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ITIN Loans in La Habra Heights
La Habra Heights sits on hillside lots where $1.2M+ homes are standard. Many buyers here work as business owners or self-employed professionals who file taxes with an ITIN.
Traditional lenders reject ITIN borrowers outright. We work with non-QM lenders who approve loans based on tax returns and down payment strength, not citizenship status.
You need a valid ITIN, 2 years of filed tax returns, and 15-20% down minimum. Credit scores start at 680, though 700+ gets better rates.
Most lenders cap loan amounts at $3M for ITIN programs. Bank statements can supplement tax returns if your filed income looks low but deposits run high.
Only 30-40 lenders in our network handle ITIN loans. Each has different appetites for loan size, property type, and documentation flexibility.
Some require full tax returns with Schedule C. Others accept bank statements if you show 12-24 months of consistent deposits matching your stated income.
ITIN buyers often choose between showing full tax income or using bank statement programs. If you write off heavy business expenses, bank statements usually produce higher qualifying income.
La Habra Heights properties sit on hillside lots that some lenders flag as higher risk. We pre-screen for lenders comfortable with slope and fire zone considerations before running full underwriting.
Foreign National Loans work if you live abroad and want U.S. property. ITIN loans fit if you live and work here but lack a Social Security number.
Bank Statement Loans overlap with ITIN programs — many lenders combine both. Asset Depletion works if you have $500K+ in accounts but limited tax filing history.
La Habra Heights zoning favors large custom homes on acreage. Appraisals take longer because comps spread thin across hillside neighborhoods.
Some ITIN lenders cap at 70% loan-to-value in fire zones. Check your property address against CAL FIRE maps before locking rates — it affects max loan size.
Some lenders go to 15% down for strong credit and income profiles. Hillside properties often push minimum to 20% due to location risk.
Yes, expect rates 1-2% above conventional. Non-QM lenders price for higher perceived risk and limited secondary market demand.
Use a bank statement program instead. We calculate income from 12-24 months of deposits, ignoring what you filed on taxes.
Plan 45-60 days. Custom appraisals and manual underwriting add time over conventional 30-day closes.
Most ITIN lenders require primary residence or second home. Investment properties rarely qualify under these programs.
Mortgage financing for independent contractors and freelancers who earn 1099 income instead of traditional W-2 wages.
Mortgage programs that allow borrowers to qualify based on liquid assets rather than traditional employment income.
Non-QM loans that use 12 to 24 months of bank statements to verify income for self-employed borrowers.
Short-term financing that bridges the gap between buying a new property and selling an existing one.
Debt Service Coverage Ratio loans that qualify investors based on a rental property's income rather than personal income.
Mortgage programs designed for non-US citizens and non-permanent residents who want to purchase property in the United States.
Asset-based short-term loans primarily used by real estate investors for property acquisition and renovation projects.
Mortgages that allow borrowers to pay only the interest for an initial period, resulting in lower monthly payments upfront.
Financing solutions tailored for real estate investors purchasing rental properties, fix-and-flip projects, or investment portfolios.
Adjustable rate mortgages held in a lender's portfolio rather than sold on the secondary market, offering more flexible terms.
Non-QM mortgages that use a CPA-prepared profit and loss statement to verify income for self-employed borrowers.
Home loans with interest rates that adjust periodically based on market conditions after an initial fixed-rate period.
Specialized mortgage programs designed to support homeownership in underserved communities with flexible qualification criteria.
Mortgages that meet the guidelines and loan limits set by Fannie Mae and Freddie Mac for secondary market purchase.
Financing for building a new home or making major renovations, typically converting to a permanent mortgage upon completion.
Traditional mortgage financing not backed by a government agency, offering flexible terms and competitive rates for qualified borrowers.
Innovative loan products that leverage projected home equity growth to provide favorable financing terms.
Government-insured mortgages from the Federal Housing Administration with low down payments and flexible credit requirements.
A revolving line of credit secured by your home equity that allows you to borrow funds as needed during a draw period.
A fixed-rate second mortgage that provides a lump sum of cash by borrowing against the equity built in your home.
Mortgages that exceed the conforming loan limits set by the FHFA, designed for financing high-value luxury properties.
Loans for homeowners aged 62 and older that convert home equity into cash without requiring monthly mortgage payments.
Government-backed zero down payment mortgages for eligible rural and suburban homebuyers who meet income limits.
Government-guaranteed mortgages for eligible veterans, active-duty service members, and surviving spouses with zero down payment.