Delaware ITIN Home Loan Program: Buy a Home Without a Social Security Number

If you have an ITIN but no Social Security number, you may still be able to buy a home in Delaware. I’m John Thomas, NMLS #38783, and the John Thomas Team at Primary Residential Mortgage has been helping foreign nationals, immigrants, and ITIN-holding borrowers close on homes in Delaware and Maryland for over 20 years. The Delaware ITIN home loan program is a Non-QM mortgage built specifically for borrowers who file US tax returns under an Individual Taxpayer Identification Number rather than a Social Security number. It is the dedicated path for buyers who fall outside the FHA, VA, USDA, conventional, and DSHA programs because every one of those requires SSN eligibility. Eligibility on the ITIN program is confirmed during pre-qualification with full documentation review.

This page covers everything you need to know before you call: who qualifies, what documents you need, how the down payment tiers work by credit score, what property types you can buy, how investment property and LLC vesting works, how the ITIN program differs from a Foreign National loan or a Bank Statement loan, when the ITIN loan is the right choice and when it is not, and how to start your application. If you would rather just talk to a person who has done these loans for years, call 302-703-0727, schedule a 30-minute appointment, or apply online now. For a related path, see our Foreign National Loans page if you are an overseas investor without an ITIN, or our Bank Statement Loan page if you have an SSN but write off most of your income on tax returns.

What Is a Delaware ITIN Home Loan?

An Individual Taxpayer Identification Number, or ITIN, is a tax processing number the IRS issues to individuals who have a US tax filing obligation but are not eligible for a Social Security number. The IRS describes the ITIN as a 9-digit number issued for federal tax purposes only – it does not authorize work, does not provide eligibility for Social Security benefits, and does not change your immigration status. What the ITIN does do is let you file US tax returns, report income, pay taxes, and build a documented financial history in the US.

The Delaware ITIN home loan is a Non-QM (non-qualified mortgage) program designed specifically for borrowers who file US tax returns under an ITIN. It is not an FHA loan, a VA loan, a USDA loan, a conventional loan, or a DSHA loan – all five of those programs require a valid Social Security number for borrower eligibility, so they are unavailable to ITIN holders regardless of income, credit, or down payment. The ITIN program fills the gap. It uses your ITIN, your two most recent years of US tax returns filed under that ITIN, your two-year employment history, and your credit profile (or non-traditional credit if you have no FICO score) to qualify you for a mortgage on a primary residence, second home, or investment property in Delaware or Maryland.

The ITIN program is a Non-QM product, which means it is funded by private mortgage investors rather than guaranteed by Fannie Mae, Freddie Mac, or the federal government. That is why the down payment requirements are higher and rates typically run above conventional pricing – the investor is taking on more risk. It is also why the program is more flexible on documentation: it accepts ITINs in place of SSNs, accepts non-traditional credit in place of a FICO score, and accepts self-employed and W-2 income on the same terms.

Who Qualifies for a Delaware ITIN Mortgage?

To qualify for the Delaware ITIN home loan program, you need to meet the following requirements. Specific qualification is confirmed during pre-qualification with full documentation review.

