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Los Gatos sits at the high end of Silicon Valley's housing market. ITIN borrowers here typically need $200K+ down payments for entry-level properties.
We see strong demand from entrepreneurs and foreign nationals working in tech. Many have significant assets but earn income outside traditional W-2 structures.
ITIN loans work well in Los Gatos because borrowers often have substantial liquidity. Down payment requirements of 15-25% filter for financially qualified buyers.
ITIN Loans in Los Gatos
You need an active ITIN from the IRS and at least 15% down. Most Los Gatos deals require 20% down due to purchase prices exceeding $1 million.
Lenders verify income through tax returns filed with your ITIN. Two years of returns are standard. Bank statements can supplement when tax returns show lower income.
Credit scores of 680+ get best pricing. Scores below 660 still qualify but expect rate adjustments of 0.5-1% and larger down payment requirements.
You cannot use gift funds for down payment on ITIN loans. All funds must be sourced from your own accounts with 60-day paper trails.
Local decision guide
Use this guide to connect itin loans eligibility, lender expectations, and local market factors before comparing payment options in Los Gatos.
Los Gatos sits at the high end of Silicon Valley's housing market. ITIN borrowers here typically need $200K+ down payments for entry-level properties.
We see strong demand from entrepreneurs and foreign nationals working in tech. Many have significant assets but earn income outside traditional W-2 structures.
ITIN loans work well in Los Gatos because borrowers often have substantial liquidity. Down payment requirements of 15-25% filter for financially qualified buyers.
ITIN lending comes from non-QM lenders exclusively. We shop your file across 15-20 wholesale sources that compete on pricing and program flexibility.
Rate differences between lenders often hit 0.75-1% on identical scenarios. This spread matters enormously on Los Gatos loan amounts of $1.5-3 million.
Some lenders recently started accepting verified crypto assets for reserves and down payment sourcing. This opens doors for tech workers with concentrated wealth in digital assets.
ITIN borrowers in Los Gatos often have complex income pictures. Show all revenue sources even if not reported on tax returns—we structure around what lenders can verify.
Foreign nationals working in tech frequently hold ITIN status while on work visas. Combining ITIN loan features with visa documentation creates flexible approval paths.
Expect 45-60 day closings minimum. ITIN files require extra underwriting review and most lenders manually verify ITIN status with IRS before final approval.
Property insurance costs more without Social Security numbers. Budget an extra $800-1,200 annually compared to conventional loan insurance quotes.
Foreign National loans require 30-40% down versus 15-20% for ITIN loans. If you have an ITIN, you save substantially on required cash.
Bank Statement loans work when your tax returns understate actual income. ITIN borrowers can layer bank statement underwriting for stronger purchasing power.
Asset Depletion loans let you qualify based on liquid assets divided by 360 months. This works well for Los Gatos buyers with large investment accounts but variable income.
Los Gatos properties over $2 million often need jumbo ITIN programs. Not all ITIN lenders go above conforming limits—we match you to lenders handling high-balance scenarios.
HOA-governed properties in Los Gatos hills require extra review. ITIN lenders scrutinize HOA financials more carefully than conventional lenders do.
Property tax bills run 1.1-1.2% of purchase price annually. Factor this into debt ratios since ITIN loans cap total DTI at 43-50% depending on lender.
Yes, 15% down programs exist. Los Gatos prices usually push borrowers to 20% down for better rates and loan approval odds.
ITIN rates run 1-2% above conventional rates as of February 2025. Shopping across lenders narrows this gap significantly on strong files.
We layer bank statement underwriting with your ITIN loan. This lets lenders use deposit patterns rather than tax return income for qualification.
Select ITIN lenders now accept verified crypto holdings for down payment and reserves. You need established accounts with transparent transaction history.
Expect 45-60 days versus 30 days for conventional. Manual ITIN verification and non-QM underwriting add 2-3 weeks to standard timelines.
Visa status matters for some lenders but not all. We match you to lenders comfortable with your specific visa type and work authorization timeline.