Written by Frank Burks II, Certified Mortgage Advisor | NMLS #841644 | The Burks Lending Group, Smyrna, TN
¿Prefiere leer en español? Visite mi página de préstamos ITIN en español.
You work hard. You pay your taxes. You've built a life and a family here in Middle Tennessee. But every time the conversation turns to buying a home, somebody tells you the same thing: "You need a Social Security number."
That's not true.
I'm Frank Burks II, and I help ITIN borrowers across Smyrna, Murfreesboro, La Vergne, Nashville, and the rest of Middle Tennessee buy homes. If you file taxes with an ITIN, there are real mortgage programs built for you. Here's how they work in 2026 and how to get ready.
An ITIN, or Individual Taxpayer Identification Number, is a tax ID the IRS issues to people who need to file U.S. taxes but aren't eligible for a Social Security number. It starts with the number 9 and looks like an SSN. If you've been filing taxes with one, you've already built a record that can help you qualify for a home.
Yes. ITIN loans are a type of Non-QM mortgage, which means they follow their own guidelines instead of the rules for FHA or conventional loans. They're offered by specialized lenders, and most banks don't carry them. That's one reason having 200+ lending partners matters. I explain why in my post on mortgage brokers vs banks.
Here's what the ITIN programs I work with look for today:
Credit score: 660 minimum. If you're below that, let's build a plan to get you there. My guide to credit scores for buying a home in Tennessee is a good place to start.
Down payment: As little as 15% down on a primary home, which means financing up to 85% of the price. On a $300,000 home, that's $45,000 down.
Gift funds: 100% of your down payment and closing costs can come as a gift from family. You don't have to have it all saved yourself.
Seller help: The seller can pay up to 6% of the price toward your closing costs.
Loan amounts: Up to $2 million.
Loan terms: 30-year and 40-year fixed, with interest-only options that can lower the monthly payment.
Debt-to-income: Up to 50%.
Property types: Primary homes, second homes, and investment properties.
Co-borrower: A family member who won't live in the home can join the loan on a one-unit primary residence.
Past credit events: A bankruptcy, foreclosure, short sale, or deed-in-lieu that's at least 48 months behind you may still qualify.
Program guidelines change, so I'll confirm the current terms for your situation before you start shopping.
This is where ITIN loans shine. Lots of ITIN borrowers are self-employed, get paid on 1099s, or have income that doesn't fit a neat W-2. These programs give you options:
Full documentation: W-2s, pay stubs, and tax returns.
Bank statements: 12 or 24 months of personal or business bank statements, with your income figured from your deposits. My guide to bank statement loans in Tennessee explains how that math works.
1099 income: One year of 1099s.
Profit and loss statement: For self-employed borrowers.
Asset depletion: Qualify using your savings and assets when income documents are limited.
Written verification of employment: Your employer confirms your income in writing.
Start pulling these together now so we can move quickly when you're ready:
Your ITIN letter from the IRS.
A valid government-issued photo ID, such as a passport or consular ID.
Your income documents, based on the option that fits you best.
Two to three months of bank statements showing your down payment and closing funds, or a gift letter if family is helping.
Proof of rent if you have it. A steady rental history helps tell your story.
Keep filing your taxes. Your tax history with your ITIN is part of your record. Stay current.
Keep your money in a bank account. Cash kept at home is hard to document. Deposit your savings so it has a paper trail.
Watch your credit. Pay every bill on time, keep your card balances low, and avoid new debt before you apply.
Renew your ITIN if needed. ITINs that haven't been used on a tax return for three years in a row can expire, so make sure yours is active.
Rent goes up every year, and it never comes back to you. A mortgage with a fixed rate keeps your principal and interest payment the same for the life of the loan. Every payment builds equity, and that equity is something you can pass to your children. That's how families build wealth in this country: one
Written by Frank Burks II, Certified Mortgage Advisor | NMLS #841644 | The Burks Lending Group, Smyrna, TN
¿Prefiere leer en español? Visite mi página de préstamos ITIN en español.
You work hard. You pay your taxes. You've built a life and a family here in Middle Tennessee. But every time the conversation turns to buying a home, somebody tells you the same thing: "You need a Social Security number."
That's not true.
I'm Frank Burks II, and I help ITIN borrowers across Smyrna, Murfreesboro, La Vergne, Nashville, and the rest of Middle Tennessee buy homes. If you file taxes with an ITIN, there are real mortgage programs built for you. Here's how they work in 2026 and how to get ready.
An ITIN, or Individual Taxpayer Identification Number, is a tax ID the IRS issues to people who need to file U.S. taxes but aren't eligible for a Social Security number. It starts with the number 9 and looks like an SSN. If you've been filing taxes with one, you've already built a record that can help you qualify for a home.