• Valid ITIN. You must have an active Individual Taxpayer Identification Number issued by the IRS. If your ITIN has expired, you will need to renew it with the IRS before the loan can move forward. ITINs assigned before 2013 expire on a rolling schedule – check your card or call the IRS if you are unsure of your status.
• Two years of US tax returns filed under your ITIN. Both years must show your ITIN on the return. If you have only one year of returns under the ITIN, you may still qualify in some scenarios with a co-borrower whose income is documented separately – call to discuss.
• Two years of employment in the same or similar line of work. Salaried (W-2) and self-employed both count. If you transitioned from W-2 to self-employed in the same field within the two-year window, that typically counts as continuous employment. Recent career changes outside the same field may require additional documentation.
• 30 days of paystubs (W-2 borrowers) or two years of business records (self-employed borrowers). Self-employed borrowers should be prepared to document business existence with a business license, articles of incorporation, or a CPA letter, in addition to tax returns.
• Two months of recent bank statements. All deposits should be sourced and explainable. Large undocumented deposits during the application window can delay or kill the loan.
• Government-issued photo ID. Acceptable IDs include a US-issued ID card, a Matricula Consular ID, a driver’s license (US or foreign), or a passport. The ID needs to be current and unexpired.
• Minimum 600 credit score, or no score with non-traditional credit documented. If you have a FICO score, 600 is the floor. If you have no FICO score, the Non-QM ITIN program accepts non-traditional credit (utility payments, rent, insurance, cell phone) – typically three documented tradelines covering at least 12 months. Non-traditional credit borrowers should expect the higher 30% down payment tier.
• Documented down payment. Your down payment can come from your own funds, a documented gift, or a combination of both. Gift funds are allowed but require a gift letter and bank statement evidence from the gift donor.

What Happens If I Get an SSN Later? The ITIN-to-SSN Refinance Pathway

Many ITIN borrowers eventually obtain a Social Security number through legal work authorization, marriage, or status adjustment. If that happens after you close on an ITIN loan, you may be eligible to refinance into a conventional, FHA, VA, or DSHA program once you have your SSN, depending on your credit, income, equity, and the specific program guidelines at the time you refinance. The practical sequence usually looks like: close on the ITIN loan now, build payment history and equity for two to three years, secure your SSN, then refinance into a lower-rate agency loan once you qualify. There is no requirement to refinance – the ITIN loan stays in place as long as you keep paying it – but the option exists, and most borrowers see meaningful monthly savings when they make the switch. Specific refinance eligibility is confirmed at the time of refinance, not at the time of the original ITIN purchase.

How Much Down Payment Do I Need for a Delaware ITIN Home Loan?

Down payment requirements on the Delaware ITIN home loan program are tiered by credit score and property type. The maximum loan-to-value (LTV) on a primary residence is 85%, which means the minimum down payment is 15% even at the strongest credit tier. The full grid:

The reason the 600-659 band shows a range rather than a single number is that PRMI’s Non-QM ITIN investor evaluates each file holistically. Two borrowers with identical 640 credit scores can land at different down payment requirements – one at 20% with strong reserves, three established tradelines, and a 35% DTI; another at 28% or 30% with thinner tradelines, lower reserves, or a 45% DTI. The underwriter looks at the full file, not just the score. The right way to know your specific tier is to apply or call – the pre-qualification conversation is free and clarifies exactly where you stand.

Down payment funds can come from your own savings, a documented gift from a family member, or a combination of both. Gift funds require a gift letter signed by the donor and bank statement evidence showing the donor had the funds available. Crypto-sourced down payments are evaluable case-by-case with full transaction history documented. Cash-from-overseas down payments require additional sourcing documentation – call before you wire funds.

What Property Types Can I Buy With a Delaware ITIN Home Loan?

The Delaware ITIN home loan program covers most standard residential property types and includes manufactured home eligibility under specific conditions. The full eligible property type list:

Manufactured Home Eligibility on the ITIN Program

Manufactured homes are eligible for the Delaware ITIN home loan but only under specific conditions. The home must be Class C (built after June 15, 1976, with a HUD certification label), it must sit on a permanent foundation that is engineered and inspected, and the property must be titled as real estate (not personal property). The land must be owned, not rented – homes on leased land or in mobile home parks where you pay lot rent are not eligible for the standard ITIN program. Double-wide and larger manufactured homes are typically required; single-wide eligibility is case-by-case and depends on the investor and the specific property.

