Buying a House in the US as an Immigrant (2026 Complete Guide)

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About This Guide: This comprehensive resource is based on real immigrant home buying experiences, interviews with mortgage professionals, and research of current lending practices as of 2026. The author is an immigrant who successfully navigated the US home buying process and has helped numerous friends and community members do the same. This guide is for educational purposes only and should not replace professional advice from licensed mortgage brokers, real estate attorneys, or immigration lawyers.

Important Disclosure: Real estate laws, mortgage regulations, and lending requirements vary by state and lender. Immigration policies can change. Always consult with licensed professionals—including mortgage lenders, real estate agents, and immigration attorneys—before making home buying decisions. The personal experiences shared here reflect one individual's journey and may not apply to all situations.

Table of Contents

  1. Can Immigrants Really Buy Houses in America?
  2. Understanding Immigration Status and Home Buying
    • Green Card Holders
    • Work Visa Holders (H-1B, L-1, E-2)
    • DACA Recipients
    • ITIN Holders
    • Foreign Nationals
  3. Types of Mortgages Available to Immigrants
  4. Credit Requirements and Building Credit as an Immigrant
  5. Down Payment: How Much Do You Really Need?
  6. Documents You'll Need
  7. The Home Buying Process: Step-by-Step
  8. First-Time Home Buyer Programs for Immigrants
  9. Common Mistakes Immigrants Make When Buying Homes
  10. Special Considerations by Visa Type
  11. Frequently Asked Questions (FAQs)

I still remember the day I decided I was ready to buy a house in America. I'd been renting a cramped one-bedroom apartment for three years, paying $1,800 a month that just... disappeared. Every month. Gone. Meanwhile, my American coworkers were buying houses, building equity, talking about property values going up. I wanted that too.

But I had so many questions that kept me up at night: Can I even buy a house without being a citizen? Will my temporary visa be a problem? How do I get a mortgage when I've only been in the US for a few years? What if I have to leave the country suddenly? And perhaps the scariest thought: What if I lose everything because I didn't understand how the American housing system works?

If these questions sound familiar, you're in the right place. Through my own experience buying two homes as an immigrant, extensive research, and conversations with mortgage professionals and immigrant advocacy organizations, I learned that not only CAN immigrants buy houses in America—millions do it successfully every year. Yes, the process has extra steps. Yes, you'll face some challenges that US citizens don't. But it's absolutely, positively doable.

What This Guide Covers: This comprehensive resource draws from personal experience, current lending practices as researched in early 2026, publicly available information from HUD.gov, the National Association of Realtors, and guidance from mortgage industry professionals. We'll walk through the entire process together, from understanding what's even possible with your immigration status to actually getting those keys in your hand.

Who This Guide Is For: Immigrants at all stages—green card holders, H-1B visa holders, students on F-1 visas, DACA recipients, ITIN holders, and foreign nationals considering US property investment.

No confusing jargon, no assumptions that you already know how things work, just clear, practical advice from someone who's been exactly where you are now.


Can Immigrants Really Buy Houses in America?

Let me start with the most important question, because I know it's what brought you here:

Yes, immigrants can absolutely buy houses in the United States—and you do NOT need to be a US citizen to do it.

There is no federal law that prevents foreign nationals, visa holders, or even undocumented immigrants from owning real estate in America. According to the National Association of Realtors' 2025 Profile of International Transactions in U.S. Residential Real Estate, foreign buyers purchased $56 billion worth of US residential property between April 2024 and March 2025—representing over 78,000 home transactions by people who weren't US citizens.

Here's what that means for you: Your immigration status doesn't prevent you from buying property. Whether you're a green card holder, on a work visa, a student on F-1 visa, a DACA recipient, or living here with an ITIN—you can own a home.

But—and this is important—your immigration status DOES affect how easily you can get a mortgage.

Let me explain the difference, because this confused me for months: Buying property is one thing. Getting a loan to buy that property is another. You can purchase a house with cash tomorrow regardless of your immigration status—walk into a real estate office, make an offer, close the deal. Done. But most people (myself included) don't have $300,000 or $500,000 lying around in cash. We need mortgages. And that's where your immigration status matters.

The good news? Even if getting a mortgage is slightly harder as an immigrant, it's far from impossible. The exact pathway depends on your specific situation, which we'll break down in detail.

Understanding Immigration Status and Home Buying

Your immigration status determines which mortgage programs you can access, what interest rates you'll pay, and how much documentation you'll need. Let's break this down by category:

Green Card Holders (Permanent Residents)

If you're a green card holder, I have fantastic news: you're treated almost identically to US citizens when buying a home.

What You Can Access:

  • Conventional mortgages (backed by Fannie Mae and Freddie Mac)
  • FHA loans (low down payment, easier credit requirements)
  • VA loans (if you're a veteran)
  • Competitive interest rates
  • Down payments as low as 3-3.5%

What Lenders Want to See:

  • Your green card
  • Social Security Number
  • Two years of US tax returns (sometimes one year if you have strong credit)
  • Proof of income and employment
  • US credit history (we'll talk about building this later)

My friend Maria got her green card and immediately started looking at houses. Her lender treated her application almost exactly like a US citizen's application—same rates, same terms, same down payment options. The only extra step was verifying her green card was still valid.

Important Note for Future Green Card Holders: If you know you'll be getting a green card soon (approval pending), it might be worth waiting. The difference in loan terms and down payment requirements can save you tens of thousands of dollars.

Work Visa Holders (H-1B, L-1, E-2, etc.)

