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San Dimas has a significant immigrant population building equity through real estate. ITIN loans let you qualify with tax records instead of a Social Security number.
Most ITIN borrowers here buy single-family homes in the $600K-$900K range. These are non-QM loans, so expect different underwriting than conventional mortgages.
San Dimas sits in the eastern San Gabriel Valley with strong school districts. That attracts ITIN buyers looking for stable family neighborhoods, not just investment properties.
ITIN Loans in San Dimas
You need a valid ITIN, 2 years of tax returns, and typically 15-20% down payment. Credit scores start at 620, but 660+ gets better rates.
Lenders verify income through tax returns filed with your ITIN. Self-employed borrowers often use this program since they already file taxes this way.
Expect higher rates than conventional loans—usually 1-2% above conforming rates. The trade-off is you can buy without immigration status requirements.
Local decision guide
Use this guide to connect itin loans eligibility, lender expectations, and local market factors before comparing payment options in San Dimas.
San Dimas has a significant immigrant population building equity through real estate. ITIN loans let you qualify with tax records instead of a Social Security number.
Most ITIN borrowers here buy single-family homes in the $600K-$900K range. These are non-QM loans, so expect different underwriting than conventional mortgages.
San Dimas sits in the eastern San Gabriel Valley with strong school districts. That attracts ITIN buyers looking for stable family neighborhoods, not just investment properties.
Only specialized non-QM lenders offer ITIN loans. Your local bank won't touch these—they sell to Fannie Mae, which requires Social Security numbers.
We work with a dozen lenders who actively fund ITIN mortgages. Each has different overlays on credit, reserves, and property types.
Some lenders cap at $1M. Others go higher but want 6-12 months reserves and larger down payments. This is where broker access matters.
The biggest mistake I see is borrowers assuming they need a huge down payment. 15% works with strong credit and tax history.
Your tax returns need to show consistent income. One-year spikes don't help—lenders average the two years and use the lower figure.
San Dimas buyers often combine ITIN loans with family help for down payments. Gift funds work fine, but you'll need a gift letter and proof of transfer.
Bank Statement Loans don't require tax returns, but they cost more. If you file taxes with your ITIN, use those—rates will be lower.
Foreign National Loans work for non-residents, but require 25-30% down. ITIN loans beat that if you live and work in the U.S.
Some borrowers qualify for both ITIN and conventional loans if they have work authorization. Always check conventional first—rates are cheaper.
San Dimas home prices mean you're usually borrowing $500K-$800K. That down payment represents real money—plan for $90K-$160K at closing.
The city has pockets of older homes and newer developments. Lenders treat them the same, but appraisals matter more on fixer properties.
Most San Dimas ITIN buyers work in construction, landscaping, or restaurant businesses across LA County. Stable work history in these fields underwrites well.
Not from our lenders. You need a 620 minimum credit score, built through credit cards, auto loans, or other tradelines reporting to credit bureaus.
No. These loans don't check immigration status—only your ability to repay based on tax returns and credit history.
30-45 days typically. Longer if your tax returns are complex or you're self-employed with multiple income sources.
Yes. Most borrowers refinance to conventional loans once they get Social Security numbers through immigration status changes.
Lenders average both years. If one shows a loss, the average might still qualify, but expect conservative income calculations.