Investment Property and LLC Vesting on the ITIN Program

The Delaware ITIN home loan program allows investment property purchases at 20% minimum down on a non-owner-occupied 1-4 unit property. Title can be vested in the name of an LLC if you prefer that structure for liability or estate planning reasons, but the LLC must follow these rules:

• Maximum four owners or members of the LLC. LLCs with more than four members do not qualify for ITIN investment property vesting.
• Personal guaranties from every member. The LLC structure does not eliminate personal liability on the loan – each member must sign a personal guaranty.
• Each member completing the personal guaranty must also be on the loan application. You cannot have a member on the LLC who is not also on the loan.
• The LLC must be in good standing in the state where it is registered. Foreign LLCs (registered in a state other than where the property sits) may need to register to do business in Delaware before closing.

If you are buying purely as an investor and you do not need ITIN flexibility on the income side, our DSCR loan program may be a better fit – DSCR loans qualify based on the rental income of the property rather than your personal income, and they do not require an ITIN or SSN-based borrower documentation. Many ITIN investors compare both programs before deciding.

ITIN vs Foreign National vs Bank Statement vs FHA: How to Choose

The Non-QM mortgage space includes several programs that solve different problems for different borrowers. The most common confusion among ITIN-curious buyers is the difference between an ITIN loan, a Foreign National loan, a Bank Statement loan, and a standard FHA loan. Each has a clear lane:

The simple decision tree: if you have a valid SSN, start with FHA, conventional, VA (if eligible), or USDA – they are cheaper and they unlock DSHA Delaware down payment assistance. If you are buying your first home and want a complete walk-through of every program available to SSN-eligible Delaware buyers, the Delaware first-time homebuyer guide covers all of them. If you have an SSN but write off most of your income, look at the Bank Statement loan, 1099 mortgage, or Asset Qualifier loan. If you live and work in the US with an ITIN but no SSN, the ITIN program is your path. If you live overseas and want to buy US investment property without an ITIN, you want the Foreign National loan.

When a Delaware ITIN Loan Is NOT a Good Fit

The honest version of any loan program is the one that tells you when it is the wrong choice as well as when it is the right one. The Delaware ITIN home loan is the right call for borrowers who genuinely have no SSN and need a documented mortgage path. It is the wrong call in the following situations:

• You have a valid SSN. Use FHA, conventional, USDA, VA (if eligible), or DSHA programs first – they are meaningfully cheaper, allow lower down payments (FHA at 3.5% vs ITIN at 15-30%), and unlock Delaware down payment assistance through DSHA Welcome Home, Open Door, Keys4You, Take5, or Diamond in the Rough. The ITIN program should only be considered if SSN-based programs have been ruled out for a specific reason.
• You have less than two years of US tax returns filed under your ITIN. The two-year history is a hard documentation requirement. If you have one year, wait until the second year is filed, or explore qualifying with a co-borrower who has the documented history. Filing extensions do not count toward the two-year requirement.
• Your ITIN has expired. Renew with the IRS before applying. An expired ITIN will halt the loan application at underwriting – it is not something the loan officer can paper over. Renewal typically takes 7-11 weeks per IRS published timelines, so plan ahead if you know your ITIN is expiring during your home search window.
• You want a primary residence with less than 15% down. The ITIN program does not allow down payments below 15% on a primary residence – that is the 85% LTV cap on the program. If you can secure work authorization and an SSN before closing, FHA at 3.5% down may be a meaningfully better fit. If SSN eligibility is not realistic in your timeline, the 15% minimum is the floor and the down payment funds need to be documented.
• You want to use DSHA down payment assistance. All DSHA programs – Welcome Home, Open Door, Keys4You, Take5, First State, and Diamond in the Rough – require Social Security number eligibility. ITIN borrowers cannot use any DSHA program. The ITIN program is the alternative path; seller credits and family gifts are the practical sources of help with closing costs and down payment.
• You want an FHA-insured loan, a VA loan, or a USDA loan. FHA requires US citizenship or permanent residency with a valid SSN per 24 CFR 203.6. VA requires US citizenship or eligible service-tied non-citizen status with a valid SSN. USDA requires US citizenship, permanent residency, or qualified alien status with a valid SSN. ITIN holders are ineligible for all three regardless of credit, income, or down payment.

