Loading
ITIN Loans in Ross
Ross sits at the top of Marin's luxury market. ITIN borrowers here typically need jumbo financing for properties starting above $2 million.
Most ITIN lenders cap at $2-3 million. That works for some Ross properties but excludes the higher end of this market.
We see strong demand from international families relocating to Marin for schools and proximity to San Francisco. Ross presents unique underwriting challenges that require specialized lenders.
You need an ITIN from the IRS and at least two years of filed tax returns. Credit requirements start at 680 for most programs, 700+ for loans above $1.5 million.
Down payment minimums run 20-25% for standard programs, 30% for higher loan amounts. Reserves of 12-24 months are standard at this price point.
Lenders verify income through tax returns and bank statements. Some accept foreign income documentation if properly translated and certified.
Only 15-20 lenders nationwide offer ITIN loans. Five handle transactions above $2 million, and three work competently in high-cost California markets.
Rate premiums run 0.75-1.50% above conventional. The spread widens as loan size increases because fewer lenders compete at higher amounts.
Portfolio lenders price these individually. Your rate depends on down payment, reserves, income documentation quality, and property type.
Ross transactions fail most often on appraisals and title. Lenders want clear title history, which gets complicated with foreign ownership structures.
Start the tax return review early. We catch issues with how income is reported that require amended returns. That adds 6-8 weeks to your timeline.
Consider bank statement programs if your tax returns show minimal income. Many ITIN borrowers structure income to minimize tax liability, which hurts traditional underwriting.
Foreign National loans don't require U.S. tax returns but demand 30-40% down. That option costs more but works if you haven't filed two years of returns yet.
Bank Statement programs use 12-24 months of deposits instead of tax returns. Rates run similar to ITIN loans but qualification can be easier with business income.
Asset Depletion works when you have significant liquid assets but minimal income documentation. Lenders calculate qualifying income from your investment accounts.
Ross properties need specialized appraisers familiar with Marin luxury comps. Standard appraisers miss nuances that affect ITIN loan approval.
Branson School proximity drives values but creates appraisal challenges. Lenders want recent sales data in the specific Ross neighborhood.
HOA situations vary widely here. Some ITIN lenders won't finance properties with certain association structures, especially newer developments with complex rules.
Most ITIN lenders cap at $2-3 million. We access portfolio lenders who go higher but require 30% down and strong reserves for amounts above $2.5 million.
Two years of U.S. credit helps but isn't mandatory. Lenders accept foreign credit reports with translation, or we can use alternative credit documentation.
Yes, if documented through tax returns filed with the IRS. Some lenders accept foreign income statements with certified translation and verification.
Plan 60-90 days minimum. Complex documentation and specialized appraisals extend timelines beyond standard financing.
Asset Depletion programs calculate income from your liquid assets. This works well for ITIN borrowers who minimize reported income for tax purposes.
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.