Best Loan Programs for This Situation
Explicitly allows permanent and non-permanent residents with lawful work authorization. Most accessible program for non-citizen buyers.
Available to permanent residents and some non-permanent residents. Lender guidelines vary more than FHA.
Non-citizen veterans who served in the U.S. military and have received a discharge are generally eligible.
Immigration status creates anxiety around homeownership that is often greater than the actual qualification barrier. Permanent residents (green card holders) qualify for every loan program available to U.S. citizens. Non-permanent residents with valid work authorization qualify for FHA. DACA recipients qualify for FHA under 2021 HUD guidance. The key in every case is proper documentation of immigration status and U.S. income history.
Permanent Residents (Green Card Holders)
If you have a green card (Form I-551 or I-551 stamp on a passport), you qualify for all mortgage programs on the same terms as a U.S. citizen: FHA, VA (with military service), conventional, jumbo, and USDA. Provide a copy of your green card (front and back) or a passport with a valid I-551 stamp. There are no additional income or credit requirements beyond those applied to U.S. citizens.
Non-Permanent Residents with Work Authorization
Non-permanent residents with a valid Employment Authorization Document (EAD) or non-immigrant visa with work authorization can qualify for FHA loans. Acceptable visa types include H-1B, H-2A, L-1, O-1, and others. The borrower's work authorization must be documented as valid, and FHA does not require it to extend beyond the loan term. Some conventional lenders also work with EAD holders, though guidelines vary more than FHA.
DACA Recipients
As of 2021 HUD guidance, DACA recipients are explicitly eligible for FHA financing. DACA recipients must provide their valid Employment Authorization Document and meet all other standard FHA requirements (credit, income, down payment). The guidance reversed a prior exclusion and has been maintained. Some lenders still incorrectly decline DACA applicants: working with a broker like Dan who knows the current guidelines avoids this issue.
ITIN Borrowers Without a Social Security Number
Borrowers with only an Individual Taxpayer Identification Number (ITIN) and no Social Security number are not eligible for FHA, VA, or conventional financing. However, some portfolio lenders offer ITIN loan programs at higher down payment requirements (typically 20%+) and higher rates. These are non-QM products, and not every lender offers them. Dan can connect ITIN borrowers with appropriate portfolio lender options.
I work with non-citizen borrowers regularly in Bakersfield, including green card holders, H-1B workers, and DACA recipients. The documentation requirements are specific but not onerous. The biggest obstacle is usually finding a lender who understands the applicable guidelines. That's not a problem on my end.
Are you a non-citizen or green card holder wanting to buy a home in Bakersfield?
Call Dan at (661) 342-9381. He'll review your income documentation and loan options in a free call.