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ITIN Loans in Westlake Village
Westlake Village sits on the LA-Ventura county line with home prices that typically screen out most first-time buyers. ITIN borrowers here usually bring significant assets or high income from self-employment or international sources.
Most ITIN lenders require 15-20% down and treat this as a non-QM product with pricing above conventional rates. The gated communities and master-planned neighborhoods attract foreign nationals and entrepreneurs who don't qualify for traditional loans.
You need a valid ITIN from the IRS, verifiable income through tax returns or bank statements, and credit history that shows at least three tradelines. No Social Security number required—lenders pull credit using your ITIN and alternative bureaus if needed.
Income documentation varies by lender. Some accept two years of tax returns, others take 12-24 months of bank statements, and a few allow asset depletion if you have substantial liquid reserves.
Only about 30 of our 200+ wholesale lenders touch ITIN loans, and each has different appetite for documentation types. Some want tax returns showing two years of filed returns, while others prefer bank statement programs if you're self-employed.
Pricing swings wildly between lenders based on your down payment and income documentation strength. A 25% down ITIN deal with clean tax returns might price within half a point of conventional, while 15% down with bank statements could run 2% higher.
Westlake Village ITIN buyers usually fall into two camps: established business owners with years of U.S. tax returns, or newer arrivals with substantial foreign assets. The first group gets better pricing because lenders see a documented income trail.
If you're self-employed, bank statement programs often work better than tax returns since you're likely writing off business expenses that reduce your stated income. We calculate qualifying income at 50% or more of deposits depending on the lender.
Foreign National loans don't require U.S. credit or tax history but demand 30-40% down and higher rates. ITIN loans offer better terms if you've built U.S. credit and income documentation.
Bank Statement loans overlap with ITIN programs since many lenders bundle both. The difference is Social Security status—if you have an ITIN, mention it upfront because some lenders price it better than their standard bank statement product.
Westlake Village HOA fees run high in the master-planned communities around Lindero Canyon and Four Seasons areas. Lenders factor these into debt-to-income ratios, which already run tight on ITIN loans since we're using alternative income calculation methods.
Ventura County side properties sometimes appraise slightly lower than LA County side for comparable homes. This matters when you're putting 15-20% down—a low appraisal forces you to bring more cash or renegotiate price.
Yes, ITIN loans are designed for borrowers without Social Security numbers. You'll need 15-20% down, verifiable income, and U.S. credit history or alternative credit documentation.
Rates vary by borrower profile and market conditions. Expect 1-2% above conventional rates with strong documentation and 20% down, higher with minimal down payment or bank statement income.
No, lenders verify identity and ability to repay but don't report to immigration authorities. The ITIN itself is an IRS tax identification number with no immigration enforcement connection.
Most ITIN loans close in 30-45 days, similar to conventional loans. The documentation review takes longer upfront, especially if we're translating foreign documents or building alternative credit.
Most ITIN lenders require all funds from the borrower's own accounts or documented sources. Some allow family gifts with proper documentation, but this varies significantly by lender.
We can build alternative credit files using rent, utilities, phone bills, and other recurring payments. This takes additional documentation time but opens more lender options than having no credit file.
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.