A straight answer
Can I get a mortgage with an ITIN instead of a Social Security number?
The direct answer
Yes. I offer ITIN loans for purchases and refinances in California, Utah, Oregon and Arizona. These loans use your ITIN in place of a Social Security number. I review your tax returns, your income and the property. I'm Zach von der Linden (NMLS 1652805), a mortgage broker with West Capital Lending, based in San Clemente.
An ITIN is a tax number, not an immigration status. Your income, credit and the property still have to fit the program. FHA loans require a valid Social Security number for each borrower. I put the financing together with a lender; the lender and the program set the rules. I work with buyers in California, Utah, Oregon and Arizona.
Zach von der Linden, mortgage broker and Branch Manager, West Capital Lending · NMLS 1652805
Wholesale pricing · California, Utah, Oregon and Arizona
5.0 across 66 reviews on Experience.com (read on 2026-09-24) · Text reaches Zach directly · Last updated 2026-10-19
Tell me your profession or income situation, the property state, and whether you're buying or refinancing. I'll explain which program requirements we need to review.
No credit pull happens from a text or a call. Texts and calls go to Zach's cell.
What happens after you text me?
Texts go straight to my cell, and I answer them myself when I'm free. I'll ask for the few details that actually matter, tell you whether the structure looks worth pursuing, and explain the next step. If I don't think the loan fits, I'll tell you that too.
A text or phone conversation does not pull your credit.
What is an ITIN, and what does it not do?
The IRS issues an ITIN when you need a U.S. taxpayer identification number "for federal tax purposes, but you aren't eligible for a Social Security number (SSN)" (IRS, ITIN). The IRS says "An ITIN is issued by the IRS for federal tax purposes only." It does not "Provide or change immigration status," and it does not "Authorize you to work legally in the U.S."
An ITIN can expire. The IRS says an ITIN not used on a federal tax return for three tax years in a row expires on December 31 after the third year (IRS, how to renew an ITIN). The tax returns you filed with it are part of how a lender reads your income.
What is Fannie Mae's rule for the loans it buys?
Fannie Mae's agency rule covers only the loans Fannie Mae buys. It reads: "Fannie Mae requires that each borrower have a valid Social Security number or Individual Taxpayer Identification Number (ITIN), in addition to meeting existing legal residency and documentation requirements" (Fannie Mae Selling Guide B2-2-01).
The residency part is its own test. Fannie Mae's non-citizen rule covers borrowers "who are lawful permanent or non-permanent residents," and the lender "represents and warrants that the non-U.S. citizen borrower is legally present in this country" (Fannie Mae Selling Guide B2-2-02). So the ITIN answers the number question, and the residency documents answer the other.
I tell you which rules your file falls under before you plan around it.
Can I use an ITIN on an FHA loan?
No. FHA's handbook says "Each Borrower must provide evidence of their valid SSN to the Mortgagee," with exceptions only for certain employees of the World Bank, foreign embassies and similar employers (HUD Handbook 4000.1, II.A.1.b.ii(A)). The handbook does not mention an ITIN.
FHA also says "U.S. citizenship is not required for Mortgage eligibility." Its eligible non-citizens are lawful permanent residents and citizens of the Federated States of Micronesia, the Republic of the Marshall Islands and the Republic of Palau (HUD Handbook 4000.1, II.A.1.b.ii(A)).
Can a lender ask about my immigration status?
Yes, within limits. Regulation B says "A creditor may consider the applicant's immigration status or status as a permanent resident of the United States" (12 CFR 1002.6(b)(7)). National origin is a prohibited basis under the same regulation (12 CFR 1002.2(z)).
What should I have ready?
Your ITIN and the federal tax returns you filed with it, the documents that show your residency status, your pay records and statements for the accounts that will cover closing. Do not text documents or account numbers; I will tell you what to send and how.
For other income situations, Do doctors, teachers and nurses get special mortgages? lists the income pages by situation.
Questions people ask next
Is an ITIN the same as permission to work?
No. The IRS says an ITIN does not "Authorize you to work legally in the U.S." and does not "Provide or change immigration status" (IRS, ITIN).
Can I refinance with an ITIN?
Yes. I offer ITIN loans for refinances as well as purchases, in California, Utah, Oregon and Arizona. Tell me the loan you have now and what you want the refinance to do.
Does an ITIN expire?
It can. The IRS says an ITIN not used on a federal tax return for three tax years in a row expires on December 31 after the third year (IRS, how to renew an ITIN). Check that yours is current before you apply.
What should I text Zach?
Your property state, whether you are buying or refinancing, and how you are paid. Leave your ITIN out of the text. Do not text documents or account numbers; I will tell you what to send and how.
