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

You file your taxes every year with an ITIN, you have steady work, and you’ve saved for a home, but every loan you read about asks for a Social Security number. I’m John Thomas, NMLS #38783, and my goal on this page is to show you the two ways an ITIN buyer can finance a home in Delaware or Maryland, and to explain the one this page covers: the Delaware ITIN home loan program, a Non-QM mortgage built for borrowers who file U.S. tax returns under an ITIN. FHA, VA, USDA and DSHA loans require a Social Security number. A conventional Fannie Mae loan does not, but it does require proof that you are legally present in the U.S. Eligibility on the ITIN program is confirmed during pre-qualification with a full documentation review.

This page covers who qualifies for the Non-QM ITIN loan, what documents you need, how the down payment is set, what property types you can buy, how investment property works, how the ITIN program differs from a Foreign National loan or a Bank Statement loan, when it is the wrong choice, and how to apply. If you would rather talk to a person, 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 live overseas and are buying U.S. investment property, or our Bank Statement Loan page if you have an SSN but write off most of your income on your tax returns.

What Is a Delaware ITIN Home Loan?

A Delaware ITIN home loan is a Non-QM mortgage for borrowers who file U.S. tax returns with an Individual Taxpayer Identification Number instead of a Social Security number. Private investors fund it rather than Fannie Mae, Freddie Mac or a government agency, so the program sets its own rules for down payment, credit and documents.

An ITIN is a tax processing number the IRS issues to people who have a U.S. 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 it does do is let you file returns, report income, pay taxes and build a documented financial history in the U.S.

FHA, VA, USDA and DSHA loans all require a Social Security number, so they are not available to ITIN-only borrowers. Conventional loans are different. Fannie Mae’s Selling Guide section on borrower eligibility (B2-2-01, updated September 3, 2025) requires “a valid Social Security number or Individual Taxpayer Identification Number (ITIN),” along with proof that the borrower is legally present in the U.S. So an ITIN holder with a valid visa, work permit or green card may qualify for a conventional loan, and an ITIN holder who can’t document legal presence, or whose file an agency loan won’t approve, is who the Non-QM ITIN program is for.

Because the ITIN program is a Non-QM product, the investor is taking on more risk than on an agency loan. That is why the down payment requirements are higher and rates typically run above conventional pricing. It is also why the documentation rules are built around ITIN tax filers rather than around agency rules.

Who Qualifies for a Delaware ITIN Mortgage?

You may qualify for a Delaware ITIN home loan if you live and work in the U.S., hold a current ITIN, have two years of U.S. tax returns filed under it, two years of steady work, a 600+ credit score (or documented non-traditional credit), and a documented down payment. Qualification is confirmed at pre-qualification.

• A current ITIN. If your ITIN has expired, you will need to renew it with the IRS before the loan can move forward. The IRS explains which ITINs expire and how to renew on its ITIN page.
• Two years of U.S. 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 moved from W-2 to self-employed in the same field within the two-year window, that typically counts as continuous employment. A recent career change outside the same field may require more documentation.
• 30 days of pay stubs (W-2 borrowers) or two years of business records (self-employed borrowers). Self-employed borrowers should be ready to document the business 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 stop the loan.
• Government-issued photo ID. Acceptable IDs include a U.S.-issued ID card, a Matricula Consular ID, a driver’s license (U.S. 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 program accepts non-traditional credit (utility, rent, insurance or cell phone payments), typically three documented tradelines covering at least 12 months. Non-traditional credit borrowers should expect the 30% down payment tier.
• Documented down payment. Your down payment can come from your own funds, a documented gift, or both. Gift funds are allowed but require a gift letter and bank statement evidence from the donor.

What If Your Status Changes Later?

Many ITIN borrowers later receive work authorization, a green card or a Social Security number. If that happens after you close on an ITIN loan, you may be able to refinance into a conventional loan, or into FHA, VA or a DSHA program once you have an SSN, depending on your credit, income, equity and the program rules at the time. There is no requirement to refinance; the ITIN loan stays in place as long as you keep paying it. Refinance eligibility is confirmed at the time you refinance, not at the time of the original purchase. And if you already have a valid visa or work permit today, ask us to check the conventional option before you buy, not after.