This is where I was for my first home purchase—on an H-1B visa, wondering if any bank would lend to someone whose legal status had an expiration date.

What You Can Access:

  • Conventional loans (yes, really!)
  • FHA loans
  • Some lenders offer specialized non-permanent resident programs
  • Interest rates typically 0.25-0.5% higher than citizens
  • Down payments usually 5-10% (sometimes as low as 3%)

What Lenders Want to See:

  • Valid work visa with at least 3 years remaining (or proof of renewal history)
  • Employment Authorization Document (EAD)
  • Social Security Number
  • Two years of US tax returns
  • Current employment in the same field as your visa
  • Letter from employer confirming your status and likelihood of renewal

Here's the trick many people don't know: If your visa expires in less than 3 years, lenders will contact your employer and USCIS to verify you'll likely be able to renew. If you've renewed once before, this requirement is often waived.

When I bought my first house, my H-1B had 2 years left. My lender called my employer's HR department, confirmed I was a valued employee and renewal was expected, and approved my loan. The whole verification took one week.

Eligible Work Visas Include:

  • H-1B (specialty occupation workers)
  • H-2A and H-2B (temporary workers)
  • L-1 (intracompany transferees)
  • E-2 (treaty investors)
  • E-3 (Australian specialty workers)
  • O-1 (individuals with extraordinary ability)
  • TN (NAFTA professionals)

Students on F-1 Visas

This surprised me when I first learned it: even international students can sometimes buy houses.

The Challenge: F-1 visas generally don't allow you to work (except CPT/OPT), making it hard to prove income for a mortgage.

The Possibilities:

  • If you're on OPT with employment, you might qualify for specialized loan programs
  • Some students buy with cash from savings or family
  • Co-signers (like family members) can help
  • Some lenders accept foreign income documentation

I met a PhD student from China who bought a small condo during her program. She used money her parents sent from China as a down payment, got her father to co-sign the loan, and used her OPT employment income to qualify. It took longer to find a willing lender, but she made it happen.

DACA Recipients (Dreamers)

Policy changes in 2021 opened new doors for DACA recipients looking to buy homes.

What You Can Access:

  • FHA loans (available since 2021)
  • Some conventional loans
  • Down payments as low as 3.5%

What You Need:

  • Valid Employment Authorization Document (EAD) from USCIS
  • Social Security Number
  • Proof of continuous employment
  • DACA status documentation
  • Credit score of at least 580 for FHA loans

The FHA loan opening was huge for the DACA community. FHA loans are specifically designed for buyers with lower credit scores and smaller down payments, making them perfect for young people just starting out.

Important: Given the political nature of DACA, some lenders still hesitate. You might need to shop around, but approved lenders definitely exist in 2026.

ITIN Holders (Without SSN)

If you have an Individual Taxpayer Identification Number but no Social Security Number, buying a home is harder but not impossible.

What You Can Access:

  • ITIN mortgages (specialized portfolio loans)
  • No FHA or conventional loans
  • Higher interest rates (typically 7-9% vs. 6-7% for conventional)
  • Larger down payments required (15-30%)

What You Need:

  • Valid ITIN
  • Two years of tax returns filed with ITIN
  • Proof of income (pay stubs, bank statements)
  • Larger cash reserves
  • Documentation showing ties to the US

Real Talk About ITIN Mortgages: These loans are significantly more expensive. The higher interest rate and larger down payment mean you'll pay substantially more over the life of the loan. But for many immigrants building their lives in America, owning a home—even at a higher cost—is worth it.

I helped my landscaper, José, navigate an ITIN mortgage in 2024. He'd been renting for eight years, had filed taxes religiously with his ITIN, and saved $60,000 for a down payment. His loan had an 8% interest rate (vs. 6.5% conventional), but his monthly payment was still less than his rent had been. Two years later, his home is worth $40,000 more than he paid—building equity that renting never would have given him.

Where to Find ITIN Lenders:

  • Community banks in areas with large immigrant populations
  • Credit unions
  • Specialized mortgage lenders (Citadel Servicing, Carrington Mortgage, etc.)
  • Ask immigrant advocacy organizations for referrals

Foreign Nationals (Living Outside the US)

Even people who don't live in the United States can buy property here—usually for investment or vacation homes.

What You Can Access:

  • Foreign national portfolio loans
  • Bank portfolio loans
  • Down payments of 25-50%
  • Interest rates 0.5-2% higher than resident rates

What You Need:

  • Valid passport
  • Proof of foreign income or assets
  • Bank statements showing significant cash reserves
  • May need US bank account
  • Property typically must be paid in cash or with large down payment

According to National Association of Realtors data, 47% of foreign buyers pay all cash, compared to 28% of US buyers—highlighting how much harder financing is for non-residents.

Types of Mortgages Available to Immigrants

Understanding your mortgage options is crucial. Based on current lending practices and publicly available information from Fannie Mae, Freddie Mac, and the Federal Housing Administration, here are the main types available to immigrants in 2026:

Note: Specific loan availability depends on your individual circumstances, lender policies, and current regulations. Always verify eligibility with licensed mortgage professionals.

