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ITIN Loans in San Juan Bautista
San Juan Bautista's agricultural economy draws workers who file taxes with an ITIN instead of a Social Security number. These borrowers earn steady income but face roadblocks with conventional loans.
ITIN loans solve this problem by qualifying you on income documentation, not citizenship status. We work with lenders who underwrite to the same standards as traditional mortgages — just without the SSN requirement.
You need a valid ITIN, verifiable income for 12-24 months, and credit history in your ITIN name. Minimum credit scores typically start at 620, though stronger profiles unlock better rates.
Most lenders require 15-25% down and want to see two years of tax returns filed with your ITIN. Bank statements or pay stubs prove current income. No employment authorization documents needed — just proof you earn what you claim.
ITIN loans live in the non-QM space, meaning fewer lenders offer them compared to conventional programs. We access 200+ wholesale sources, but only about 15-20 actively price ITIN mortgages competitively.
Rate spreads vary wildly — sometimes 1.5 points between lenders on identical borrower profiles. This loan type rewards brokers who shop aggressively. Direct lenders rarely offer ITIN programs, so retail banks won't help you here.
Lenders care most about your tax filing history. If you've paid taxes consistently for two years, you're 80% of the way there. Credit is secondary — we've closed deals with 640 scores when income and assets looked solid.
The biggest mistake is waiting to establish credit in your ITIN name. Start with a secured card or authorized user status six months before you apply. Also, never claim homestead exemptions on properties you don't own — underwriters catch that immediately.
Foreign National Loans don't require U.S. tax returns, but they demand 30-40% down and charge higher rates. ITIN loans work better if you file taxes here and have established California income.
Bank Statement Loans also skip tax returns, but they price income differently and often require self-employment. If you're W-2 and filing with an ITIN, the ITIN-specific program usually costs less than forcing your profile into a bank statement box.
San Juan Bautista properties often include rural parcels or older homes needing renovation. ITIN lenders typically cap at 80% LTV on properties over one acre or requiring significant repairs — plan for larger down payments on those.
Property values here run lower than coastal markets, which helps with the down payment barrier. A 20% down payment on a $500K home beats 20% on a $1.2M Santa Cruz property. The challenge is finding lenders comfortable with San Benito County appraisals.
Most ITIN programs require owner occupancy for at least one year. A few lenders offer ITIN investor loans with 30% down, but expect rates 1-2% higher than owner-occupied pricing.
You can apply jointly using your ITIN and their SSN. Lenders combine incomes normally, and the SSN often helps with credit scoring and rate pricing even though you're the primary earner.
Expect 30-45 days instead of 21-30 for conventional. Manual underwriting and ITIN verification add time, but experienced lenders keep deals moving efficiently with proper documentation upfront.
A handful of lenders accept one year with compensating factors like 25% down or 700+ credit. Two years of returns opens significantly more options and better rates.
Yes, ITIN refinances work the same as purchases. You'll need current income verification and equity position, but the ITIN itself doesn't block refinancing existing debt.
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.