Can You Buy a House Without a Social Security Number?

Yes, you can buy a house in the United States without a Social Security Number. The tool that makes it possible is an Individual Taxpayer Identification Number, or ITIN, issued by the IRS to people who owe U.S. taxes but are not eligible for an SSN. With an ITIN in hand, you can apply for certain mortgages, close on a property, and meet the tax obligations that come with owning it. Buying a house without a Social Security Number takes a few extra steps, but the path is well established.

Get an ITIN Before You Shop

An ITIN is a nine-digit number that begins with 9 and follows the same format as an SSN. You apply by submitting Form W-7 to the IRS with supporting identification, typically a valid passport.¹

Processing runs about seven weeks in normal times, and nine to eleven weeks during tax season (January 15 through April 30) or if you apply from overseas.¹ Start early. Making an offer before your ITIN arrives can stall or kill a deal.

You do not have to mail your original passport to the IRS. A Certifying Acceptance Agent (CAA), authorized by the IRS, can verify your documents in person or by video and submit certified copies with your W-7.² Many tax preparers and real estate professionals who work with foreign buyers are CAAs or can refer you to one.

Keep your ITIN active once you have it. If you don’t use it on a federal tax return for three consecutive years, it expires on December 31 of that third year, and you have to renew with another W-7.³ Owning a home usually means you’ll file each year anyway, but a lapse can complicate a refinance or sale.

Mortgage Options When You Have an ITIN Instead of an SSN

The most common financing route is a specialized product often called an ITIN mortgage, offered by community banks, credit unions, and private lenders that serve borrowers without a traditional credit profile.

Conventional loans backed by Fannie Mae are also open to borrowers with a valid ITIN, as long as they meet all other eligibility and documentation requirements.⁴ FHA loans are not. FHA requires a valid Social Security Number, so that program is generally off the table for ITIN holders.⁵

ITIN mortgages carry a different risk profile than standard conventional loans, and the terms reflect that. Common differences to expect:

Down payments typically run 10% to 20% of the purchase price, depending on your credit profile and the lender.
Interest rates tend to sit roughly 0.5 to 2 percentage points above comparable conventional rates.
Lenders often evaluate credit through rent, utility, phone, and insurance payment histories rather than a FICO score alone.
Some lenders require you to keep several months of mortgage payments in a domestic bank account after closing.

Terms vary widely between lenders. Getting quotes from at least three institutions is worth the time.

Buying With Cash

Paying cash avoids the mortgage process entirely. No qualifying, no rate premium, no lender documentation requirements. The seller only needs to see that your funds are verified and available.

You still need an ITIN. Property taxes, federal tax on any rental income, and IRS filings when you sell all require a taxpayer identification number.⁶ Cash also doesn’t excuse you from FIRPTA withholding if the seller is a foreign person, which is covered below.

Documents Lenders Will Ask For

Lenders generally want at least two years of federal tax returns filed under your ITIN, showing income history and tax compliance. They also ask for three to six months of bank statements to confirm the source of your down payment.

Beyond those, expect requests for:

Recent pay stubs covering at least 30 days, or 1099s if you’re self-employed.
Government-issued ID, such as a valid foreign passport or a U.S. driver’s license.
Alternative credit references. Because many ITIN holders have no traditional credit score, lenders typically accept records of on-time rent, utility, cell phone, or insurance payments. Most want at least two such references.

Gathering these before you start shopping speeds up pre-approval, which tells sellers you’re a serious buyer.

Closing on the Home

Once you have financing (or cash) and a signed offer, the transaction proceeds like any residential purchase: earnest money into escrow, appraisal, title search, inspection contingency, and a closing date.⁷⁸ At closing you sign the deed and any mortgage documents, pay closing costs, and the sale is recorded with the county. Your ITIN goes wherever a taxpayer identification number is required.

FIRPTA: A Tax Duty That Falls on You If the Seller Is Foreign

If the person selling the property to you is a foreign national, the Foreign Investment in Real Property Tax Act (FIRPTA) puts a withholding obligation on you, the buyer. You must withhold 15% of the total sale price and send it to the IRS as a prepayment of the seller’s U.S. tax on any gain.⁹ You report and pay using Form 8288, which is due within 20 days of closing.¹⁰

There’s a personal-use exception. If you’re buying the home to live in and the price is $300,000 or less, FIRPTA withholding is not required, provided you or a family member plans to occupy the home for at least half the days it’s used during each of the first two years after purchase.¹¹

Taxes You’ll Owe Once You’re an Owner

Owning a home in the U.S. carries several ongoing tax responsibilities, regardless of citizenship or immigration status.

Property taxes go to your local government based on assessed value. Nonpayment can lead to tax liens and eventually foreclosure.
Rental income is federally taxable and reported on your annual return using your ITIN.⁶
Mortgage interest is deductible on up to $750,000 of qualified home loan debt ($375,000 if married filing separately) when you itemize. Your ITIN functions like an SSN for this purpose.¹²
File every year. Skipping three consecutive years of filings expires your ITIN and can create problems at refinance or sale.³

Check State Rules Before You Make an Offer

No federal law broadly bars non-citizens from owning residential property, but state law is another matter. Between 2023 and 2024, at least 22 states passed legislation regulating or restricting property purchases by foreign nationals, often aimed at buyers tied to particular countries.¹³ Some laws reach only agricultural land; others cover residential property near military bases or other sensitive sites. Before you sign anything, confirm that no state restriction applies to your situation. A local real estate attorney who handles foreign-buyer transactions can tell you where you stand.

1
Internal Revenue Service. Individual Taxpayer Identification Number (ITIN)
2
Internal Revenue Service. ITIN Acceptance Agent Program
3
Internal Revenue Service. How to Renew an ITIN
4
Fannie Mae. General Borrower Eligibility Requirements
5
U.S. Department of Housing and Urban Development. How Can FHA Help Me Buy a Home
6
Internal Revenue Service. ITIN Guidance for Foreign Property Buyers/Sellers
7
Freddie Mac. Understanding Contingency Clauses in Homebuying
8
National Association of REALTORS. Consumer Guide: Real Estate Sales Contract Contingencies
9
Internal Revenue Service. FIRPTA Withholding
10
Internal Revenue Service. Instructions for Form 8288 (Rev. January 2026)
11
Internal Revenue Service. Exceptions From FIRPTA Withholding
12
Internal Revenue Service. Publication 936 (2025), Home Mortgage Interest Deduction
13
Library of Congress. State Regulation of Foreign Ownership of U.S. Land