Yes. ITIN loans are a type of Non-QM mortgage, which means they follow their own guidelines instead of the rules for FHA or conventional loans. They're offered by specialized lenders, and most banks don't carry them. That's one reason having 200+ lending partners matters. I explain why in my post on mortgage brokers vs banks.
Here's what the ITIN programs I work with look for today:
Credit score: 660 minimum. If you're below that, let's build a plan to get you there. My guide to credit scores for buying a home in Tennessee is a good place to start.
Down payment: As little as 15% down on a primary home, which means financing up to 85% of the price. On a $300,000 home, that's $45,000 down.
Gift funds: 100% of your down payment and closing costs can come as a gift from family. You don't have to have it all saved yourself.
Seller help: The seller can pay up to 6% of the price toward your closing costs.
Loan amounts: Up to $2 million.
Loan terms: 30-year and 40-year fixed, with interest-only options that can lower the monthly payment.
Debt-to-income: Up to 50%.
Property types: Primary homes, second homes, and investment properties.
Co-borrower: A family member who won't live in the home can join the loan on a one-unit primary residence.
Past credit events: A bankruptcy, foreclosure, short sale, or deed-in-lieu that's at least 48 months behind you may still qualify.
Program guidelines change, so I'll confirm the current terms for your situation before you start shopping.
This is where ITIN loans shine. Lots of ITIN borrowers are self-employed, get paid on 1099s, or have income that doesn't fit a neat W-2. These programs give you options:
Full documentation: W-2s, pay stubs, and tax returns.
Bank statements: 12 or 24 months of personal or business bank statements, with your income figured from your deposits. My guide to bank statement loans in Tennessee explains how that math works.
1099 income: One year of 1099s.
Profit and loss statement: For self-employed borrowers.
Asset depletion: Qualify using your savings and assets when income documents are limited.
Written verification of employment: Your employer confirms your income in writing.
Start pulling these together now so we can move quickly when you're ready:
Your ITIN letter from the IRS.
A valid government-issued photo ID, such as a passport or consular ID.
Your income documents, based on the option that fits you best.
Two to three months of bank statements showing your down payment and closing funds, or a gift letter if family is helping.
Proof of rent if you have it. A steady rental history helps tell your story.
Keep filing your taxes. Your tax history with your ITIN is part of your record. Stay current.
Keep your money in a bank account. Cash kept at home is hard to document. Deposit your savings so it has a paper trail.
Watch your credit. Pay every bill on time, keep your card balances low, and avoid new debt before you apply.
Renew your ITIN if needed. ITINs that haven't been used on a tax return for three years in a row can expire, so make sure yours is active.
Rent goes up every year, and it never comes back to you. A mortgage with a fixed rate keeps your principal and interest payment the same for the life of the loan. Every payment builds equity, and that equity is something you can pass to your children. That's how families build wealth in this country: one home at a time.
Q: Can I buy a house in Tennessee with an ITIN number?
Yes. ITIN home loans let borrowers who file taxes with an Individual Taxpayer Identification Number buy a home without a Social Security number. These are Non-QM loans offered by specialized lenders, and they can be used for primary homes, second homes, and investment properties.
Q: What credit score do I need for an ITIN loan?
The ITIN programs I work with require a minimum credit score of 660. Borrowers below 660 can work on a plan to raise their score before applying.
Q: How much down payment do I need for an ITIN mortgage?
ITIN programs allow financing up to 85% of the purchase price on a primary residence, so the minimum down payment is 15%. On a $300,000 home, that is $45,000. The entire down payment and closing costs can come from a gift from family.
Q: Can I get an ITIN loan if I am self-employed?
Yes. ITIN loans accept several ways to document income, including 12 or 24 months of bank statements, one year of 1099s, a profit and loss statement, asset depletion, or full documentation with W-2s and tax returns.
Q: What documents do I need for an ITIN home loan?
You will typically need your ITIN letter from the IRS, a valid government-issued photo ID such as a passport or consular ID, income documentation, and recent bank statements showing funds for your down payment and closing costs, or a gift letter if family is helping.
Q: Can I buy an investment property with an ITIN?
Yes. ITIN programs can be used for primary homes, second homes, and investment properties, with loan amounts up to 2 million dollars.
You've worked for this. You've paid your taxes, built your credit, and saved what you could. Now let's put a plan behind it.
See my ITIN program page at go.theburkslendinggroup.com/itin, or start your Secure Application and call or text me at 615.364.5700. I'll review your ITIN, credit, and income and show you exactly which program fits. Everybody deserves a key.
This is not a commitment to lend. All loans are subject to credit approval, underwriting, and property eligibility. ITIN loan programs are subject to investor guidelines, and program availability and terms are subject to change.
Frank Burks II | Certified Mortgage Advisor | NMLS #841644
The Burks Lending Group empowered by NEXA Lending | NMLS #1660690 | 615.364.5700
theburkslendinggroup.com | fburks@nexalending.com | Equal Housing Opportunity
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