.
Step 3: Choose Your Loan Type
Match your status to the loan.
Green card: conventional, FHA and USDA are all possible. Work visa or EAD: conventional through Fannie Mae or Freddie Mac. ITIN only: non-traditional ITIN lenders. Foreign national: DSCR or foreign national programmes.
FHA is not available to non-permanent residents under HUD Mortgagee Letter 2025-09.
Step 4: Check Your Credit and Build It If Needed
Pull your credit report and read it carefully.
If you have no US score, Fannie Mae’s nontraditional credit rules allow rent, utilities, phone, insurance and similar payments as references, in some loans.
Ask each lender whether it accepts nontraditional credit, because lenders may set their own rules.
Step 5: Save the Down Payment
Decide which down payment you can afford: 3%, 10%, 15%, 20% or 25%.
Ask whether gift funds are allowed. Quontic, JVM Lending and WeOKIE all say gift funds are allowed on their pages.
Keep the money in your own account for a while. Lenders ask where large deposits came from.
Step 6: Compare Lenders in Writing
Ask at least three lenders for a Loan Estimate.
Compare the interest rate, the APR, the closing costs and the mortgage insurance, not just the monthly payment.
Rates change daily, so ask each lender the date of its quote.
Step 7: Get Pre-Approved and Make an Offer
Give your chosen lender your documents and get a pre-approval letter.
Then make your offer. Read every clause in the purchase contract before you sign.
Ask your agent to explain anything you do not understand.
Step 8: Lock the Rate and Finish the Underwriting
Ask the lender about rate-lock options. One credit union page says lock periods of 15, 30, 45 and 60 days are common, with longer locks available for a fee.
Reply to every request quickly. Do not open new credit cards or take on new debt during underwriting.
Step 9: Close Safely and Stay Alert for Scams
Scammers target homebuyers days before closing, according to the CFPB.
Confirm wire instructions by calling a phone number you already trust, never one from an email.
After closing, keep copies of your closing disclosure and your loan documents safely.
Step 10: Example – A Teacher from Nairobi’s ITIN Mortgage
An illustrative case, not a real person.
A teacher from Nairobi has filed two years of tax returns with an ITIN and has 10% saved. She calls a credit union that publishes an ITIN programme and confirms the area, the paperwork and the rate in writing.
She also asks two other lenders for a Loan Estimate.
Result: she chooses a loan she can afford and keeps every receipt and statement.
Ready to Apply?
You have the loan types. You have the lenders. You have the numbers.
Next, check your documents and your dates, and compare written offers from at least three lenders.
From Mortgage to Permanent Residency: Building Stability in the USA
You’ve closed. You have the keys. Now comes the exciting part — building a stable life in the USA.
1 · When to Move from Renting to Buying
Buy when you have steady income, a credit record and savings beyond the down payment.
A simple test: can you pay the full housing cost, your bills and your savings goal for six months without stress? If yes, you are ready to look.
Consider how long you plan to stay. If your visa may end in a year or two, buying is riskier, because selling costs money.
2 · Permanent Housing 101
A mortgage payment is not just principal and interest.
Add property tax, homeowners insurance and, if your down payment is below 20%, mortgage insurance. Those amounts vary by county, state and policy, so ask for estimates from the lender.
Providence Credit Union’s page notes that mortgage insurance applies to down payments under 20% and can be cancelled once the loan balance drops to roughly 75% to 80% of the property value.
Budget for repairs too, because there is no landlord to call.
3 · Boosting Your Credit Score (FICO)
A good credit score helps you get lower rates later and makes a refinance easier.
Pay every bill on time, keep card balances low and avoid opening many accounts at once.
Newcomers can also use international credit history in some cases. Nova Credit says it lets newcomers use their foreign credit history from select countries to apply for US credit cards, and its page lists countries including Nigeria, Kenya, India, Mexico and the Philippines. Its page does not say that mortgage lenders accept it, and it notes that foreign national mortgage lenders often pull international credit reports manually. Ask your lender what it accepts.