Conventional Loans

Who Can Get Them: Green card holders, work visa holders with 3+ years remaining (or renewal history)

Backed By: Fannie Mae and Freddie Mac (government-sponsored enterprises)

According to Fannie Mae's 2026 Selling Guide:

  • Down Payment: As low as 3% with strong credit
  • Credit Score: Typically 620+ (higher is better)
  • Interest Rate: Market rate (currently 6.5-7.5% in early 2026, based on average rates from Freddie Mac's Primary Mortgage Market Survey)

Pros:

  • Best interest rates
  • Most flexible terms
  • Can finance up to $766,550 (2026 conforming loan limit) or higher in expensive markets
  • No upfront mortgage insurance if you put 20% down

Cons:

  • Requires good credit
  • Stricter debt-to-income requirements
  • Not available to ITIN holders
  • Need consistent work history

When I bought my second house (after getting my green card), I used a conventional loan with 10% down. My rate was 6.75%, and I avoided FHA's mortgage insurance requirements.

FHA Loans

Who Can Get Them: Green card holders, DACA recipients, work visa holders

Backed By: Federal Housing Administration (part of HUD)

According to HUD's FHA Single Family Housing Policy Handbook (4000.1):

  • Down Payment: As low as 3.5%
  • Credit Score: 580+ (sometimes lower with larger down payment)
  • Interest Rate: Slightly higher than conventional (currently 6.75-7.75% based on early 2026 market rates)

Important Update: As of 2021, FHA loans became available to DACA recipients with valid Employment Authorization Documents, significantly expanding homeownership opportunities for Dreamers.

Pros:

  • Lower credit score requirements
  • Smaller down payment
  • More forgiving of past credit issues
  • Great for first-time buyers

Cons:

  • Mortgage insurance required (upfront and monthly)
  • Loan limits lower than conventional in some areas
  • Property must meet FHA standards
  • Not available for ITIN holders

FHA loans helped millions of immigrants become homeowners because they're specifically designed for people who don't have perfect credit or huge down payments.

VA Loans

Who Can Get Them: Military veterans (including non-citizen service members)

Backed By: Department of Veterans Affairs

Down Payment: $0 (yes, zero) Credit Score: No official minimum (lenders typically want 620+) Interest Rate: Best available (currently 6.25-7.25%)

Pros:

  • No down payment required
  • No monthly mortgage insurance
  • Best rates available
  • Flexible credit requirements

Cons:

  • Only for veterans and active duty
  • VA funding fee applies (can be financed)
  • Property must meet VA standards

If you served in the US military, this is hands-down your best option. I've met immigrant veterans who bought homes with literally zero down payment.

ITIN Mortgages (Portfolio Loans)

Who Can Get Them: ITIN holders without SSN

Backed By: The lender themselves (not government agencies)

Down Payment: 15-30% typically Credit Score: 680+ preferred (though can be lower) Interest Rate: Higher (currently 7.5-9.5%)

Pros:

  • Available without SSN
  • Makes homeownership possible for undocumented immigrants
  • Builds equity and potential path to wealth
  • Can use foreign credit history sometimes

Cons:

  • Significantly higher costs
  • Fewer lenders offer these
  • Larger down payment required
  • More documentation needed

Foreign National Loans

Who Can Get Them: Non-residents purchasing US property

Backed By: Lender's own funds (portfolio loans)

Down Payment: 30-50% Credit Score: Can use foreign credit Interest Rate: Higher (currently 7.75-10%)

Pros:

  • Available to non-residents
  • Can use foreign income
  • Don't need US credit history
  • Good for investment properties

Cons:

  • Very expensive
  • Huge down payment
  • Limited lender availability
  • Complex documentation

Credit Requirements and Building Credit as an Immigrant

Here's one of the biggest challenges many immigrants face: You need credit to get a mortgage. But you can't build credit without first having credit. It's the classic American catch-22.

Note: The following advice is based on general practices and personal experience. For personalized credit advice, consult with a certified credit counselor or financial advisor.

Why Credit Matters

Your credit score determines:

  • Whether you get approved for a mortgage
  • What interest rate you pay
  • Whether you need mortgage insurance
  • Sometimes even your down payment requirement

According to myFICO.com (the official consumer division of FICO), a 100-point difference in credit score can mean:

  • $200+ per month in payment differences on a $300,000 mortgage
  • $72,000+ over the life of a 30-year loan

Example calculation (based on 2026 rate estimates):

  • 760+ credit score: ~6.5% rate = $1,896/month
  • 660 credit score: ~7.5% rate = $2,098/month
  • Difference: $202/month × 360 months = $72,720 total

Building Credit as a New Immigrant

Disclaimer: Credit building takes time and discipline. Results vary by individual circumstances. The timeline below is based on typical experiences but is not guaranteed.

Start Here (Month 1-3):

  1. Get a Social Security Number or ITIN: You need one of these for most credit products.

  2. Open a US Bank Account: Start with checking and savings. This doesn't build credit directly but establishes financial presence.

  3. Get a Secured Credit Card:

    • Deposit $300-500 as collateral
    • Card limit equals your deposit
    • Use it, pay full balance monthly
    • After 6-12 months, often converts to regular card
    • Best Options: Discover it® Secured, Capital One Secured, Bank of America® Secured

  4. Become an Authorized User: If you have a friend or family member with good credit, ask to be added as an authorized user. You don't even need the physical card—their payment history helps build your credit.

Continue Building (Month 3-12):

  1. Credit Builder Loan: Some credit unions offer these—you "borrow" money that stays in an account until you've paid it back. Strange concept, but it builds credit.

  2. Report Rent and Utilities: Services like Rental Kharma or RentTrack report rent payments to credit bureaus. Since you're paying rent anyway, might as well get credit for it!

