无绿卡在美国买房贷款：签证、ITIN 与外国人贷款怎么选？Buying a U.S. Home Without a Green Card: Visa, ITIN & Foreign-National Loans
简答：没有绿卡也可以在美国买房，关键看身份和收入证明：①持有效签证在美合法居住、有 SSN 和美国收入/信用（如 H-1B、L-1）：Fannie Mae 和 Freddie Mac 规则允许合法非永久居民按与公民相同的条件申请常规贷款，具体以贷款机构审核为准；但 FHA 自 2025 年 5 月 25 日起不再接受非永久居民。②有 ITIN 没有 SSN：可考虑 ITIN（Non-QM）贷款，通常首付更高、利率高于常规贷款。③外国人（无美国信用和收入）：Foreign National 贷款通常需要较高首付（常见约 25%–40%）和数月储备金。④全现金最简单。所有条件以贷款机构审批为准；Alice Zou 持贷款顾问执照（NMLS# 2664031），可以用中文帮您比较方案。Short answer: you can buy without a green card; financing depends on status and documentation. (1) Lawfully present on a valid visa with an SSN and U.S. income/credit (e.g. H-1B, L-1): Fannie Mae and Freddie Mac allow lawful non-permanent residents on the same terms as citizens, subject to lender review; but FHA stopped accepting non-permanent residents for case numbers assigned on or after May 25, 2025. (2) ITIN, no SSN: ITIN (non-QM) loans, usually with more down and higher rates. (3) Foreign nationals without U.S. credit/income: foreign-national loans typically need a larger down payment (often ~25%–40%) and reserves. (4) All cash is simplest. Terms depend on lender approval; Alice Zou (NMLS# 2664031) can compare options with you in Chinese.
免费、约1分钟；先看估算结果，再决定是否留联系方式。所有计算均为估算。Free, about a minute; see the estimate before deciding to share contact info. All figures are estimates.
按身份看贷款选择Options by status
| 您的情况Your situation | 常见贷款方向Typical financing | 通常需要Usually need |
|---|---|---|
| 合法非永久居民（工作签证等），有 SSN、美国收入Lawful non-permanent resident with SSN & U.S. income | 常规贷款（Fannie/Freddie 规则）；FHA 不再适用Conventional (Fannie/Freddie); FHA no longer eligible | 合法身份证明、收入与信用记录Status documents, income, credit |
| 有 ITIN、无 SSNITIN, no SSN | ITIN / Non-QM 贷款ITIN / non-QM | 报税记录或银行流水、较高首付Tax returns or bank statements, more down |
| 在美国境外生活工作的外国人Foreign national living abroad | Foreign National 贷款Foreign-national loan | 护照/签证、海外收入与资产证明、常见约 25%–40% 首付、储备金Passport/visa, foreign income & assets, often ~25%–40% down, reserves |
| 自雇或收入难证明Self-employed | Bank Statement 银行流水贷款Bank-statement loan | 12–24 个月银行流水12–24 months of statements |
| 买出租投资房Investment rental | DSCR 贷款（按租金覆盖率）DSCR loan (rent coverage) | 租金评估、较高首付Rent analysis, more down |
以上为一般性说明，不是贷款报价或批准；首付比例、利率和文件要求因贷款机构和个人情况而异，政策也会变化。税务（含将来卖房的 FIRPTA 预扣）请咨询 CPA。General information only — not a quote or approval. Down payment, rate and documents vary by lender and borrower, and policies change. Ask a CPA about taxes, including FIRPTA withholding when you sell later.
准备清单Checklist
- 护照、签证/身份文件；SSN 或 ITINPassport, visa/status documents; SSN or ITIN
- 收入证明：工资单、W-2/报税表，或海外收入证明Income: pay stubs, W-2/tax returns, or foreign income proof
- 首付和储备金的资金来源（海外汇款请提早准备记录）Source of down payment and reserves (document overseas transfers early)
- 美国信用记录（没有的话，问贷款机构可接受的替代信用）U.S. credit (or acceptable alternative credit)
加州贷款与 MLO 双执照指南 →California mortgage & MLO guide → · 圣地亚哥买房流程 →Buying process →
官方/参考来源：Official sources: HUD Mortgagee Letter 2025-09 – Revisions to Residency Requirements (PDF) · Fannie Mae Selling Guide B2-2-02 – Non–U.S. Citizen Borrower Eligibility · IRS – ITIN · IRS – FIRPTA withholding
常见问题FAQ
没有绿卡能在美国买房吗？Can I buy a home in the U.S. without a green card?