What clients say
Zach was so easy to work with. He made a stressful situation into a very positive experience for us and did push us one way or another. He listened to what we hoped we could accomplish and made it happen.
Word for word from Experience.com. Read all reviews.
Sources and checked dates
Sources: Confirmed by Zach, October 2026 (checked 2026-10-19) · Fannie Mae Selling Guide, B2-2-01, General Borrower Eligibility Requirements (checked 2026-10-19) · IRS, Individual Taxpayer Identification Number (ITIN) (checked 2026-10-19) · IRS, How to renew an ITIN (checked 2026-10-19) · HUD Handbook 4000.1, II.A.1.b.ii(A), Borrower eligibility (checked 2026-10-19) · 12 CFR 1002.2(z), Regulation B, CFPB regulation text (checked 2026-10-19) · 12 CFR 1002.6, Regulation B, CFPB regulation text (checked 2026-10-19).
Show each claim on this page, what it depends on, and the date it was checked (7)
| What we say, and what it depends on | Source | Checked |
|---|---|---|
| I offer ITIN loans for purchase and refinance in California, Utah, Oregon and Arizona. | Confirmed by Zach, October 2026 | 2026-10-19 |
| Fannie Mae Selling Guide B2-2-01, General Borrower Eligibility Requirements (09/03/2025): "Fannie Mae requires that each borrower have a valid Social Security number or Individual Taxpayer Identification Number (ITIN), in addition to meeting existing legal residency and documentation requirements." B2-2-02, Non-U.S. Citizen Borrower Eligibility Requirements (07/28/2015), covers "mortgages made to non-U.S. citizens who are lawful permanent or non-permanent residents," and "the lender represents and warrants that the non-U.S. citizen borrower is legally present in this country." | Fannie Mae Selling Guide, B2-2-01, General Borrower Eligibility Requirements | 2026-10-19 |
| IRS, Individual Taxpayer Identification Number (page last reviewed or updated 28-Oct-2025): an ITIN is a number "the IRS issues if you need a U.S. taxpayer identification number for federal tax purposes, but you aren't eligible for a Social Security number (SSN)." "An ITIN is issued by the IRS for federal tax purposes only." An ITIN does not "Provide or change immigration status," does not "Authorize you to work legally in the U.S.," and does not "Serve as identification outside the federal tax system." "You can apply for an ITIN regardless of immigration status." | IRS, Individual Taxpayer Identification Number (ITIN) | 2026-10-19 |
| IRS, How to renew an ITIN (updated 17-Nov-2025): "If an ITIN isn't used on a U.S. federal tax return for any 3 consecutive tax years, it expires on December 31 after the third tax year of non-use." | IRS, How to renew an ITIN | 2026-10-19 |
| HUD Handbook 4000.1 (Update 18, last revised 8/12/2026), II.A.1.b.ii(A): "Each Borrower must provide evidence of their valid SSN to the Mortgagee," with exceptions for certain employees of the World Bank, foreign embassies and similar employers. "U.S. citizenship is not required for Mortgage eligibility." The eligible non-citizen categories are lawful permanent residents and citizens of the Federated States of Micronesia, the Republic of the Marshall Islands and the Republic of Palau. "A Social Security card is not sufficient to prove immigration or work status." | HUD Handbook 4000.1, II.A.1.b.ii(A), Borrower eligibility | 2026-10-19 |
| 12 CFR 1002.2(z): "Prohibited basis means race, color, religion, national origin, sex, marital status, or age (provided that the applicant has the capacity to enter into a binding contract); the fact that all or part of the applicant's income derives from any public assistance program; or the fact that the applicant has in good faith exercised any right under the Consumer Credit Protection Act." | 12 CFR 1002.2(z), Regulation B, CFPB regulation text | 2026-10-19 |
| 12 CFR 1002.6(b)(2)(i): "a creditor shall not take into account an applicant's age (provided that the applicant has the capacity to enter into a binding contract) or whether an applicant's income derives from any public assistance program." 1002.6(b)(5): "A creditor shall not discount or exclude from consideration the income of an applicant or the spouse of an applicant because of a prohibited basis"; "a creditor may consider the amount and probable continuance of any income in evaluating an applicant's creditworthiness." 1002.6(b)(7): "A creditor may consider the applicant's immigration status or status as a permanent resident of the United States, and any additional information that may be necessary to ascertain the creditor's rights and remedies regarding repayment." | 12 CFR 1002.6, Regulation B, CFPB regulation text | 2026-10-19 |
Written for and accountable to: Zach von der Linden, Mortgage broker and Branch Manager, West Capital Lending.
Last updated 2026-10-19.
Verify him: NMLS Consumer Access, ID 1652805 · 66 reviews on Experience.com.
Sources for product claims are listed on this page, with the date each was checked.