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

A Delaware ITIN home loan needs at least 15% down on a primary residence, because the program’s maximum loan-to-value is 85%. Borrowers with 660+ credit can qualify at 15%, 600-659 credit typically needs 20% to 30%, no score or non-traditional credit needs 30%, and investment property needs at least 20% down.

The 600-659 band shows a range rather than one number because the Non-QM ITIN investor evaluates each file as a whole. Two borrowers with the same 640 credit score can land at different down payments: one at 20% with strong reserves, three established tradelines and a 35% debt-to-income ratio; another at 28% or 30% with thinner tradelines, lower reserves or a 45% DTI. The right way to know your tier is to call or apply. The pre-qualification conversation is free and tells you where you stand.

Down payment funds can come from your own savings, a documented gift from a family member, or both. Gift funds require a gift letter signed by the donor and bank statements showing the donor had the funds. Crypto-sourced down payments are reviewed case by case with the full transaction history documented. Money coming from overseas needs extra sourcing documentation, so call before you wire funds.

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

A Delaware ITIN home loan covers single-family homes, condos, townhouses and PUDs, and two-to-four-unit homes as a primary residence, second home or investment property, with a few limits. Manufactured homes qualify as a primary residence when they are Class C, on a permanent foundation, and on land you own with no lot rent.

Manufactured Home Eligibility on the ITIN Program

Manufactured homes are eligible for the Delaware ITIN home loan only under specific conditions. The home must be Class C (built after June 15, 1976, with a HUD certification label), it must sit on an engineered and inspected permanent foundation, 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 parks where you pay lot rent are not eligible for the standard ITIN program. Double-wide and larger homes are typically required; single-wide eligibility is case by case and depends on the investor and the property. If the home sits on leased land or in a park where you pay lot rent, a chattel loan is the option to look at, and ITIN buyers can use it.

Investment Property and LLC Vesting on the ITIN Program

The Delaware ITIN home loan allows investment property purchases at 20% minimum down on a non-owner-occupied 1-4 unit property. Title can be held in an LLC for liability or estate planning reasons if the LLC has no more than four members, every member signs a personal guaranty, every member who signs a guaranty is also on the loan application, and the LLC is in good standing where it is registered. An LLC registered in another state may need to register to do business in Delaware before closing. If you are buying purely as an investor and don’t need ITIN flexibility on the income side, our DSCR loan program may fit better. DSCR loans qualify on the property’s rental income rather than your personal income, and many ITIN investors compare both 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 buyers is the difference between an ITIN loan, a Foreign National loan, a Bank Statement loan and a standard FHA loan. Each has its own lane:

The simple decision tree: if you have a valid SSN, start with FHA, conventional, VA (if eligible), or USDA. They usually cost less, and they open the door to DSHA Delaware down payment assistance. If you are buying your first home and want a walk-through of the programs open to SSN holders, the Delaware first-time homebuyer guide covers 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 U.S. with an ITIN but no SSN, the ITIN program on this page is your path. If you live overseas and want to buy U.S. investment property, you want the Foreign National loan.

One more branch: if you have an ITIN and a valid visa, work permit or green card, a conventional loan with an ITIN and 5% down may be open to you through Fannie Mae, and it usually costs less than a Non-QM loan. We check that option first when your documents allow it.

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 have no SSN and need a documented mortgage path that agency loans don’t offer them. It is generally the wrong call in these situations:

• You have a valid SSN. Look at FHA, conventional, USDA, VA (if eligible) or DSHA programs first. They usually cost less, allow lower down payments (FHA starts at 3.5% down), and can be paired with Delaware down payment assistance through DSHA programs such as Welcome Home, Open Door, Keys4You, Take5 or Diamond in the Rough.
• You want less than 15% down on a primary residence. The ITIN program’s 85% loan-to-value cap makes 15% the floor. If you can document legal presence and want a smaller down payment: with a valid visa, work permit or green card and an automated approval, a conventional loan with an ITIN can start at 5% down on a one-unit home you will live in. Ask us to run that option before you choose the Non-QM loan.
• You have less than two years of U.S. tax returns filed under your ITIN. The two-year history is a firm documentation requirement. If you have one year, wait until the second year is filed, or look at qualifying with a co-borrower who has the documented history. Filing extensions don’t count toward the two years.
• Your ITIN has expired. Renew it with the IRS before applying. An expired ITIN will stop the loan at underwriting; it is not something a loan officer can work around. The IRS says to allow 7 weeks to hear about an ITIN application, and 9 to 11 weeks during tax season, so plan ahead if your ITIN may expire during your home search.
• You want to use DSHA down payment assistance. DSHA programs, including Welcome Home, Open Door, Keys4You, Take5, First State and Diamond in the Rough, require Social Security number eligibility. ITIN-only borrowers can’t use them. Seller credits and family gifts are the practical sources of help with closing costs and the down payment.
• You want an FHA, VA or USDA loan. All three require a valid Social Security number. FHA also no longer accepts non-permanent residents: HUD’s Mortgagee Letter 2025-09 removed their eligibility for FHA case numbers assigned on or after May 25, 2025. VA requires U.S. citizenship or eligible service-tied non-citizen status, and USDA requires U.S. citizenship, permanent residency or qualified alien status.

If any of these applies, talk through your 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 the government-backed programs can’t.

How to Apply for a Delaware ITIN Home Loan

The application for a Delaware ITIN home loan looks like any other mortgage, with a few documentation differences. 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, your tax returns, your work history, your credit, the property you want and your down payment source. You leave knowing whether you fit the program, or whether the conventional option fits better.
2. Confirm your ITIN is current. If your ITIN has expired or is close to expiring, we catch it early so the renewal doesn’t delay closing.
3. Document collection. Your ITIN card or letter from the IRS, two years of U.S. tax returns showing your ITIN, 30 days of pay stubs (W-2) or two years of business records (self-employed), two months of bank statements, a government-issued photo ID, and down payment documents (bank statements, and a gift letter if you are using a gift).
4. Loan application. Apply online or complete the application by phone. We submit to underwriting once your documents are in.
5. Pre-approval letter. Once underwriting reviews your file, we issue a pre-approval letter you can use to make offers. It states the maximum loan amount, the down payment, and any conditions to meet before final approval.
6. Find your home and get under contract. Your real estate agent walks you through eligible properties; we work with your agent on the contract timeline.
7. Appraisal, title and final underwriting. The appraisal confirms the value supports the loan. Title work confirms clean title. Final underwriting reviews everything together and issues clear-to-close.
8. Closing. You sign 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, including Newark, Wilmington, Bear, Middletown, Glasgow, New Castle, Dover, Smyrna, Georgetown and Seaford in Delaware, plus Cecil County and Harford County in Maryland. Our office is at 248 E Chestnut Hill Rd in Newark, DE 19713, about 1.2 miles from the University of Delaware, and you close at the Delaware attorney’s office or Maryland title company you choose.

If your real estate agent hasn’t worked with ITIN borrowers before, that’s normal; few Delaware agents see ITIN files. We work with your agent through the process so the contract dates, appraisal scheduling and closing fit the program. Most of the extra work in an ITIN closing is on the documentation side, not the property side, so the agent’s part is about the same as on any other file.

Why ITIN Borrowers Work With the John Thomas Team

I have been originating mortgages in Delaware for 20+ years, across FHA, VA, USDA, conventional, DSHA and Non-QM loans. ITIN borrowers come to us for three reasons. First, we look at both ITIN paths, conventional and Non-QM, and flag documentation issues at pre-qualification rather than at underwriting, which is where many ITIN files stall. Second, we sit with you through the document gathering instead of handing you a checklist, and you get a Tuesday status update each week listing what’s still needed and from whom. Third, we are local: 248 E Chestnut Hill Rd, Newark, DE, with no national call center handoff.

See John Thomas Team on Google for reviews, directions, and local office information.

Delaware ITIN Home Loan FAQs

Last Updated: October 2026 · John Thomas Team with AnnieMac Home Mortgage · Mortgage content reviewed by John R. Thomas, NMLS #38783.

John R. Thomas, NMLS #38783 | John Thomas Team with AnnieMac Home Mortgage | AnnieMac Home Mortgage NMLS #338923 | 248 E Chestnut Hill Rd, Newark, DE 19713 | 302-703-0727 | delawaremortgageloans.net
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