  3. Keep Credit Utilization Low: Use less than 30% of your available credit. Better yet, under 10%.

Timeline Reality Check:

  • 6 months: You can have a credit score
  • 12-18 months: Score can be in 600s-700s
  • 24 months: Many lenders happy to work with you

I started with zero US credit history. Six months later, I had a 680 score. Eighteen months later, I qualified for my first mortgage with a 740 score. It's doable, but you need to start NOW if you're planning to buy in the next 1-2 years.

What If You Have Foreign Credit History?

Some lenders accept International Credit Reports (ICRs). Companies like Nova Credit can pull your credit history from countries including:

  • India
  • Mexico
  • Brazil
  • Canada
  • UK
  • Australia
  • Nigeria
  • And more

This won't replace US credit, but it can supplement your application and show you're financially responsible.

What If You Have No Credit?

Some mortgage programs work without traditional credit:

Manual Underwriting: Lenders evaluate:

  • Rent payment history (12 months of cancelled checks)
  • Utility payment history (12 months)
  • Insurance payments
  • Other regular bills

It's more work for you (gathering documentation) and the lender (evaluating it), but it's possible.

Down Payment: How Much Do You Really Need?

This is the question everyone asks. The answer depends on your loan type:

Minimum Down Payments by Loan Type:

Conventional Loan:

  • Minimum 3% (with excellent credit)
  • Typically 5-10%
  • 20% avoids mortgage insurance

FHA Loan:

  • 3.5% (most common)
  • 10% if credit score below 580

VA Loan:

  • 0% (veterans only)

ITIN Mortgage:

  • 15-30% typically
  • Some lenders require 40%+

Foreign National Loan:

  • 30-50% minimum

Real Examples:

$300,000 House:

  • 3.5% down = $10,500
  • 5% down = $15,000
  • 10% down = $30,000
  • 20% down = $60,000

$500,000 House:

  • 3.5% down = $17,500
  • 5% down = $25,000
  • 10% down = $50,000
  • 20% down = $100,000

BUT WAIT—You Need More Than Just Down Payment!

Closing Costs (2-5% of purchase price):

  • Title insurance
  • Appraisal fee ($400-600)
  • Inspection ($300-500)
  • Attorney fees
  • Loan origination fees
  • Property taxes (prepaid)
  • Homeowners insurance (first year)
  • Recording fees

Example: $300,000 house

  • Down payment (5%): $15,000
  • Closing costs (3%): $9,000
  • Total needed at closing: $24,000

Cash Reserves: Many lenders want to see 2-6 months of mortgage payments in savings AFTER you close. They want to know you won't immediately default if something goes wrong.

Where Down Payment Money Can Come From:

✅ Savings: Your own money ✅ Gift from Family: Acceptable for many loan types (needs documentation) ✅ Down Payment Assistance Programs: More on this later ✅ 401(k) Loan: If you're employed and have retirement savings ✅ Sale of Property: If you own property elsewhere (even in your home country)

❌ Cannot be from:

  • Personal loans
  • Credit card cash advances
  • Borrowed money that must be repaid

The Down Payment Dilemma:

More Down Payment:

  • Lower interest rate
  • Lower monthly payment
  • Avoid mortgage insurance
  • Build equity faster
  • Stronger offer in competitive market

Less Down Payment:

  • Buy sooner
  • Keep emergency fund intact
  • Invest extra money elsewhere
  • Have cash for repairs and furniture

There's no right answer—it depends on your situation. I put 10% down because it was the sweet spot between getting a decent rate and keeping enough savings for emergencies.

Documents You'll Need

Get these ready BEFORE you start house hunting:

For Everyone:

📄 Identification:

  • Government-issued photo ID (passport, driver's license)
  • Social Security card OR ITIN letter

📄 Proof of Immigration Status:

  • Green card (front and back copies)
  • Work visa and I-94
  • Employment Authorization Document
  • DACA approval notice

📄 Income Documentation:

  • Last 2 years of tax returns (with all schedules)
  • Last 2 months of pay stubs
  • W-2 forms from last 2 years
  • If self-employed: 2 years of business tax returns, profit/loss statements, balance sheets

📄 Employment Verification:

  • Recent pay stubs
  • Letter from employer on company letterhead
  • For visa holders: Letter confirming visa renewal likelihood

📄 Bank Statements:

  • Last 2-3 months for all accounts
  • Checking, savings, investment accounts
  • Explanation for any large deposits

📄 Credit Information:

  • Lender will pull credit report
  • If using foreign credit: International Credit Report

Additionally for ITIN Holders:

📄 ITIN approval letter 📄 2+ years of tax returns filed with ITIN 📄 Proof of payment (cancelled checks showing IRS payments) 📄 Additional proof of identity 📄 Letters explaining source of income

Additionally for Foreign Nationals:

📄 Foreign bank statements 📄 Foreign income documentation (translated to English) 📄 Source of funds letter 📄 Proof of legal US entry (visa)

Pro Tip: Make copies of EVERYTHING. Scan and organize digitally. You'll send the same documents to multiple lenders, and having them organized saves hours of frustration.

The Home Buying Process: Step-by-Step

Let me walk you through exactly what to expect:

Step 1: Financial Preparation (3-24 months before)

Build Your Credit: Start early. You need 12-24 months to build solid credit.

Save for Down Payment + Closing Costs: Use the calculations above to set a goal.

Get Pre-Qualified: Free, informal estimate of how much you can borrow. Takes 10 minutes online.

Timeline: This step is ongoing, but give yourself AT LEAST 12 months if you're building credit from scratch.

