You can get a mortgage without permanent residency in the United States, but your options narrowed in 2025. Conventional loans backed by Fannie Mae and Freddie Mac are open to non-permanent residents with valid work authorization. Private lenders offer ITIN loans for borrowers without a Social Security Number and foreign national loans for buyers who live abroad. FHA-insured loans, which used to be available to work-visa holders and DACA recipients, are not an option anymore for anyone who isn’t a U.S. citizen or green card holder.
FHA Loans Are No Longer an Option
Start here, because it’s the biggest change and the one most likely to catch you off guard. In March 2025, HUD issued Mortgagee Letter 2025-09 removing the “non-permanent resident” category from FHA-insured mortgage programs entirely.1HUD.gov. Mortgagee Letter 2025-09 – Revisions to Residency Requirements The change took effect for FHA case numbers assigned on or after May 25, 2025, and a parallel directive applied the same restriction to FHA Title I programs.2U.S. Department of Housing and Urban Development. Title I Letter 490 – Revisions to Residency Requirements
Before this change, work-visa holders and DACA recipients could qualify for FHA loans with a valid Employment Authorization Document. HUD stated that non-permanent residents are subject to immigration laws that can affect their ability to remain in the country, and that this uncertainty poses a challenge for FHA-insured lending.3U.S. Department of Housing and Urban Development. HUD Cracks Down on Government-Backed Mortgages Lawful permanent residents (green card holders) and U.S. citizens are still eligible. If you’re on a work visa, student visa, or any non-permanent status, the 3.5% down payment FHA option isn’t on the table.
Conventional Loans Through Fannie Mae and Freddie Mac
Conventional financing is now the strongest path for most non-permanent residents. Fannie Mae purchases mortgages made to non-U.S. citizens who are lawful permanent or non-permanent residents on the same terms available to U.S. citizens.4Fannie Mae. B2-2-02, Non-U.S. Citizen Borrower Eligibility Requirements Freddie Mac takes a similar approach and treats lawful non-permanent residents the same as citizens for mortgage eligibility.5Freddie Mac. Section 5103.2 – Non-U.S. Citizen Borrower Eligibility
To qualify, you generally need:
- A current employment authorization document (EAD) or work visa such as an H-1B, L-1, O-1, E-series, or similar classification that permits you to earn income in the United States.
- Documentation showing your immigration status is current, which lenders verify against your visa or EAD.
- A Social Security Number or ITIN so the lender can pull a credit report. Either is acceptable for Fannie Mae loans.
Fannie Mae and Freddie Mac do not require your visa to remain valid for a specific period beyond closing. Individual lenders sometimes add their own overlays, though — extra requirements on top of the agency rules — and one common overlay is that your visa shouldn’t expire within a year of closing. If one lender declines you on that basis, another may not. Shop around.
ITIN Loans if You Don’t Have a Social Security Number
Some lenders offer mortgages designed for borrowers who file taxes using an Individual Taxpayer Identification Number instead of a Social Security Number.6Consumer Financial Protection Bureau. Can I Get a Mortgage With an ITIN Instead of a Social Security Number? These aren’t backed by Fannie Mae, Freddie Mac, or FHA. They are portfolio loans, meaning the lender keeps them on its own books and sets its own terms.
Expect higher costs. Down payments typically run 10% to 20%, and some lenders require at least 20%. Interest rates are higher than conventional loans. Credit unions and community development financial institutions are the most common sources for ITIN lending, and some independent mortgage banks offer them too. Many lenders that make these loans don’t advertise them, so calling banks and credit unions directly is often necessary.
Foreign National Loans if You Live Abroad
If you live and work outside the United States and want to buy a U.S. investment property or vacation home, private lenders offer foreign national mortgage programs. These don’t require U.S. income, U.S. credit history, or a Social Security Number. Lenders evaluate your foreign income, international credit profile, and the property itself.
The tradeoff is stricter terms. Down payments generally run 20% to 30%, with maximum loan-to-value around 70%. Interest rates sit above conventional pricing, and some programs impose minimum property values. These loans come from private and specialty lenders, not government-backed agencies.
