Can You Get a Mortgage Without a Job in 2025? 8 Ways to Qualify

Yes, and this is one of the easier situations for underwriters to look at. A Benefits Verification Letter from Social Security tells lenders exactly how much money you get each month and when it started. This gives them the steady income they need. The Social Security Administration's 2024 Annual Statistical Supplement says that the average retirement benefit was $1,907 a month. However, many people get a lot more than that depending on how long they worked and when they claimed their benefits.

The savings part works by figuring out how much an asset is worth. Let's use numbers from November 2025 to show you how a lender would figure out your qualifying income. If you get $2,100 a month in Social Security and have $280,000 in cash savings, this is how they would do it. The full $2,100 a month comes from Social Security. To get the savings, divide $280,000 by 360 months to get $778 a month. Then, use the usual 30% discount factor: $778 × 0.70 = $545. Your total qualifying income is now $2,645 a month, which is $2,100 plus $545.

This means that your total monthly debt payments can be $1,137 at the most 43% debt-to-income ratio. Take out any debts you already have, like credit cards or car payments, and the rest can go toward your mortgage payment. A loan of about $153,000 would be possible with a monthly payment of $900 (after taking out $237 for estimated taxes and insurance) at current FHA rates of 5.88% in November 2025. You could buy a house for $191,250 with no job income at all if you put down 20% of the price, which is $38,250.

The most important papers you need are the Social Security Benefits Verification Letter (which you can get for free at www.ssa.gov), two to three months of recent bank statements that show both your Social Security deposits and savings account balances, and your full tax returns for the last two years. Most lenders also want to see that the savings have been in the account for at least 60 days to make sure they aren't borrowed money.

There is a real and big difference in credit scores between people who are employed and people who are not. FHA loans technically accept credit scores as low as 580 with 3.5% down or 500 with 10% down. However, these minimums mostly apply to people who have a regular job and earn money. If you don't have W-2 income, your minimum score needs to be between 680 and 720, depending on your other factors.

Ellie Mae's 2024 Origination Insight Report, which looked at 3.2 million closed loans, found that the average credit score for approved purchase mortgages with alternative income verification was 714, while it was 678 for borrowers who were employed. There are big differences in interest rates because of that 36-point difference. According to Bankrate and Freddie Mac's November 2025 FHA rate data, borrowers with credit scores of 780 or higher could get rates of 5.75%, while those with scores of 680 or lower had to pay rates of 6.12%. Rates for borrowers with scores of 640 or lower went up to 6.50% or higher.

If you have a $275,000 mortgage, the difference between a 5.75% rate and a 6.50% rate is $138 a month, or $49,680 in extra interest over 30 years. This is why I push unemployed borrowers so hard to improve their credit: it makes a huge difference in their finances. If your score is 650 and you need 700 to get approved at reasonable rates, you should plan on spending six months raising it by paying off credit cards strategically, making sure your payment history is perfect, and fixing any mistakes in your credit report.

Here's the plan I give to borrowers:

1. First, get all three of your credit reports (you can do this for free at AnnualCreditReport.com) and look for mistakes. These happen more often than you might think.
2. Second, pay off your revolving balances so that they are less than 30% of your limits. 10% is the best amount.
3. Third, set up automatic payments for everything so you can build a perfect payment history for six months.
4. Fourth, don't ask for new credit during this time.
5. Lastly, use a credit monitoring service to keep an eye on your progress and ask for a quick rescore if you're close to the line when you're ready to apply.

The other important thing is that higher credit scores give you more power to negotiate. When I have a borrower with a credit score of 740 or higher and $200,000 in cash, I can show that profile to several lenders and get competitive bids because the risk profile is strong even though they don't have any W-2 income. If your credit score is 650 and you don't have many assets, your options become much more limited and expensive.

In almost all cases, unemployment benefits do not count as qualifying income for a mortgage. The main problem is that unemployment insurance is meant to be temporary. Most states only give benefits for 26 weeks, but they can be extended during times of economic trouble. However, even extended benefits have set end dates. Fannie Mae's Selling Guide (Section B3-3.1-01) and Freddie Mac's Seller/Servicer Guide (Section 5303.1) say that qualifying income must be stable, reliable, and likely to last for at least three years.

According to the Department of Labor's 2024 unemployment insurance data, the average weekly benefit across all states was $387, which is about $1,677 a month. Even though this seems like enough to cover mortgage payments, lenders won't count it because it will stop when you find a job or run out of benefits, neither of which meets the three-year continuity requirement.

There is one small exception: seasonal workers who have a steady pattern of working and then not working can sometimes use their average income, which includes unemployment benefits. For instance, a construction worker who works eight months a year and makes $5,000 a month, but only gets $1,500 a month in unemployment for four months, and this happens for several years, might be able to average the income over 12 months to qualify. HUD's FHA guidelines say that this needs two full years of documented seasonal work patterns, with tax returns showing the income cycle (Handbook 4000.1, Section II.A.4.d.iv).