简答：没有绿卡也可以在美国买房，关键看身份和收入证明：①持有效签证在美合法居住、有 SSN 和美国收入/信用（如 H-1B、L-1）：Fannie Mae 和 Freddie Mac 规则允许合法非永久居民按与公民相同的条件申请常规贷款，具体以贷款机构审核为准；但 FHA 自 2025 年 5 月 25 日起不再接受非永久居民。②有 ITIN 没有 SSN：可考虑 ITIN（Non-QM）贷款，通常首付更高、利率高于常规贷款。③外国人（无美国信用和收入）：Foreign National 贷款通常需要较高首付（常见约 25%–40%）和数月储备金。④全现金最简单。所有条件以贷款机构审批为准；Alice Zou 持贷款顾问执照（NMLS# 2664031），可以用中文帮您比较方案。Short answer: you can buy without a green card; financing depends on status and documentation. (1) Lawfully present on a valid visa with an SSN and U.S. income/credit (e.g. H-1B, L-1): Fannie Mae and Freddie Mac allow lawful non-permanent residents on the same terms as citizens, subject to lender review; but FHA stopped accepting non-permanent residents for case numbers assigned on or after May 25, 2025. (2) ITIN, no SSN: ITIN (non-QM) loans, usually with more down and higher rates. (3) Foreign nationals without U.S. credit/income: foreign-national loans typically need a larger down payment (often ~25%–40%) and reserves. (4) All cash is simplest. Terms depend on lender approval; Alice Zou (NMLS# 2664031) can compare options with you in Chinese.
官方/参考来源：Official sources: HUD Mortgagee Letter 2025-09 – Revisions to Residency Requirements (PDF) · Fannie Mae Selling Guide B2-2-02 – Non–U.S. Citizen Borrower Eligibility
H-1B 签证可以申请 FHA 贷款吗？Can H-1B holders get an FHA loan?
简答：目前不行。HUD 规定自 2025 年 5 月 25 日起（按 FHA 案号分配日期）取消非永久居民的 FHA 资格。H-1B 等合法非永久居民可以考虑常规贷款，以贷款机构审核为准。Short answer: not currently. HUD removed FHA eligibility for non-permanent residents for case numbers assigned on or after May 25, 2025. Lawful non-permanent residents such as H-1B holders can consider conventional loans, subject to lender review.
官方/参考来源：Official sources: HUD Mortgagee Letter 2025-09 – Revisions to Residency Requirements (PDF)
外国人贷款首付要多少？How much down for a foreign-national loan?
简答：因贷款机构而异，常见约 25%–40%，并要求数月储备金；Jumbo 金额或特殊房型可能更高。以贷款机构最新条件为准。Short answer: it varies by lender; often about 25%–40% down plus months of reserves, more for jumbo amounts or unusual properties.
Alice Zou 能帮我办无绿卡贷款吗？Can Alice Zou help with the loan?
简答：可以帮您比较方案并协助申请：Alice Zou 是加州持牌房产 Broker（DRE# 02036463）兼贷款顾问（NMLS# 2664031），用中文沟通。您也可以自由选择任何贷款机构。Short answer: yes — Alice Zou is a California broker (DRE# 02036463) and MLO (NMLS# 2664031) who can compare options and help you apply in Chinese; you may choose any lender.
免费、约1分钟；先看估算结果，再决定是否留联系方式。所有计算均为估算。Free, about a minute; see the estimate before deciding to share contact info. All figures are estimates.
更新于Updated 2026-10-30 · Alice Zou · 加州房地产经纪人California Real Estate Broker DRE# 02036463 · NMLS# 2664031 · America Home Realty & Investment (Broker #1527469) · 本页信息仅供参考，不构成法律、税务或投资建议；学区以学区官方按地址查询为准。平等住房机会。General information only, not legal/tax/investment advice; verify school assignment by address with each district. Equal Housing Opportunity.
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