Can I get a mortgage with an ITIN in Florida?

Short answer

Yes. You can buy a home in Florida with an Individual Taxpayer Identification Number (ITIN) instead of a Social Security number, through ITIN loan programs offered by non-QM lenders; most require two years of tax returns filed with your ITIN and a down payment that, across our lenders, typically starts around 10% to 20%, with the exact figure set by each lender. The IRS issues ITINs to people who have a federal tax reason to file but cannot get an SSN, regardless of immigration status. QMS Lending is a bilingual broker in Doral with access to 100+ lenders, including several ITIN programs.

What an ITIN is, and what it is not

An ITIN is a 9-digit number the IRS issues for federal tax purposes only. You can apply for one regardless of immigration status if you are a resident alien, nonresident alien, or the spouse or dependent of one, and you have a tax reason to file but cannot get a Social Security number. According to the IRS, an ITIN does not provide or change immigration status and does not authorize you to work in the United States.

For a mortgage, the ITIN does one job: it lets a lender identify you, pull credit, and verify the income on your tax returns. Lenders do not use it to judge immigration status. What they underwrite is your ability to repay, your credit history, and the property.

If your ITIN has expired, the IRS lets you renew it when you need to file a return. Renew it before you apply, because lenders need a current, valid number on your returns.

Why ITIN loans are mostly non-QM

Fannie Mae's Selling Guide (B2-2-01) says each borrower must have a valid Social Security number or Individual Taxpayer Identification Number, and B2-2-02 adds that the borrower must be a lawful permanent or non-permanent resident, with the lender responsible for documenting legal presence. FHA requires a Social Security number. In practice, that means most ITIN borrowers are served by portfolio and non-QM lenders that set their own guidelines rather than selling the loan to Fannie Mae or insuring it with FHA.

Non-QM is not a bad word. It means the lender holds or securitizes the loan outside the agency channel and can make its own rules on documentation and down payment. Rates on ITIN loans are generally higher than agency loans because of that, and they vary by lender, which is exactly why a broker that compares many lenders matters. Rates vary daily; call for today's pricing.

What you need to qualify

Guidelines differ by lender, but across the ITIN programs we broker these are the common building blocks:

• Valid ITIN and a government photo ID (passport, matrícula consular, or similar, as accepted by the lender).
• Two years of U.S. tax returns filed under your ITIN. Some programs accept 12 or 24 months of bank statements instead for self-employed borrowers; see bank statement loans.
• Income documentation: W-2s or 1099s and recent pay stubs if employed; a profit and loss statement or bank statements if self-employed.
• Credit: a traditional credit score when one exists. Some lenders accept alternative credit (12 months of rent, utilities, phone, insurance) when you have a thin file.
• Down payment: typically 10% to 20% depending on the lender, your score, and whether the home is a primary residence. Gift funds from family are often allowed.
• Reserves: some lenders ask for a few months of mortgage payments in the bank after closing.
• Property: single-family homes, townhomes, 2- to 4-unit properties, and condos. Condos must still pass the lender's project review, which is a real issue in Miami buildings.

You must be able to repay the loan; ITIN programs underwrite your debt-to-income ratio like any other mortgage.

Costs that are the same for everyone in Florida

Your ITIN does not change Florida's closing taxes. The state charges documentary stamp tax of $0.35 per $100 on the mortgage note and a one-time intangible tax of 2 mills ($2 per $1,000) on the mortgage. On a $350,000 loan that is $1,225 plus $700. Title insurance follows the state's promulgated rate ($5.75 per $1,000 up to $100,000, then $5.00 per $1,000 to $1 million). Lender fees on ITIN programs can be higher than on agency loans, so compare the Loan Estimate line by line. See our closing costs guide.

Property taxes and homeowners insurance are also the same. If the home will be your permanent residence, you can apply for Florida's homestead exemption after closing; the county property appraiser, not the lender, decides eligibility.

How the process works with QMS

1. Pre-qualification in Spanish or English. We review your ITIN, tax returns, income, and credit, and tell you which lenders fit and the down payment each one requires.

2. Documents. You upload returns, pay stubs or bank statements, ID, and proof of down payment funds through our secure portal.

3. Pre-approval letter. You shop with a letter that Miami agents and sellers recognize.

4. Contract to closing. We order the appraisal, clear conditions, and coordinate with the title company. ITIN loans typically close in a similar timeframe to other non-QM loans once documents are complete.

Because we are a broker and not a bank, if one lender changes its ITIN guidelines mid-process we can move your file to another without starting your search over. Contact us or see ITIN loans.

QMS Lending is an independent mortgage broker in Doral, FL (NMLS #1781090), founded in 2018, with access to 100+ lenders. All loans are subject to credit approval and program guidelines. Rates vary daily; call 305-425-1990 for today's pricing. Equal Housing Opportunity.