Step 2: Get Pre-Approved (1-2 months before shopping)

This is different from pre-qualification. Pre-approval means a lender has:

  • Reviewed your documents
  • Checked your credit
  • Verified your income
  • Committed to lending you money (subject to finding a house)

Why It Matters: Sellers take you seriously. In competitive markets, offers without pre-approval get ignored.

Timeline: 1-3 weeks to gather documents and get approved.

My real estate agent wouldn't even show me houses until I had pre-approval. She said, "I'm not wasting anyone's time showing a house you can't buy." Harsh but fair.

Step 3: Find a Real Estate Agent

Look For:

  • Experience with immigrant buyers
  • Knowledge of your target neighborhoods
  • Speaks your language (if helpful)
  • Good reviews and referrals
  • Patience with first-time buyers

Cost: $0 to you. The seller pays agent commissions (typically 5-6% split between both agents).

Ask your immigrant community for referrals. I found my agent through my coworker who bought a house two years earlier.

Step 4: House Hunting (1-6 months)

Set Your Budget: Don't max out what you're approved for. Leave room for comfort.

Approved for $400k ≠ Buy for $400k

Consider:

  • Monthly payment comfort level
  • Property taxes (varies hugely by location)
  • Insurance costs
  • Homeowners association (HOA) fees
  • Maintenance and repairs (budget 1% of home value annually)
  • Utilities

Create Your Must-Have List:

  • Location (commute, schools, safety)
  • Size (bedrooms, bathrooms, square feet)
  • Condition (move-in ready vs. fixer-upper)
  • Features (garage, yard, basement)

View Properties: Your agent sets up showings. Go see houses!

Timeline: Some people find their home in weeks. Others take months. Average is 10-12 weeks.

I saw 23 houses over 4 months. Some took 30 seconds to reject ("The smell! Oh god, the smell!"). Others I agonized over for days.

Step 5: Make an Offer

When you find "the one," your agent helps you write an offer:

Offer Includes:

  • Purchase price
  • Earnest money (1-2% of price, shows you're serious)
  • Financing contingency (can back out if you can't get loan)
  • Inspection contingency (can back out if major issues found)
  • Appraisal contingency (can renegotiate if house doesn't appraise)
  • Proposed closing date
  • Other terms (seller pays closing costs, includes appliances, etc.)

Negotiation: Seller can accept, reject, or counter. This can go back and forth several times.

Timeline: Offers are typically valid for 24-48 hours.

Step 6: Under Contract

Congratulations! Seller accepted your offer. Now the work begins:

Immediately:

  • Give earnest money to title company (held in escrow)
  • Notify lender to begin formal loan process
  • Order home inspection ($300-500)

Timeline: You now have 30-60 days to close (depending on what you negotiated).

Step 7: Home Inspection (Week 1-2)

Professional inspects the house for problems:

  • Structural issues
  • Roof condition
  • HVAC systems
  • Plumbing and electrical
  • Pests and mold
  • Foundation

You Attend: Yes, walk through with inspector. Ask questions. Learn about your future home.

After Inspection: You can:

  • Accept house as-is
  • Request seller fix issues
  • Negotiate lower price
  • Walk away (if inspection contingency exists)

I found $8,000 worth of roof repairs during inspection. Seller agreed to fix it before closing. Inspection potentially saved me thousands.

Step 8: Appraisal (Week 2-3)

Your lender orders appraisal to verify house is worth what you're paying.

If Appraisal Comes in High: Great! You're getting a deal.

If Appraisal Equals Purchase Price: Perfect, proceed.

If Appraisal Comes in Low: Problem. Lender won't loan more than appraised value.

Your Options:

  • Pay difference in cash
  • Renegotiate lower price with seller
  • Walk away

Timeline: 1-2 weeks from order to completion.

Step 9: Final Loan Approval (Week 3-4)

Lender does final review:

  • Verifies employment (calls your employer)
  • Checks credit again
  • Reviews updated bank statements
  • Verifies down payment source
  • Orders title search
  • Confirms homeowners insurance

Important: DON'T during this time:

  • Change jobs
  • Make large purchases
  • Open new credit cards
  • Miss any payments
  • Deposit large sums without explanation

This is called the "quiet period." My loan officer literally said, "Don't do ANYTHING financial without calling me first."

Step 10: Final Walk-Through (1-2 days before closing)

Visit house one last time to verify:

  • Repairs were completed
  • House is in agreed-upon condition
  • No new damage occurred
  • Appliances and systems work
  • Seller removed all their belongings

Step 11: Closing Day! 🎉

Where: Title company, attorney's office, or sometimes bank

Who's There: You, seller, both agents, title officer, possibly lender rep

What Happens:

  • Review and sign mountain of paperwork (20-30 documents)
  • Wire final funds (down payment + closing costs)
  • Receive keys
  • Property officially transfers to you

Bring:

  • Government ID
  • Cashier's check or proof of wire transfer
  • Proof of homeowner's insurance

Timeline: Expect 1-2 hours of signing documents.

When I walked out with my keys, I sat in the car and cried. Happy tears. I owned a home in America. It felt surreal and wonderful and terrifying all at once.

Step 12: Move In and Celebrate!

You did it! You're a homeowner!

First Week Tasks:

  • Change locks (you don't know who has old keys)
  • Set up utilities in your name
  • Forward mail
  • Document condition with photos/video
  • Start building maintenance fund

First-Time Home Buyer Programs for Immigrants

Here's what many immigrants don't know: Governments at federal, state, and local levels offer programs specifically to help first-time buyers—and most are available to non-citizens with legal status.