You can still get a mortgage even if you're getting unemployment benefits and have other sources of income that qualify, like retirement accounts, investment income, rental properties, or a lot of cash that you can use to figure out how much you need to pay off your debts. The income calculation won't take into account the unemployment benefits. In this case, a lot of borrowers look for asset depletion mortgages or wait until they get a job offer letter. Lenders will usually accept this as proof of income once you've started the job.

If you're unemployed and getting benefits, use this time to save for a down payment, raise your credit score to over 700, and get all your paperwork in order for your other sources of income. Even though the unemployment benefits don't count, you'll have a much stronger overall profile by the time you apply.

If you don't have a job, the amount you need to put down on a house goes up a lot. For example, it usually goes from 15% to 25% for people who are employed, but only 3.5% to 5% for people who aren't. It's not that lenders are greedy; it's just how risk works. The Consumer Financial Protection Bureau's 2024 mortgage lending data analysis found that loans with down payments of less than 10% had a 4.7% default rate for employed borrowers and an 8.2% default rate for unemployed borrowers. Loans with down payments of 20% or more had nearly the same default rates (1.9% for employed borrowers and 2.1% for unemployed borrowers).

Lenders use the size of the down payment to make up for the fact that they think alternative income verification is riskier. A bigger down payment gives you equity right away, lowers the loan-to-value ratio, and shows that you can afford more than just qualifying income. The standard down payment for FHA loans is 3.5% with a credit score of 580 or higher. However, unemployed borrowers usually have to put down 10% to 15% even on FHA loans. For alternative income situations, the standard for conventional loans goes from 5–10% to 20–25%.

Let's use real numbers from November 2025 to figure out how much money it will actually cost. If you want to buy a $400,000 home, the usual down payment for FHA loans is $14,000 (3.5%) or $20,000 (5%). If you don't have a job, you can expect to pay $60,000 to $80,000 (15% to 20%) for FHA or $80,000 to $100,000 (20% to 25%) for conventional. The extra down payment of $46,000 to $86,000 is a big problem for a lot of borrowers.

But there is a strategic benefit to making a larger down payment besides just getting approved. Usually, better interest rates come with lower loan-to-value ratios. Freddie Mac's November 2025 rate data shows that borrowers who put down 20% of the purchase price got rates that were about 0.25 to 0.375 percentage points lower than those who put down 5%. A 0.25% rate cut on a $320,000 loan (the difference between the $400,000 purchase price and the $80,000 down payment) saves $44 a month or $15,840 over 30 years. A 0.375% drop saves $67 a month, or $24,120 total.

Also, if you put down more than 20%, you won't have to pay for private mortgage insurance on a conventional loan. This can save you about $133 a month ($1,596 a year) on a $320,000 loan. That's $11,172 in PMI premiums that borrowers don't have to pay over the usual seven years they have a mortgage. The larger down payment often leads to better long-term financial outcomes, even though it costs more up front, because it lowers the interest rate and eliminates PMI.

If you're unemployed and trying to decide between applying now with 10% down or waiting six months to save 20% down, do the math. The six-month wait might get you lower monthly payments, better rates, no PMI, and easier approval. It might be worth the wait unless the market shows that home prices or rates will go up a lot during that time.

This is probably the most misunderstood idea in mortgage lending. So let me be very clear: you usually can't use rental income from an investment property you're buying to qualify for the mortgage on that same property until you have a lease agreement in place with at least 12 months left and proof of received payments.

Fannie Mae's Selling Guide (Section B3-3.1-08) and Freddie Mac's Seller/Servicer Guide (Section 5308.2) say that lenders can only count rental income if there is a current lease agreement or proof of rental income received for at least 12 months. This is a chicken-and-egg problem for a property you're currently buying: you can't get tenants and collect rent until you own the property, but you can't use that future rental income to qualify for the mortgage to buy the property.

There are three times when lenders might include projected rental income in the purchase price. First, if you want to buy a two- to four-unit property and live in one unit while renting out the others, FHA lets you use 75% of the projected rental income from the units that are not occupied. This needs a signed appraisal with schedules for market rent. Second, some portfolio lenders offer DSCR (Debt Service Coverage Ratio) loans that look at the rental income potential of the property instead of your own income to decide if it qualifies. These are non-QM products, and their interest rates are usually 1.5 to 2.5 percentage points higher than those of regular loans.

Third, if you have a lot of experience as a landlord and can show that you have managed rental properties for other people, some lenders may count a percentage of the expected rental income (usually 50–70% instead of the usual 75%) on a new purchase based on your track record. The Mortgage Bankers Association's 2024 Non-QM Market Research found that about 8% of investment property purchases used projected rental income, but portfolio lenders were the only ones who did not require full personal income qualification. In contrast, 92% of purchases required full personal income qualification without taking future rental income into account.

