Owning a home, even when the bank already said no.
The Earned Equity program is built for hard-working families who file with an ITIN or are still building credit and don't yet qualify for a standard mortgage. You move into the home and build ownership over time. Miguel has walked many families through it, in English or Spanish.
Who this is for
- Families who file taxes with an ITIN and want to start building toward ownership now
- Buyers with no credit score yet, or rebuilding credit, who were turned down for a standard loan
- Renters who are ready to put their monthly payment toward a home of their own
- Households with steady income but non-traditional documentation
- Buyers with a Social Security number — including U.S. citizens and permanent residents — who don't qualify for a standard loan yet
- Anyone who wants the whole process explained patiently, in Spanish
How it works
Tell us where you stand
We talk through your income, your ITIN or credit situation, and your goal — in Spanish, with no judgment.
See if Earned Equity fits
If a traditional loan isn't realistic yet, we explain how this program works and whether it's a good match for your family.
Move in and build ownership
You settle into the home and start building your stake over time, instead of waiting on the sidelines while prices climb.
Work toward a traditional loan
We help you keep strengthening your credit and file so you can move into a conventional or ITIN mortgage when you're ready.
A door that was closed
It opens a real route to your own home for families a standard lender turns away.
ITIN-friendly
You don't need a Social Security number — or a visa — to start the conversation.
580 FICO — or non-traditional credit
A 580 score opens the door. Never borrowed, so you have no FICO score at all? Non-traditional credit — rent, utilities, phone bills paid on time — can stand in. Debt-to-income ratios up to 60% can work here, far above a typical loan.
As little as 3.5% down
The home is bought with an FHA 203(b) loan, so you can get in with FHA's low 3.5% down — open to ITIN buyers, no Social Security number needed.
Stop waiting on prices
You start building toward ownership now instead of watching home prices climb without you.
The home's gains are yours
Your buyout price is set in your agreement, so if the home's value climbs while you live there, all of that increase is yours when you buy — there's no shared-appreciation split.
Income proven your way
W-2, self-employed, or bank-statement income all work — your earnings don't have to fit a standard pay stub.
Gift funds welcome
Your 3.5% down can come from a family gift, not only your own savings.
Guided in Spanish
Miguel walks you through every step in your language, the same way he has for many families.
Today’s sample rates
Common questions
What is the Earned Equity program?
It's an alternative route to homeownership for buyers who don't yet qualify for a traditional mortgage — often because they file with an ITIN or are still building credit. Instead of waiting years, you can move into the home and build your ownership stake over time. Terms depend on the specific program, so let's talk about your situation.
Who is it a good fit for?
Hard-working families with steady income who've been turned down for a standard loan — especially ITIN filers and buyers rebuilding credit. If a conventional or ITIN loan is already within reach, that's usually the better path, and we'll tell you so honestly.
Do I need a Social Security number?
No. Many buyers purchase a home without a Social Security number through this program, which is open to buyers who file taxes with an ITIN. We handle the whole process in Spanish if that's easier for you.
I have a Social Security number — can I still use this program?
Yes. Having a Social Security number, a green card, or U.S. citizenship doesn't bar you from the Earned Equity Program. It's built for anyone who doesn't qualify for a standard mortgage yet — thin credit, self-employment income, a past setback — and it lets you own your home with the help of a government housing agency while you work toward taking over the loan. If a conventional or FHA loan in your own name is already within reach, that's usually cheaper, and Miguel will tell you so honestly.
Can DACA recipients use this program?
Yes. Here's the honest picture on DACA home loans: as of May 2025 the FHA no longer insures new loans for DACA recipients, so an FHA mortgage in your own name generally isn't available right now. Many DACA recipients do still qualify for a regular conventional (Fannie Mae) loan, though some lenders apply their own overlays, so it varies. When that's within reach it's usually the better deal, and Miguel will tell you so. If your credit or income isn't there yet, Earned Equity is a strong alternative, because the FHA 203(b) loan is held by the government housing agency, not by you — so you can move in now and build toward owning. Approval depends on full underwriting and current lender guidelines.
How much down payment do I need?
