# Visa Mortgage Eligibility Chart 2026: Every Visa Compared

> Visa mortgage eligibility chart for 2026: H-1B, L-1, O-1, TN, EAD, OPT and green card across conventional, FHA, USDA, DSCR and non-QM. Get a free review.

Canonical: https://www.masalaloans.com/blog/visa-mortgage-eligibility-chart-2026
Author: Apurva Sanghavi
Published: 2026-10-17T19:20:25.810Z
Tags: mortgage, immigration, h1b, EAD, green card

**Quick answer (updated October 2026):** This visa mortgage eligibility chart shows the pattern: every lawfully present non-permanent resident can use conventional loans on the same terms as citizens under Fannie Mae and Freddie Mac rules. FHA is limited to green card holders and citizens since May 2025. USDA requires citizenship, a green card or another "qualified alien" status.

The internet is full of contradictory answers. One lender says H-1B holders need 20% down. A forum says OPT students can't buy. Someone's cousin got an FHA loan on an L-1 in 2023 and insists it still works. Rules changed in 2025, and many websites never updated.

This page puts the 2026 rules in one chart, by visa and by loan program, with the primary source behind each column. Bookmark it, then read the deeper guide for your status. One thing to keep in mind throughout: when a lender adds a restriction the agency doesn't require, that's an overlay, not the rule.

## The 2026 visa mortgage eligibility chart

| **Status** | **Conventional (Fannie/Freddie)** | **FHA** | **USDA guaranteed** | **DSCR (investment)** | **Bank statement / non-QM** |
| --- | --- | --- | --- | --- | --- |
| U.S. citizen | Yes | Yes | Yes | Lender-specific | Lender-specific |
| Green card (10-year) | Yes | Yes | Yes | Lender-specific | Lender-specific |
| Conditional green card (2-year) | Yes | Generally yes (confirm with lender) | Yes | Lender-specific | Lender-specific |
| H-1B | Yes | No | No | Lender-specific | Lender-specific |
| H-4 with EAD | Yes | No | No | Lender-specific | Rarely relevant |
| L-1 / L-2 | Yes | No | No | Lender-specific | Lender-specific |
| O-1 | Yes | No | No | Lender-specific | Lender-specific |
| TN | Yes | No | No | Lender-specific | Lender-specific |
| F-1 OPT / STEM OPT | Yes at agency level; heavy lender overlays | No | No | Rare | Rare |
| Pending I-485 (combo card) | Yes | No | No | Lender-specific | Lender-specific |
| Granted asylee / admitted refugee | Yes | No (until green card) | Yes (qualified alien) | Lender-specific | Lender-specific |
| Pending asylum (C08 EAD) | Agency rules don't exclude; many lender overlays | No | No | Rare | Rare |

Status as of October 2026. "Yes" means eligible under the program's rules, subject to normal credit, income, asset and property requirements. "Lender-specific" means DSCR and non-QM programs are not government or agency products; each lender writes its own residency rules.

## How to read each column

### Conventional: the default for visa holders

Fannie Mae Selling Guide B2-2-02 says permanent and non-permanent residents are eligible "under the same terms that are available to U.S. citizens." The lender decides documentation and warrants the borrower is legally present. There is no approved visa list and no minimum remaining validity. Freddie Mac's guide takes the same approach.

So a 20% down requirement, a "12 months left on your visa" rule, or an "H-1B only, no L-1" policy is a lender overlay. Another lender may not have it. The deep dive for the most common visa is our [2026 H-1B mortgage guide](https://www.masalaloans.com/blog/mortgage-on-an-h1b-visa-in-2026).

Every borrower also needs a valid Social Security number that can be validated with SSA (Fannie Mae B2-2-01, 09/03/2025).

### FHA: green card or citizenship required

HUD Mortgagee Letter 2025-09 (March 26, 2025; case numbers on or after May 25, 2025) removed eligibility for non-permanent residents. Eligible borrowers are U.S. citizens, lawful permanent residents, and citizens of Micronesia, the Marshall Islands and Palau. HUD reaffirmed the policy in October 2026, noting FHA's purchase share to non-permanent residents fell from about 5.8% to about 0.1%. Full background in [the FHA non-permanent resident rule change](https://www.masalaloans.com/blog/fha-non-permanent-resident-rule-change-2025).

### USDA: qualified aliens only

Since March 18, 2025, USDA guaranteed loans require a U.S. citizen, non-citizen national or "qualified alien." Under 8 U.S.C. 1641(b) that includes permanent residents, refugees and asylees, but not H-1B, L-1, O-1, TN or OPT holders.

### DSCR and bank statement loans

These non-QM programs sit outside agency rules. Some lenders accept visa holders with a Social Security number and U.S. credit; others don't. Terms vary widely by lender and borrower. They're most useful for investors and self-employed borrowers, not as a default for salaried visa holders, since conventional is usually available.

**Talk to a loan officer who's seen this before:** If one lender told you "no" because of your visa, send us the reason. We'll run a side-by-side lender overlay comparison across our 150+ wholesale lenders. Start at [/contact](https://www.masalaloans.com/contact).

## Status-by-status notes

**H-1B and H-4.** Conventional is the main path. H-4 EAD income can count once there's enough history; H-4 spouses without an EAD can still be co-borrowers for credit and title purposes, just without income.

**L-1 and L-2.** Same conventional treatment as H-1B. Blanket L holders sometimes face lender questions about the I-129S; that's a documentation issue.

