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Sand City sits in a coastal market where traditional lenders routinely reject ITIN borrowers. We see this in Monterey County constantly—solid borrowers with excellent payment histories turned away because they use an ITIN instead of a Social Security number.
ITIN loans solve that problem by focusing on what actually matters: your income, assets, and ability to repay. These non-QM programs ignore the SSN requirement that blocks most conventional financing.
ITIN Loans in Sand City
You need a valid ITIN from the IRS and proof of income for the past two years. Most lenders require 620-640 credit and 15-20% down, though some accept 10% with stronger profiles.
Income documentation varies by lender. Some accept tax returns with ITIN filing. Others work with bank statements or employment letters. We match your documentation to the right lender.
Local decision guide
Use this guide to connect itin loans eligibility, lender expectations, and local market factors before comparing payment options in Sand City.
Sand City sits in a coastal market where traditional lenders routinely reject ITIN borrowers. We see this in Monterey County constantly—solid borrowers with excellent payment histories turned away because they use an ITIN instead of a Social Security number.
ITIN loans solve that problem by focusing on what actually matters: your income, assets, and ability to repay. These non-QM programs ignore the SSN requirement that blocks most conventional financing.
You need a valid ITIN from the IRS and proof of income for the past two years. Most lenders require 620-640 credit and 15-20% down, though some accept 10% with stronger profiles.
Most retail banks won't touch ITIN loans. Credit unions occasionally offer them but with strict overlays. The real action happens with non-QM lenders who built programs specifically for ITIN borrowers.
We access 15-20 wholesale lenders doing ITIN loans. Each has different income requirements and pricing. One might need tax returns while another accepts 12 months of bank statements. Shopping this matters.
The biggest mistake ITIN borrowers make is assuming all lenders are the same. Some lenders recently started accepting verified crypto holdings as reserves, which helps borrowers with substantial assets but unconventional income.
Sand City properties often need jumbo financing even on modest homes due to coastal pricing. Not every ITIN lender goes above conforming limits. We know which three do and how their guidelines differ.
Foreign National loans work for non-residents but require 30-40% down. Bank Statement loans help self-employed ITIN borrowers but cost more. Standard ITIN loans split the difference with lower rates than Foreign National and easier documentation than traditional mortgages.
Asset Depletion loans make sense if you have substantial savings but limited documented income. We run scenarios across all four programs to find your best rate and terms.
Sand City is small—under 400 residents—but sits between Monterey and Seaside with access to coastal employment. Many ITIN borrowers here work in hospitality, construction, or service industries along the peninsula.
Property inventory is limited. Most deals are condos or small single-family homes. Competition moves fast. Having ITIN financing lined up before you shop gives you a real advantage over buyers still figuring out their loan options.
Yes, but only with 680+ credit and strong reserves. Most lenders require 15-20% down. We know which three accept 10% and their exact overlays.
Typically 0.5-1.5% higher due to non-QM pricing. Rates vary by borrower profile and market conditions. Strong credit and larger down payments get better pricing.
Initial approval takes 48-72 hours with complete documentation. Full underwriting runs 2-3 weeks. Closings typically happen in 30-35 days from accepted offer.
Many lenders accept 12-24 months of bank statements instead. This works well for self-employed borrowers or those without filed tax returns.
Most do, but lenders avoid properties needing major repairs or unusual zoning. Standard single-family homes and condos qualify easily. Investment properties possible with 25% down.
Yes, both rate-term and cash-out refinances work. Cash-out maxes at 70-75% LTV. Same documentation and credit requirements as purchase loans apply.