If any of these scenarios applies, the right move is to talk through your specific situation before assuming the ITIN program is your only option. There may be a better path – or there may not, in which case the ITIN program does what no government-backed program can do.

How to Apply for a Delaware ITIN Home Loan

The application process for the Delaware ITIN home loan looks similar to any other mortgage but has a few documentation differences specific to the program. Here is how it typically goes:

1. Pre-qualification call. Call 302-703-0727 or schedule a 30-minute appointment. We talk through your ITIN status, your tax return history, your employment, your credit profile, the property you are looking at, and your down payment source. You walk away knowing whether you fit the program and what your specific tier looks like.
2. Confirm ITIN is current. If your ITIN has expired or is approaching expiration, we identify that early and start the renewal process so it does not delay closing.
3. Document collection. ITIN card or letter from IRS, two years of US tax returns showing your ITIN, 30 days of paystubs (W-2) or two years of business records (self-employed), two months of bank statements, government-issued photo ID, and the down payment source documentation (bank statements, gift letter if applicable).
4. Loan application. Apply online or complete the application by phone. We submit to underwriting once documents are collected.
5. Pre-approval letter. Once underwriting reviews your file, we issue a pre-approval letter you can use to make offers on homes. The pre-approval will state the maximum loan amount, the down payment requirement, and any conditions to be met before final approval.
6. Find your home and get under contract. Your real estate agent (or ours, if you need a referral) walks you through eligible properties.
7. Appraisal, title, and final underwriting. The appraisal confirms the property value supports the loan amount. Title work confirms the property has a clean title. Final underwriting reviews everything together and issues clear-to-close.
8. Closing. You sign the loan documents at the title company or attorney’s office, the funds are wired, and you get the keys. From application to closing typically runs 30-45 days for a clean ITIN file – sometimes faster, sometimes slower depending on appraisal turn time and any conditions to clear.

ITIN Borrower Help Across Delaware and Maryland

The John Thomas Team helps ITIN borrowers across all three Delaware counties and the Maryland border markets we serve. ITIN borrower demand concentrates in Newark, Wilmington (Trolley Square, West Center City, Brookside neighborhoods), Bear, Middletown, Glasgow, New Castle, Dover, and Smyrna in Delaware, plus Cecil County and Harford County in Maryland. Our office is at 248 E Chestnut Hill Rd in Newark, DE 19713 – 1.2 miles from the University of Delaware – and we close ITIN loans in person at the Delaware attorney’s office or Maryland title company you select.

If your real estate agent has not worked with ITIN borrowers before, that is normal – very few Delaware agents see ITIN files. We work directly with your agent throughout the process to make sure the contract language, appraisal scheduling, and closing logistics fit the program. Most of the friction in an ITIN closing comes from the documentation side, not the property side, so the agent’s lift is roughly the same as a conventional or FHA file.

Why ITIN Borrowers Work With the John Thomas Team

I have been originating mortgages in Delaware for over 20 years and have closed ITIN loans alongside FHA, VA, USDA, conventional, DSHA, and the full Non-QM lineup throughout that time. ITIN borrowers come to the John Thomas Team for three specific reasons. First, we know the program well enough to flag documentation issues at pre-qualification rather than at underwriting – which is when most ITIN files get killed at other lenders. Second, we sit with you through the documentation gathering rather than handing you a checklist and disappearing. Third, we are local: 248 E Chestnut Hill Rd, Newark DE, 1.2 miles from UD, walk-in welcome, no national call center handoff.

If you want to see what other Delaware buyers say, the John Thomas Team has 4.8 / 5 stars across 285 Google reviews. See John Thomas Team on Google for reviews, directions, and local office information.

Delaware ITIN Home Loan FAQs

Common questions from Delaware and Maryland ITIN borrowers. If yours is not answered here, call 302-703-0727 – we have likely seen the scenario before.