Home financing in Adams County.

Adams County's economy is anchored by agriculture, food processing, manufacturing, and healthcare — industries that employ many solo contractors, seasonal workers, and immigrant workers. Lenders know this, and the best local ones are experienced with non-traditional income situations.

**General eligibility factors:**

- Steady income (employment, self-employment, or contract work — documented consistently for at least two years)

- A debt-to-income ratio (DTI) generally below 43%, though some programs allow higher

- A credit history — though not all lenders require a traditional credit score (ITIN lenders often use alternative credit such as rent and utility payment history)

- A down payment, which can be as low as 0% (USDA) or 3–3.5% (FHA/conventional)

**For solo contractors and self-employed buyers:** Lenders will look at two years of tax returns, profit-and-loss statements, and bank statements rather than pay stubs. If you have reported income through Schedule C or as a sole proprietor, you may qualify.

**For ITIN holders:** You do not need a Social Security number to purchase a home in Nebraska. Some local credit unions and community lenders offer ITIN mortgage products that use your ITIN, alternative credit history, and bank statements to evaluate your application.

**For small real-estate investors:** Rental income from existing properties can sometimes count toward qualifying income, but lenders will want to see lease agreements and tax returns showing that rental income.

Gathering paperwork early makes the process smoother. Requirements vary by loan type, but here is a solid starting checklist for Adams County applicants:

**Identity and residency:**

- Government-issued photo ID (passport, consular ID, or state ID)

- ITIN letter (if applicable) or Social Security card

- Two years of address history

**Income:**

- Last two years of federal tax returns (all pages, all schedules)

- Last two years of W-2s or 1099s

- For self-employed: profit-and-loss statement for the current year

- Last 2–3 months of bank statements (all accounts)

- Proof of any additional income (rental income, child support, etc.)

**Assets and debts:**

- Last 2–3 months of statements for savings, checking, and retirement accounts

- Documentation of any gift funds used for the down payment

- List of current debts (car loans, student loans, credit cards)

**Property:**

- Signed purchase agreement (once you have an accepted offer)

- Homeowner's insurance quote

**For ITIN applicants specifically:**

- ITIN assignment letter from the IRS

- 12–24 months of bank statements

- Proof of alternative credit (utility bills, rent payment records, phone bills)

Tip: Keep digital copies of everything. Many local lenders in Hastings now accept documents by secure email or online portal.