Most investors use this practical workaround: they qualify for the investment property purchase using other sources of income (W-2 employment, retirement income, other rental properties, or asset depletion). Then, after owning the property for 12 months and collecting documented rent payments, they can refinance and add that rental income to their qualification profile for future property purchases. Instead of trying to use projected income up front, this method builds your investment portfolio over time.

FHA loans are the best option if you're buying a multi-unit property with an owner-occupied unit because they let you use 75% of the projected rental income from the non-owner-occupied units to lower your housing payment. You can count $1,050 ($1,400 × 0.75) toward your effective mortgage payment for qualification purposes on a duplex with a projected rent of $1,400 per month for the non-occupied unit. This strategy is still one of the best ways to make money in real estate while keeping your own income needs low.

The biggest mistake is not keeping track of where your money comes from before you apply. This has happened to me dozens of times: a borrower has legitimate extra income, applies for a mortgage, and then spends six weeks trying to get verification letters, account statements, and tax documents while the loan is stuck in underwriting limbo. A lot of applications die at this point because borrowers give up or miss the end of the rate lock period.

The Consumer Financial Protection Bureau's 2024 mortgage complaint database analysis found that incomplete income documentation was the most common complaint among alternative income borrowers, making up 31% of all complaints from this group. The most common specific problems are: pension administrators not sending verification letters, tax returns that are missing required schedules, asset statements that are more than 60 days old, and rental property documents that show a lack of payment history.

The second big mistake is applying with bad credit when you have time to fix it. Two months ago, I had a borrower with a 662 credit score. He was a great guy with $340,000 in investments and no debt. He wanted to buy a house he had found in 30 days. I had to tell him some bad news: his rate quotes came back at 7.25–7.75% with 662 credit and no job, which is worse than the 6.12% he could have gotten with 720 credit. Because of the difference in rates, the monthly payment was $285 higher, or $102,600 over 30 years.

After a tough talk, he took back the offer and spent four months carefully improving his credit by paying off the rest of his credit card bills, disputing a wrong medical collection, and building a perfect payment history for six months. Reapplied with a credit score of 728 and got a rate of 6.25%. This rate was still a little higher because he wasn't working, but it was $192 a month better than his first quotes. The four-month wait saved him more than $69,000 in interest. This is why I'm so pushy about timing credit optimization—there's a lot of money at stake.

The third mistake is working with lenders who don't know how to deal with or understand borrowers who aren't traditional. Not all lenders provide asset depletion programs, bank statement loans, or alternative income verification. The National Association of Mortgage Brokers' 2024 member survey found that only 43% of mortgage lenders had set up programs for unemployed borrowers that went beyond standard FHA streamline refinances. Some loan officers just don't know how to handle these situations, and they might give you wrong information or waste weeks trying to get approval through paths that won't work.

The tactical solution is to ask three specific qualifying questions during your first conversation with any lender.

• First, "Do you offer asset depletion mortgages, and what are your minimum liquid asset requirements?"
• Second, "What's your minimum credit score for borrowers without W-2 income?"
• Third, "How many loans have you closed in the past six months using alternative income verification?"

Lenders who work with unemployed borrowers will answer these questions right away with exact numbers. People who don't will be hesitant, give vague answers, or send you to their bosses.

We created our alternative income lending program at AmeriSave because we saw too many qualified borrowers being turned down by lenders who only knew how to verify W-2s. Our digital platform helps borrowers know exactly what documents they need to provide up front, keeps track of the progress of document collection, and alerts them to any missing items before they go to underwriting. By taking this proactive approach, we've cut the average time it takes to close on a loan for alternative income borrowers from 94 days to 67 days. This is because we no longer have to deal with the document scramble that usually happens during underwriting.

Many borrowers mix up this important difference. When it comes to mortgage underwriting, being self-employed and being unemployed are two very different situations, even though both require non-traditional income documentation. Self-employed borrowers have income coming in from their business; they just need to show it in a different way. People who are unemployed and want to borrow money need to show that they have income from sources other than their jobs, like assets, retirement funds, or rental properties.

Self-employed borrowers can use two years of tax returns (personal and business if they have them), profit and loss statements, and sometimes bank statements that show how their business deposits have changed over time. Freddie Mac's 2025 automated underwriting guidelines say that self-employed income that stays the same or grows over two years is treated the same as W-2 income. The problem is that many self-employed people lower their taxable income by deducting legitimate business expenses. This makes it harder for lenders to qualify them for a mortgage.