Research Sources: Information below is compiled from HUD.gov, individual state housing finance agency websites, Fannie Mae, and Freddie Mac program guidelines as of early 2026. Programs, eligibility, and funding availability change frequently.

Important: Always verify current program availability and requirements with official sources or your lender. Some programs have limited funding and operate on a first-come, first-served basis.

Federal Programs

FHA Loans: Already discussed, but worth repeating. According to HUD's official FHA program guidelines:

  • 3.5% down payment minimum
  • Easier credit requirements (580+ score)
  • Available to green card holders, visa holders, and DACA recipients with valid work authorization

State and Local Programs

Almost every state offers down payment assistance. Here are examples based on publicly available information from state housing finance agencies:

Important Disclaimer: The following are examples of programs that existed as of early 2026. Program availability, terms, funding levels, and eligibility requirements change frequently. Contact your state housing finance agency or approved lender for current offerings.

California:

  • CalHFA MyHome Assistance: 3-3.5% of purchase price (up to $15,000+) as deferred loan
  • Zero Interest Program (ZIP): Helps with closing costs
  • Requirements: First-time buyer, income limits apply, complete homebuyer education

New York:

  • SONYMA Down Payment Assistance Loan (DPAL): Up to 3% of purchase price
  • Achieving the Dream: 30-year fixed with 3% down (1% from buyer)
  • Requirements: First-time buyer, income limits, homebuyer education

Texas:

  • My First Texas Home: Down payment and closing cost assistance
  • Texas Mortgage Credit Certificate: Tax credit worth up to $2,000/year
  • Requirements: First-time buyer, income limits

Florida:

  • Florida Assist: Down payment and closing cost help
  • HFA Preferred Loan: Low down payment conventional loan
  • Requirements: First-time buyer, income limits

Illinois:

  • 1st Home Illinois: Down payment assistance
  • Access Program: 30-year fixed rate with down payment help
  • Requirements: First-time buyer, complete education course

National Programs

Fannie Mae HomeReady™:

  • 3% down payment
  • Consider income from non-borrowers living in home
  • Allow gifts from non-family members
  • Great for multi-generational households

Freddie Mac Home Possible®:

  • 3% down payment
  • Consider rental payment history as credit
  • Lower mortgage insurance costs
  • Income limits apply

Good Neighbor Next Door:

  • 50% discount for teachers, firefighters, EMT, law enforcement
  • Must live in revitalization area
  • Must stay 3 years
  • Even available to non-citizens in these professions

Finding Programs in Your Area

Authoritative Resources for Program Search:

HUD.gov: Official US Department of Housing and Urban Development website lists programs by state and city. Visit HUD.gov and search "Find a HUD-approved housing counseling agency" for free, HUD-certified counselors who can help identify programs.

Down Payment Resource (downpaymentresource.com): Independent database that matches buyers with available programs. Created by mortgage industry professionals.

Your Lender: Approved lenders are required to know about programs they can help you access. Ask specifically about programs for immigrants and first-time buyers.

Your Real Estate Agent: Experienced agents should know local programs, though always verify information with official sources or lenders.

State Housing Finance Agencies: Every state has an official housing finance agency. Search "[Your State] Housing Finance Agency" to find your state's official programs.

Requirements Typically Include:

  • First-time buyer definition (or haven't owned in 3 years)
  • Income below certain limits (often 80-120% of area median income, per HUD standards)
  • Complete homebuyer education course (8-16 hours, often online, HUD-approved)
  • Buy in specific areas or price ranges
  • Use approved lenders
  • Live in home as primary residence

Verification Reminder: Program details change. Always verify current requirements directly with program administrators or approved lenders before planning your finances around any program.

I used a state program that gave me $5,000 toward closing costs as a forgivable loan. If I stay in my house for 5 years, I never have to pay it back. That's $5,000 of free money for buying a house!

Common Mistakes Immigrants Make When Buying Homes

Learn from my mistakes and the mistakes I've watched others make:

Mistake #1: Waiting Until Citizenship to Buy

The Mistake: Thinking you need to be a citizen to buy a house.

The Reality: Green card holders and even many visa holders can buy NOW.

The Cost: Years of paying rent instead of building equity. I delayed buying for 2 years because I thought I needed citizenship. During those 2 years, home prices in my area went up 15% ($45,000 on a $300,000 house). I literally could have made $45,000 just by buying sooner.

Mistake #2: Not Building Credit Early Enough

The Mistake: Waiting until you're ready to buy to start building credit.

The Reality: Credit building takes 12-24 months. Start the day you arrive in America.

The Cost: Higher interest rates or inability to qualify. A 660 credit score vs. 760 credit score costs about $150/month on a $300,000 mortgage. Over 30 years, that's $54,000.

Mistake #3: Draining Savings for Maximum Down Payment

The Mistake: Putting every dollar into down payment, leaving no emergency fund.

The Reality: Homeownership has unexpected costs. Furnace breaks. Roof leaks. AC dies.

The Cost: Going into debt when emergencies hit. Keep at least 3-6 months of expenses in savings AFTER closing.

Mistake #4: Assuming Your Visa Will Renew

The Mistake: Buying on a visa with months remaining, assuming renewal is guaranteed.

The Reality: Visa renewals can be delayed or denied.

The Cost: Forced to sell at bad time, potentially losing money. Only buy if you have at least 2-3 years left or confident renewal.

My colleague bought a house with 8 months left on his H-1B. His renewal was delayed by 4 months due to processing backlog. The stress nearly broke him.

Mistake #5: Not Shopping Multiple Lenders

The Mistake: Going with the first lender who approves you.

