Geneva Financial · NMLS# 42056 · Jesse Fonseca · NMLS# 393995
Yes,youcan.ITINincluded.
If you have an ITIN and you’ve been in this country for years, we know the path. We’ve walked it as a regular part of our practice — across Las Vegas, Henderson, and the rest of the Valley. A home of your own is closer than what you’ve been told.
↑ Compare all four paths side by side
What it is — and what it isn’t
Three things to know before any conversation about programs, percentages, or paperwork. The vocabulary first; the numbers in pre-qualification.
An ITIN loan is a mortgage that qualifies on your Individual Taxpayer Identification Number — the number you use to meet your federal obligations when you don’t have a Social Security number. It isn’t a favor and it isn’t a special program. It’s a recognized mortgage product, offered by lenders like Geneva Financial, qualified on the same kind of documents (pay stubs, federal filings, bank statements) under the same federal laws as any other home loan.
Park Place Realty handles the real-estate side — finding the home, writing the offer, walking you to closing. Geneva Financial, LLC (NMLS# 42056) is the lender that originates the loan, through Jesse Fonseca (NMLS# 393995) in his role as Originating Branch Manager. They’re two independent companies; that distinction matters for your legal protection and for the transparency of the process.
What an ITIN loan is not: a side-of-the-road arrangement, a last-resort program, or a workaround. It’s a regulated, formal mortgage. The reason it didn’t shrink in 2026 is that the underwriting always made sense; what shrank in some lenders was the willingness to write them. Geneva still writes them. We still place them.
Where families with ITIN actually buy
Across the valley, not on the margins.
ITIN families settle in the same neighborhoods as everyone else. The four below are where the largest share of our recent ITIN closings have landed — by no margin a coincidence.
Four neighborhoods, recent closings
What you’ll need
To start the process, we’ll review with you:
- Your ITIN, current
- Photo ID — consular ID, passport, or Nevada driver license
- Proof of income for the last two years — federal filings, pay stubs, or business records if you’re self-employed
- Recent bank statements
- Two years of rental history — on-time payments count as alternative credit history
If you work for yourself or earn part of your income in cash, there are paths. Don’t be discouraged if your situation looks “non-standard” — most of the families who’ve bought homes with us didn’t fit the standard mold either. That’s exactly what we’re here for.
How the process works
- Initial conversation. A call or a callback. No commitment, no long forms, in English or Spanish. Tell us where you’re at.
- Pre-qualification. Jesse reviews your documents with you and tells you, in real numbers, what you qualify for and what you need to have in order.
- House search. Park Place Realty steps in. We tour options with you across Las Vegas, Henderson, North Las Vegas, Spring Valley — wherever fits your life and your family.
- Offer and negotiation. We write the offer, manage the counter-offers, you make every call.
- Loan processing. Geneva works your file while you keep living your life. We reach out only if we need something more.
- Closing and keys. Sign at the office, take the keys. The title goes in your name, not the lender’s — and the deportation question we answered earlier becomes the one your kids never have to ask.
Questions ITIN families ask first
The questions before the application.
If you’ve been told no, told it’s impossible, or told it requires a Social Security number — start here. These are the questions families bring after the first sleepless night.
What if I get deported? Do I lose the house?
It's a real fear, and we hear it often. But your home is your property — the loan doesn't cancel because your immigration status changes. The title is in your name, and if for any reason you're no longer physically here, you can sell the home, rent it and continue collecting, or transfer it to a family member. This is worth talking through before you buy; on a call with Jesse we walk through the options that fit your specific situation.
Is my information private when I ask about an ITIN loan?
We understand why this question matters — for many families it's the first one. The first conversation is private: you talk directly with Jesse, in English or Spanish, no Social Security number required, and it doesn't put you on any list. You decide what to share and when; nothing moves forward without you. Bring the privacy questions specific to your situation to that first call — before sharing any documents — and Jesse answers them straight, the way he'd want them answered for his own family.
Am I eligible if I have an ITIN but no Social Security number?
Yes — that's exactly the situation this product is built for. An ITIN serves nearly the same function as a Social for purposes of mortgage qualification with lenders that offer this program. Geneva Financial is one of them. ITIN closings have been a regular part of our Clark County practice for years — when you walk into a call about one, you're not the first family to ask. What we do need is to review your documents with you in the pre-qualification step.
How much down payment do I need for an ITIN loan?
It depends on your specific situation — there isn't one answer for everyone. Percentages shift with the market, with the lender, and with your credit and income profile. We won't give you a generic number that ends up not applying to your case. In pre-qualification, Jesse tells you in real numbers — based on your documents — what you need to have liquid. If you'd like a personalized answer before committing to anything, call us or request a callback.
Are rates higher with an ITIN loan?
It's an important question. Mortgage rates change every day and depend on your specific profile — credit, income, down payment, loan length. It wouldn't be honest to put a number on a web page that won't apply tomorrow. ITIN loans do have their own terms — but those are calibrated to the product, not a penalty. On a fifteen-minute call, Jesse can show you how rates look today for your situation, with no commitment.
What if my spouse has a Social Security number and I don't?
This comes up often. You can apply as a couple, or just one of you; each structure has different implications for property rights, for your federal filing, and for the terms you're offered. We've done it both ways. The right choice depends on what's best for the family, not on a mechanical process. We walk through it together in pre-qualification.
What if my ITIN is about to expire?
Good thing to flag. An ITIN expires if it hasn't been used on a federal filing for three consecutive years. If yours is near expiration, the first step is to renew it with the IRS before closing — that's an IRS process, not part of the loan. Renewal takes seven to eleven weeks, so it's worth starting as soon as you know you're going to look for a home. If you need the W-7 form or want to know where to file it, we'll point you in the right direction on the initial call.
Jesse explains
ITIN vs SSN — what’s actually different.
ITIN vs Social Security — it’s not the same loan
Jesse explains the real difference
ITIN and trusts — protecting your family’s investment
Estate planning for ITIN buyers
The fourth answer wasn’t a “no”
“Three banks told me without an SSN it wasn’t possible. Geneva Financial was the fourth, and the first answer I heard that didn’t start with ‘no.’ The difference: Jesse spoke in real numbers and didn’t make me feel like I was asking for a favor.”
One call. In English or Spanish.
Before you hear another "no" that isn’t actually about you — let’s talk.