A self-employed consultant, for instance, might make $180,000 a year but only have $95,000 in taxable income after deducting costs for their home office, car, business travel, equipment, insurance, and other legitimate write-offs. When deciding on a mortgage, lenders look at the lower taxable income number and add back some non-cash deductions, like depreciation. This is frustrating because the borrower feels financially stable with a gross income of $180,000, but they only qualify for $95,000 to $105,000 after add-backs.

Borrowers who are unemployed take a completely different approach that focuses on income sources that aren't earned. You can't look at profit and loss statements or business tax schedules. Instead, underwriters look at things like Social Security benefits, pension payments, IRA withdrawals, investment dividends, rental income, and calculations of how much money is left in a liquid asset. The paperwork needed is very different. Instead of business tax returns, you need Benefits Verification Letters from Social Security, pension administrator statements, Schedule E for rental properties, and full asset statements.

The Mortgage Bankers Association's 2024 origination data shows that 11.4% of approved applications came from self-employed borrowers, who had to wait an average of 42 days for approval. Unemployed borrowers who used alternative income made up 7.2% of approvals, and they had to wait an average of 58 days. The longer timeline for unemployed borrowers is because they need to provide more proof and have their applications reviewed by hand more often than self-employed borrowers do.

There is one group that includes both situations: self-employed people who either retired or sold their businesses. These people used to work for themselves, but now they are unemployed and living off the money they made from selling their business or their savings. Lenders usually use the asset depletion method instead of trying to figure out how much money these borrowers made as self-employed people that is no longer available. Lenders want proof that the income has really stopped and won't start up again if the business sale or retirement happened less than six months ago.

If you're self-employed and want to get a mortgage in the next two years, you should lower the business deductions on your tax returns during those years to increase your qualifying income. Yes, you'll pay more taxes, but you'll get better loan terms. If you're out of work, don't worry about manipulating your tax return. Instead, focus on improving your credit score, building up your cash savings, and getting third-party verification letters for all of your other income sources before you apply.

Even when the economy is bad and unemployment benefits are extended beyond the usual 26 weeks or boosted with extra federal payments, lenders still won't count these benefits as income that qualifies for a mortgage. The main issue is still the same: unemployment insurance is temporary income that ends on a certain date, which doesn't meet the three-year continuity requirement in lending rules.

During the COVID-19 pandemic, the federal government made big improvements to unemployment benefits. For example, the $600 weekly Federal Pandemic Unemployment Compensation (FPUC) supplement and the Pandemic Emergency Unemployment Compensation (PEUC) program extended benefits for up to 53 weeks. The Department of Labor's program statistics show that between March 2020 and September 2021, about 35 million Americans got some kind of extra unemployment benefits. During the best times, the average weekly benefit was $840.

Fannie Mae, Freddie Mac, and FHA all made it clear that pandemic unemployment benefits did not count as stable income for mortgage purposes, even though a lot of people were getting them and they were worth a lot of money. Both Fannie Mae's Lender Letter LL-2020-04 and Freddie Mac's Bulletin 2020-15 made it clear that temporary government programs, no matter how long or how much they pay, do not meet the permanence test for mortgage qualification income.

The only way that extended benefits could indirectly help is by giving you more time and money to improve your overall financial situation while you look for a new job. A borrower who gets $3,200 a month in extended unemployment benefits for 18 months is much better able to keep their credit scores high, save money for bigger down payments, and avoid running out of money in their retirement accounts than someone who doesn't get any help with their income. Once you have qualifying income from a job, retirement, or other sources, these better compensating factors—higher credit score, larger down payment, and more liquid reserves—can make your mortgage application stronger.

The Urban Institute's 2024 housing finance study looked at mortgage applications during the 2020–2021 recession. It found that borrowers who got extended unemployment benefits and used that time to keep their credit scores above 700 and save at least 15% for a down payment had a 67% approval rate once they got a new job or showed proof of other sources of income. This is in contrast to the 43% of borrowers who let their credit scores drop and ran out of savings while they were unemployed.

If you're currently getting unemployment benefits (either regular or extended), use this time wisely. To protect your credit score, which is your most valuable asset for future mortgage applications, you should first make sure you always pay your bills on time. Second, cut back on unnecessary costs and save up for a down payment and an emergency fund. Third, see if you have any other sources of income that could help your mortgage application, such as money from a retirement account, rental property, or investment dividends. Fourth, think about whether offer letters for jobs that are still open could be used to prove income once the jobs start.

It's important to remember that unemployment insurance was only meant to be a short-term bridge between jobs, not a long-term source of income for big expenses like mortgages. Use it as a safety net as it was meant to be, and make sure you have enough income from work, retirement, large cash assets, or other permanent sources of income that lenders will accept to qualify for a mortgage.

Are you ready to look into your options? If you're between jobs, retired, self-employed, or have non-traditional income, AmeriSave can help you find the best alternative income verification program for your situation. Our knowledgeable loan officers can help you with any type of income and explain the specific paperwork you need to fill out for your situation.