If you have no score at all, ask whether the lender can use nontraditional references. Under Fannie Mae’s rules, those are rent, utilities, insurance, a phone bill and similar payments documented over 12 consecutive months. The number depends on the loan: at least two for loans underwritten through Fannie Mae’s automated system, three for manually underwritten HomeReady loans and four for other manually underwritten loans.
4 · Plan Financially Like a Pro
This table shows principal-and-interest payments on a $300,000 home at the 7.40% Freddie Mac national average (15 October 2026), calculated with simple arithmetic.
| Expense | Average Monthly Cost |
|---|---|
| Principal and interest, 3% down ($9,000 down; $291,000 loan) | About $2,015 |
| Principal and interest, 10% down ($30,000 down; $270,000 loan) | About $1,869 |
| Principal and interest, 20% down ($60,000 down; $240,000 loan) | About $1,662 |
| Principal and interest, 25% down ($75,000 down; $225,000 loan) | About $1,558 |
| Property tax, insurance and mortgage insurance | Varies by county, state, lender and policy; not published here |
Your own payment will differ with your rate, loan term and fees.
5 · Work with Verified Real-Estate Professionals
Use licensed agents and check the licence on your state’s real-estate regulator website.
Ask for a HUD-approved housing counsellor if you want free or low-cost guidance. The CFPB points buyers to HUD-certified housing counsellors.
Never pay a fee to anyone who promises a loan with “no documents” before you have checked their licence.
6 · Renewing or Upgrading Your Legal Status
Your home plan should follow your visa timeline.
Keep your passport, visa, EAD and I-94 safe, and renew early. If you plan to apply for a green card, speak to a licensed immigration lawyer early, and keep your health insurance active.
The ITIN does not change your immigration status. The IRS says an ITIN is issued for federal tax purposes only, does not authorise you to work and does not give you legal status.
When you become a lawful permanent resident, more doors open, including FHA loans. Ask your lender whether refinancing makes sense then.
7 · Case Study – A Mechanic from Lagos’s 5-Year Journey
An illustrative case, not a real person.
A mechanic from Lagos files tax returns with an ITIN and builds a record of on-time payments. After two years of returns he buys a modest home with 10% down through a credit union ITIN programme.
Later, with his documents in order and a lawyer’s help, he applies for permanent residence.
Along the way he keeps every payslip, every statement and every tax return. When he refinances, he has years of clean records to show.
Result: a path built one stable step at a time.
8 · Common Mistakes to Avoid
❌ Applying with an expired visa or EAD and no pending renewal
❌ Assuming FHA is open to every visa holder when it is not
❌ Comparing only monthly payments and ignoring fees and mortgage insurance
❌ Using a lender or “helper” you have not verified
❌ Opening new credit or moving large sums of money during underwriting
9 · Long-Term Advantages of Smart Homeownership
| Category | Benefit |
|---|---|
| Stability | A fixed address and a fixed-rate payment make long-term planning easier |
| Equity | Each payment reduces the loan balance, building ownership in the home |
| Credit | On-time payments build your credit record when reported to the bureaus |
| Options | Lawful permanent residents can use FHA loans, which non-permanent residents cannot |
| Flexibility | Conventional loans through Fannie Mae and Freddie Mac are open to lawful non-permanent residents |
10 · Your Next Step – Check Your Options
Write down your status and your dates. Check your credit report.
Decide your down payment. Ask three lenders for written offers.
Then check the offers against the numbers in this guide.
Rates, programmes and rules change, so confirm everything with the lender before you rely on it.
Final Thought
A mortgage is not out of reach for immigrants — but the right loan depends on your status, your credit and your down payment.
Check the rules, ask for everything in writing and keep every record.
Your first home is not just an address. It is a base from which you can build savings, credit and a settled life.
Before you know it, you’ll go from newcomer to settled homeowner — living proof that smart planning pays off.