The Reality: Interest rates and fees vary significantly between lenders.

The Cost: Thousands. I got quotes from 5 lenders. The difference between highest and lowest rate was 0.5%. On a $300,000 mortgage, that's $85/month or $30,600 over 30 years.

Shop at least 3-5 lenders. Do it within 14 days so it counts as one credit inquiry.

Mistake #6: Buying at Maximum Approval Amount

The Mistake: "I'm approved for $500k, so I'll buy a $500k house."

The Reality: Just because you CAN afford $500k doesn't mean you SHOULD.

The Cost: House poor—all money goes to mortgage, nothing left for life. Budget conservatively. Leave room for:

  • Unexpected repairs
  • Furniture and appliances
  • Property tax increases
  • HOA fee increases
  • Life changes (job loss, medical issues, having kids)

I was approved for $380k. I bought at $320k. Best decision I made. The breathing room in my budget has saved me so much stress.

Mistake #7: Ignoring Total Cost of Ownership

The Mistake: Only thinking about mortgage payment.

The Reality: Homeownership costs more than just the mortgage.

Budget For:

  • Property taxes (1-3% of home value annually)
  • Homeowners insurance ($800-2,000+ yearly)
  • HOA fees ($100-500+ monthly in some areas)
  • Utilities (higher than apartment)
  • Maintenance (1% of home value annually)
  • Repairs (unexpected)

Example: $300,000 house

  • Mortgage (5%, 10% down): $1,449/month
  • Property tax: $500/month
  • Insurance: $150/month
  • HOA: $150/month (if applicable)
  • Utilities: $250/month
  • Maintenance/repairs: $250/month
  • TOTAL: $2,749/month

Your $1,449 mortgage actually costs $2,749 total. Know this going in.

Mistake #8: Skipping Home Inspection

The Mistake: "I trust the seller" or "I want to save $500."

The Reality: Inspections find problems you'd never notice.

The Cost: Thousands in unexpected repairs. ALWAYS get an inspection. $400 spent on inspection can save $10,000+ in repairs.

Mistake #9: Not Understanding Adjustable Rate Mortgages (ARMs)

The Mistake: Taking an ARM to get a lower initial rate without understanding how they work.

The Reality: ARMs can increase significantly after the fixed period.

Example: 5/1 ARM at 5.5% for 5 years

  • Years 1-5: 5.5% rate, $1,419 payment
  • Year 6+: Could jump to 7.5%, $1,748 payment
  • That's $329/month increase!

Only take an ARM if:

  • You'll definitely sell/refinance before adjustment
  • You can afford maximum possible payment
  • You fully understand the terms

As an immigrant on a visa, ARMs add extra risk. What if you have to leave the country during adjustment period?

Mistake #10: Mixing Up Pre-Qualification and Pre-Approval

The Mistake: House shopping with only a pre-qualification.

The Reality: Pre-qualification is an estimate. Pre-approval is a commitment.

The Cost: Waste time on houses you can't actually afford, or lose out on your dream home to a pre-approved buyer.

Get pre-APPROVED before house shopping.

Special Considerations by Visa Type

Your visa type creates unique opportunities and challenges:

H-1B Specialty Worker Visa

Advantages:

  • Usually have good income
  • Often in stable industries (tech, healthcare, etc.)
  • Many lenders familiar with H-1B buyers

Challenges:

  • Visa tied to specific employer (job loss = visa loss)
  • Renewal uncertainty
  • 3-6 year visa duration concerns lenders

Tips:

  • Have at least 2-3 years left on visa before buying
  • Letter from employer confirming intent to renew
  • Build credit immediately upon arrival
  • Consider what happens if you have to leave country—can you rent it out?

L-1 Intracompany Transfer

Advantages:

  • Transferring within company shows stability
  • Often have good income
  • May be path to green card

Challenges:

  • Similar to H-1B visa timeline concerns
  • Less common than H-1B so some lenders less familiar

Tips:

  • Document your company transfer
  • Letter from US office confirming position
  • Show ties to company globally

E-2 Treaty Investor

Advantages:

  • Usually substantial income/assets
  • Can renew indefinitely
  • May have large down payment capability

Challenges:

  • Business must remain successful
  • Visa tied to specific business
  • Some lenders less familiar with E-2

Tips:

  • Document business success thoroughly
  • Show business plan for continued operation
  • Consider commercial and residential property together

F-1 Student Visa → OPT

Advantages:

  • Young, starting career
  • If in STEM, can have 3-year OPT

Challenges:

  • Temporary work authorization
  • Limited income history
  • Uncertain future status

Tips:

  • Wait until you have stable OPT employment
  • Consider co-signer (parent, relative)
  • Only buy if confident about H-1B or other status
  • Start building credit from day one

TN (NAFTA Professionals - Canadian/Mexican)

Advantages:

  • Renewable indefinitely
  • Relatively stable status
  • Easy to renew

Challenges:

  • Annual renewals concern some lenders
  • Tied to specific employer/profession

Tips:

  • Show history of successful renewals
  • Letter from employer
  • Consider lenders experienced with TN visas

O-1 Extraordinary Ability

Advantages:

  • Usually high income
  • Demonstrates exceptional achievement

Challenges:

  • Tied to extraordinary ability claims
  • Renewal dependent on continued achievement

Tips:

  • Document your achievements thoroughly
  • Show ongoing work/contracts
  • Consider lenders familiar with entertainment/arts

Frequently Asked Questions (FAQs)

Q: Can I buy a house without a green card? A: Yes! You can buy a house on a work visa (H-1B, L-1, E-2, etc.), student visa with work authorization, with DACA status, or even with just an ITIN. Your immigration status affects mortgage options but not your legal right to own property.