As little as 3.5%. Because the home is purchased with an FHA 203(b) loan, you get FHA's low down payment — and unlike a bank, this path is open to ITIN buyers with no Social Security number. Your exact cash to get in depends on the price and any seller credit we negotiate; in a recent deal a family got in for around $11,700 on a $540,000 home.
Is this the "3.5% ITIN FHA" loan?
That's the nickname many buyers use for it. The home is bought with an FHA 203(b) loan, so you get FHA's 3.5%-down structure, and the program welcomes people who file with an ITIN and have no Social Security number. Most families we help here file with an ITIN — but it's open to buyers who file with a Social Security number and were turned down for a standard loan too.
Is this the same as rent-to-own or lease-to-own?
It's the same family, with stronger protections. Like rent-to-own or lease-to-own, you move in before you fully qualify for your own mortgage — but here you acquire equitable title to the home through a recorded purchase agreement, your purchase price is fixed up front, part of every payment builds an equity stake, and any rise in the home's value is yours. Plain rent-to-own deals often skip those guarantees, so read any contract carefully — or bring it to Miguel and he'll walk you through it.
Do I build equity, or is it just like renting?
You build equity. Unlike plain renting, a portion of each payment goes toward an ownership stake that's credited when you buy the home or assume the loan later. You're moving toward ownership while you live there, not just paying a landlord.
If the home goes up in value, who keeps that gain?
You do — all of it. The price you'll pay to buy the home is set in your homeownership agreement up front, so any rise in the home's value while you live there is yours when you buy or assume the loan, on top of the equity your payments build. There's no shared-appreciation split — that gain isn't divided with the program or an investor. The exact buyout math is in your agreement, and Miguel goes over it with you before you sign.
Am I the legal owner right away?
Not until you assume the loan or buy the home. During the agreement you live in the home and build equity, but you're not yet on the title — which also means you can't sell it until that final step. We'll make sure you understand the terms before you sign anything.
Did Miguel make a video about this?
Yes — there's a short explainer in both English and Spanish on our Videos page under 'ITIN & Special Programs.' It's a quick way to see how the program works before we talk.
Where can I read the full breakdown?
Our guide 'The FHA Earned Equity Program: A Lease-to-Own Path to Owning' in the Learn section walks through how it works step by step, who qualifies, what you can buy, and the protections — in plain language, English or Spanish.
What will my monthly cost be?
It's a regular FHA payment — principal, interest, taxes, and insurance — plus a flat monthly program management fee. On a home around $565,000 that has run roughly $5,200 a month in a recent example, but your number depends on price, rate, and taxes. Try our Earned Equity cost calculator above for a quick estimate; the program's Consumer Cost Disclosure gives you exact figures before you commit.
Is my agreement actually binding, or just a promise?
It's binding and in writing. The homeownership agreement is recorded against the property — a matter of public record, like a deed or lien — and it spells out your monthly amount, how your equity is credited, and your right to buy the home or assume the loan. Miguel reads it with you line by line, in English or Spanish, so your interest is secured on paper, not left to trust.
Is approval guaranteed?
No program can promise approval. We look at your full picture first and give you a straight answer about whether Earned Equity, an ITIN loan, or simply a few months of credit work is your best next step.
What property types can I buy with the Earned Equity path?
The Earned Equity path works on single-family homes (attached or detached), 2-unit properties, condominiums, and townhomes that you'll live in as your primary residence. Because the purchase uses an FHA 203(b) loan, the home also has to meet FHA's condition and approval rules. Send us a home you're considering and we'll confirm it qualifies.
What income documents do I need — can I use bank statements or gift funds?
You have room here. Income can come from a W-2 job, self-employment, or a profit-and-loss statement backed by 3 months of bank statements — it doesn't have to be a standard pay stub, and debt-to-income ratios up to 60% can work. On credit, a 580 FICO opens the door, and non-traditional credit (rent, utilities, phone paid on time) can stand in if you've never had a score. Your down payment can come from a family gift rather than only your own savings. The FHA loan underneath still has standards, so bring what you have and Miguel will tell you exactly what's needed for your situation.