**O-1.** Conventional on the same terms. Lenders focus on income stability for founders, artists and researchers. See our [O-1 visa mortgage guide](https://www.masalaloans.com/blog/o1-visa-mortgage).

**TN.** Eligible for conventional, but some lenders worry about TN's shorter approval periods. Indian-born Canadians on TN status should read our [TN visa mortgage guide](https://www.masalaloans.com/blog/tn-visa-mortgage).

**F-1 OPT and STEM OPT.** Agency rules don't exclude OPT holders, but many lenders want longer work history or remaining EAD validity. It can work with the right lender. Details in [mortgage on F-1 OPT](https://www.masalaloans.com/blog/mortgage-on-f1-opt).

**Pending I-485.** You're a non-permanent resident until approval. Watch your EAD dates: automatic 540-day extensions ended for renewals filed on or after October 30, 2025, finalized effective October 14, 2026.

**Green card holders.** Every program is open. Conditional (2-year) cardholders are permanent residents under immigration law; HUD hasn't addressed them explicitly, so confirm FHA with the lender.

## Agency rule vs. lender overlay: quick reference

| **What you heard** | **Agency rule?** | **Reality** |
| --- | --- | --- |
| "Visa holders need 20% down" | No | Overlay. Agency down payment minimums are the same as for citizens |
| "Your visa must be valid 12+ months" | No | Overlay. No minimum validity in Fannie or Freddie guides |
| "H-1B can get FHA" | Not since May 25, 2025 | FHA limited to citizens, green card holders and certain Compact citizens |
| "OPT can't buy a home" | No | Agency-eligible; lender overlays are common |
| "You need a credit score of 620" | Not for DU since Nov 16, 2025 | Many lenders still require 620 as an overlay |
| "Visa holders pay higher rates" | No agency pricing adjustment for visa status | Pricing depends on credit, LTV and loan features |

## A quick payment reference

Status doesn't change conventional pricing, so the math is the same for an H-1B buyer and a citizen with the same profile. On a $400,000 loan at 7.40%, principal and interest is about **$2,769.52 per month** on a 30-year fixed; at 6.71% on a 15-year fixed, about **$3,530.77 per month**. Rates are Freddie Mac weekly averages, Oct 15, 2026, illustration only, not a quote or offer.

## What the rules actually say

- **Fannie Mae Selling Guide B2-2-02** (07/28/2015): permanent and non-permanent residents eligible on the same terms as U.S. citizens; lender determines documentation; no visa list. Freddie Mac Guide 5103.2 takes the same approach.

- **HUD Mortgagee Letter 2025-09** (March 26, 2025; case numbers on or after May 25, 2025): FHA limited to citizens, lawful permanent residents and citizens of Micronesia, the Marshall Islands and Palau. HUD release No. 26-084 (Oct 9, 2026) reaffirmed.

- **USDA Single Family Housing Guaranteed Loan Program** (since March 18, 2025): applicant must be a citizen, non-citizen national or qualified alien as defined in 8 U.S.C. 1641(b).

- **Fannie Mae B2-2-01** (09/03/2025): each borrower must have a valid Social Security number.

## Frequently Asked Questions

**Q: Which visas qualify for a mortgage in 2026?**<br />A: Any lawfully present non-permanent resident can qualify for a conventional loan under Fannie Mae and Freddie Mac rules, including H-1B, H-4 EAD, L-1, O-1, TN, OPT and pending I-485 applicants. There's no approved visa list. Individual lenders add overlays, so eligibility at one lender may differ from another.

**Q: Can H-1B visa holders get an FHA loan in 2026?**<br />A: No. Since case numbers assigned on or after May 25, 2025, HUD Mortgagee Letter 2025-09 limits FHA to U.S. citizens, lawful permanent residents and citizens of Micronesia, the Marshall Islands and Palau. H-1B holders use conventional or, in some cases, non-QM financing instead.

**Q: Do visa holders need a bigger down payment?**<br />A: Not under agency rules. Fannie Mae and Freddie Mac apply the same terms to non-permanent residents as to citizens. Some lenders require more down for visa holders, but that's an overlay. Shopping multiple lenders often finds one without that requirement.

**Q: Can green card holders use USDA loans?**<br />A: Yes. Since March 18, 2025, USDA guaranteed loans require citizens, non-citizen nationals or qualified aliens, and permanent residents are qualified aliens. Refugees and asylees also qualify. The property must be in an eligible area and household income must fall within USDA limits.

**Q: Are DSCR loans available to visa holders?**<br />A: Some DSCR lenders accept visa holders with a Social Security number and U.S. credit history; others don't. DSCR loans are not agency products, so each lender sets its own rules. Terms vary by lender and borrower, so compare offers before choosing.

## Get your side-by-side lender comparison in 15 minutes

Tell us your visa or status, your target price and your down payment. We'll run a side-by-side lender overlay comparison across our 150+ wholesale lenders and show which ones accept your exact documents, with a payment scenario at today's pricing. Licensed nationwide; we work with visa holders every week. Book a free 15-minute call at [/contact](https://www.masalaloans.com/contact), start your application at [/apply](https://www.masalaloans.com/apply), or call 713-366-4668. For questions about your visa itself, talk to your immigration attorney.

*Masala Loans is a brand of Matador Lending, LLC (NMLS #2072896). Written by Apurva Sanghavi, President, NMLS #227127. Equal Housing Opportunity. This article is general education, not tax, legal or immigration advice — consult a qualified CPA, attorney or immigration lawyer for your situation. Program availability, rates and terms vary by lender and borrower and are subject to change; not a commitment to lend.*