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ITIN Loans in Rolling Hills
Rolling Hills is one of the most exclusive gated communities in California. Estates here regularly exceed $2-3 million, which puts most properties in jumbo territory.
ITIN loans work in this market, but you need a lender comfortable with high-value properties and non-QM underwriting. Not every portfolio lender will touch Rolling Hills price points.
The city's strict building codes and large lot sizes mean appraisals take longer. Budget 3-4 weeks for valuation on estates with equestrian facilities or custom builds.
You need an ITIN, 12-24 months of bank statements, and typically 20-25% down for properties over $1.5 million. Some lenders push that to 30% down in Rolling Hills because of the price tier.
Credit scores start at 680 for most portfolio lenders. You'll show income through deposits, not tax returns, which matters when you're self-employed or earn income internationally.
Reserves matter more than most borrowers expect. Lenders want 12-24 months of housing payments in the bank after closing, especially on properties with high maintenance costs.
Only portfolio lenders and private banks offer ITIN loans in this price range. Regional banks that advertise ITIN programs often cap out at $1 million, which doesn't help Rolling Hills buyers.
We work with about 15 portfolio lenders who consistently close ITIN deals over $2 million. Rate spreads run 1-2% above conventional jumbo rates because of the non-QM designation.
Expect rates between 7.5-9.5% depending on your down payment and bank statement strength. Borrowers with 30% down and clean 24-month statements get better pricing.
Rolling Hills ITIN deals take 45-60 days to close, not 30. The appraisal alone adds two weeks because there aren't many comparable sales in a city of 100 homes.
Underwriters scrutinize large deposits more carefully on ITIN loans. If you're moving money between international accounts, document every transfer with bank letters before you apply.
I've seen deals fall apart because borrowers didn't understand the reserve requirement. If you're buying a $3 million estate, you need $75,000-100,000 liquid after closing, not in equity.
Foreign National Loans are the alternative if you don't have U.S. credit or a U.S. address. They require 30-40% down and slightly higher rates, but skip the bank statement analysis.
Bank Statement Loans work if you have a Social Security number but file complicated tax returns. ITIN loans are your only option if you don't have an SSN and need to document income through deposits.
Asset Depletion Loans make sense if you have significant liquid assets but irregular income. You'd qualify based on investment accounts rather than deposit patterns.
Rolling Hills requires city approval for most renovations, which matters if you're buying a fixer estate. Lenders won't finance tear-downs or major construction through ITIN programs.
HOA dues run $200-400 monthly, but that doesn't include gate security or road maintenance. Underwriters add these costs to your debt-to-income ratio, which tightens qualification on borderline deals.
The Palos Verdes Peninsula has specific fire insurance challenges. ITIN lenders require full hazard coverage, and some estates get non-renewed by standard carriers, forcing you into FAIR Plan or surplus lines.
Most lenders require 20-30% down for properties over $2 million. Higher down payments get better rates and terms.
No. ITIN loans only finance completed primary or secondary residences. Land loans require different programs with higher down payments.
Expect 45-60 days. Appraisals take longer because of limited comparables and property complexity.
Yes, if it shows in U.S. bank statements as regular deposits. You'll need bank letters explaining the source of international transfers.
Most portfolio lenders require 680 minimum. Some accept 660 with 30% down and strong reserves.
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.