What Lenders Will Ask You to Document
Whatever loan type you pursue, expect a close look at your finances. The documentation is similar to what any borrower provides, with a few immigration-related additions.
Income and Work History
Lenders typically want signed IRS Form 1040 tax returns for the previous two years to verify consistent income.7Fannie Mae. B3-3.3-02, Income Reported on IRS Form 1040 You’ll also need W-2s, recent pay stubs, and evidence of two years of continuous U.S. work history. If you’re self-employed, add business tax returns and a current profit-and-loss statement.
Credit
You need either a Social Security Number or an ITIN so the lender can pull a credit report. If you don’t have a traditional U.S. credit score, Fannie Mae allows lenders to review nontraditional credit references — utility bills, rent payments, insurance premiums, and similar accounts — with each reference showing at least 12 consecutive months of payment history.8Fannie Mae. B3-5.4-02, Number and Types of Nontraditional Credit References
Down Payment
Lenders verify where your down payment came from and generally require the funds to have been in a U.S. bank account for at least 60 days. This seasoning requirement helps confirm the money is yours and not an undisclosed loan. Foreign bank statements can work, but they typically must be translated into English and converted to U.S. currency by a certified professional. Translation costs run roughly $100 to $500 depending on volume.
Debt-to-Income Ratio
Your debt-to-income (DTI) ratio — monthly debt payments divided by gross monthly income — drives approval more than almost any other single number. For conventional loans underwritten through Fannie Mae’s automated system, the maximum DTI is 50%. For manually underwritten loans, the baseline is 36%, rising to 45% if you meet additional credit score and reserve requirements.9Fannie Mae. B3-6-02, Debt-to-Income Ratios
What Happens if Your Visa Expires After Closing
Once your mortgage closes and you start making payments, the lender cannot call the loan simply because your visa expires. A mortgage is a contract tied to the property and your promise to pay, not to your immigration status. Keep paying, and the loan stays in good standing.
The practical risk is different. Losing work authorization can make it hard to keep up with payments, and falling behind puts you in the same foreclosure process any other borrower would face. If you see a status change coming, building a larger cash cushion or looking at refinancing options while your income is stable gives you room to maneuver.
State Rules and One Federal Wrinkle
Federal law doesn’t stop non-citizens from buying residential real estate, but state legislatures have been active. In 2025, 38 states introduced bills restricting property acquisition by foreign governments and their affiliates, and 15 states enacted new laws. Most of these target buyers connected to specific foreign governments and properties near military bases or critical infrastructure, rather than individual immigrants on work visas. Some states also impose reporting requirements. Check your state’s current rules before you shop.
FIRPTA: The Withholding That Kicks In When You Sell
If you’re still a foreign person for tax purposes when you sell your U.S. property, the buyer must withhold 15% of the sale price and send it to the IRS under the Foreign Investment in Real Property Tax Act.10Office of the Law Revision Counsel. 26 U.S.C. 1445 – Withholding of Tax on Dispositions of United States Real Property Interests This isn’t an extra tax. It’s an advance payment against any capital gains tax you owe. You file a U.S. return after the sale and get a refund if the withholding exceeded your actual liability.
One exemption matters: if the buyer plans to use the home as a personal residence and the sale price is $300,000 or less, no FIRPTA withholding is required.11Internal Revenue Service. FIRPTA Withholding The buyer or a family member must have definite plans to live in the property for at least half the days it’s used during each of the first two years after purchase. Above $300,000, the full 15% withholding applies and is calculated on the total amount realized — including any assumed liabilities, not just the cash you receive.
FIRPTA only applies to “foreign persons,” meaning anyone who is not a U.S. person for tax purposes. If you become a U.S. citizen or lawful permanent resident before selling, FIRPTA withholding doesn’t apply. If a green card or citizenship is on your horizon, the timing of a sale is worth thinking about, because a substantial share of your proceeds can otherwise sit with the IRS while you wait for a refund.