Q: Will buying a house help me get a green card? A: No, buying property does not directly help with green card applications. However, owning a home can show "ties to the United States" which might help in certain immigration cases. Consult an immigration attorney about your specific situation.

Q: What if my visa expires after I buy? A: You don't lose the house if your visa expires. You own the property regardless of immigration status. However, you'd need to either sell it, rent it out, or find someone to manage it if you leave the country. Make sure you can afford the mortgage even if you have to return home.

Q: Can I rent out my house if I leave the country? A: Yes, you can rent out property you own even if you're not in the US. However, if you obtained an FHA loan, you must live in the house as your primary residence for at least one year first. After that, you can rent it. Conventional loans also require owner occupancy initially.

Q: Do I need a co-signer? A: Not necessarily. Green card holders and work visa holders can often qualify on their own. However, a co-signer with strong credit and income can help if your credit history is limited or income is borderline. Students on F-1 often need co-signers.

Q: What credit score do I need? A: It depends on the loan type. FHA loans accept scores as low as 580 (though 620+ is better). Conventional loans typically want 620+, though 740+ gets you the best rates. ITIN mortgages often want 680+. No credit score? Manual underwriting is possible but harder.

Q: How much do I really need to save? A: Minimum: Down payment (3.5-20%) + closing costs (2-5%) + moving expenses. Recommended: All of above PLUS 3-6 months of expenses in emergency fund. Example: For a $300,000 house with 5% down, save at least $24,000 for purchase + $10,000-15,000 emergency fund = $34,000-39,000 total.

Q: Can I use money from my home country for down payment? A: Yes! Gift money from family abroad is acceptable. You'll need to document: the gift letter, proof of transfer, source of funds explanation, and possibly translation of foreign bank documents. Large transfers may trigger additional scrutiny but are legal and common.

Keep Learning

Continue your journey to homeownership and financial success:

Have you bought a house as an immigrant, or are you in the process? Share your experience, questions, or concerns in the comments below! The immigrant homebuyer community is incredibly supportive—your question might help someone else taking the same journey. Let's help each other achieve the American dream of homeownership! 🏡

Professional Guidance Disclaimer

This Guide Is Educational Only: The information in this article is based on personal experience, research of publicly available sources, and general knowledge of the home buying process as of early 2026. It is intended for educational and informational purposes only.

Not Professional Advice: This content does NOT constitute:

  • Legal advice or immigration counsel
  • Financial or mortgage lending advice
  • Real estate brokerage services
  • Tax advice
  • Credit counseling

Consult Licensed Professionals: Before making any home buying decisions, consult with:

  • Licensed Mortgage Loan Originators (verify license at NMLS Consumer Access nmlsconsumeraccess.org)
  • Real Estate Attorneys (especially for contract review and closing)
  • Immigration Attorneys (if you have questions about how homeownership affects your status)
  • Real Estate Agents (licensed in your state)
  • Certified Financial Planners or HUD-Approved Housing Counselors (for budgeting and financial planning)

Regulations Vary and Change:

  • Real estate laws vary by state and locality
  • Mortgage regulations change frequently
  • Immigration policies can change
  • Lending requirements differ by lender and loan type
  • Program availability and funding can change mid-year

Verify All Information:

  • Interest rates quoted are estimates based on early 2026 market conditions
  • Loan limits, program requirements, and eligibility rules should be verified with current official sources
  • State and local programs may have changed since publication
  • Always get current information from licensed professionals and official government sources

Data Sources Cited:

  • National Association of Realtors: International Transactions in U.S. Residential Real Estate (2025 edition)
  • Fannie Mae Selling Guide
  • Freddie Mac Primary Mortgage Market Survey
  • HUD FHA Single Family Housing Policy Handbook
  • Various state housing finance agency websites
  • FICO score impact data from myFICO.com

Your Responsibility: You are responsible for verifying all information with appropriate licensed professionals, understanding your legal obligations, and making informed decisions based on your specific circumstances.

No Guarantees: Results may vary based on individual circumstances, credit history, income, immigration status, market conditions, lender policies, and many other factors. The experiences shared are anecdotal and may not reflect typical outcomes.

About Simple Finance US: We provide educational content to help immigrants navigate American financial systems. Our guides are researched and based on real experiences, but always verify information with licensed professionals. We are not financial advisors, mortgage lenders, attorneys, or licensed professionals in any field related to home buying.

Content Accuracy: While we strive for accuracy, financial regulations and immigration policies change. Information is current as of February 2026 but may become outdated. Always check official government sources and consult professionals for current information.

Updated: February 2026 | Next Review: August 2026

Final Encouragement: I know the home buying process seems overwhelming—especially as an immigrant navigating systems that might work completely differently from your home country. But thousands of immigrants buy homes successfully every year with proper planning and professional guidance.

Take it one step at a time, ask questions, don't be afraid to admit what you don't understand, and surround yourself with licensed, experienced professionals who have your best interests at heart.

You've already done something incredibly brave by moving to a new country. Buying a house with the right professional team? That's absolutely within your reach. Start building your credit today, saving for your down payment, researching your options, and consulting with qualified professionals. Before you know it, you'll be holding those keys to YOUR American home with confidence that you did it the right way. 🌟

Questions? Drop them in the comments, and remember—for specific advice about YOUR situation, always consult licensed professionals who can review your individual circumstances.



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