Bank Statement Loans in Texas & Florida
Qualify on deposits, not tax returns.
Qualify on your deposits, not your tax returns. Built for self-employed and 1099 borrowers whose write-offs hide their real income.
120+ lender partners · Same-day response · NMLS #2661068 · Licensed in TX & FL
Overview
A bank statement loan lets self-employed buyers qualify using 12 to 24 months of bank deposits instead of tax returns. As a non-QM (non-qualified mortgage) program, it measures your real cash flow — after an expense ratio — so the aggressive, perfectly legal write-offs that lower your taxable income don't also shrink the income a lender is allowed to count. For a lot of business owners, that gap is the whole problem: you earn plenty, but your Schedule C says otherwise, and a conventional underwriter can only read the return.
This is my specialty. I built my practice around self-employed and 1099 borrowers because the traditional box was never designed for how you actually earn, and I got tired of watching qualified people get declined for succeeding at tax planning. With 120+ lender partners, I'm not fitting you to one bank's overlay — I'm shopping your deposits, your credit, and your goals across programs that compete for exactly this borrower, all across Texas and Florida.
How bank statement income is calculated
Instead of your tax return, the lender averages the deposits into your account over a 12- or 24-month window, then applies an expense ratio to account for the cost of running your business. Depending on the program and your business type, that ratio typically leaves 50% to 90% of your deposits as countable income. A CPA or tax-preparer letter attesting to a lower expense percentage can raise the figure the lender uses.
That monthly income then runs against your debt-to-income (DTI) ratio the same way any loan does — it just starts from a number that reflects reality instead of one buried under depreciation and write-offs. You choose personal or business statements based on which tells your story better, and whether 12 or 24 months produces the stronger average. Twenty-four months usually earns better terms; strong 12-month options exist when the recent year is your best.
Who it's for
Bank statement loans fit business owners, independent contractors, 1099 earners, gig and commission workers, real estate professionals, and anyone whose net taxable income understates their true cash flow. They work for a primary residence, a second home, or an investment property — so the same program that gets you into your home can later help you buy the next one. If you've been told "come back after two more years of returns" or watched a pre-approval collapse at underwriting, this is very often the program that should have been on the table from the start.
What to know
Bank Statement Loans, plainly.
Qualify on deposits, not returns
12–24 months of business or personal bank statements stand in for your tax returns.
Real income, counted
The lender applies an expense ratio, typically counting ~50–90% of deposits; a CPA expense letter can push it higher.
Flexible credit and down payment
Commonly 660+ credit and 10–20% down, with room to trade a stronger down payment for easier terms.
Any occupancy
Primary residence, second home, or investment property all qualify.
No tax returns, no 4506-T
Your filed returns aren't the deciding number, which is the entire point of the program.
120+ lenders shopped
I match your profile to the program with the best rate and the fewest overlays, rather than forcing one bank's rules.
Frequently asked
Frequently asked questions.
Related guides
- What Is a Bank Statement Loan and How Does It Work?How bank statement loans let self-employed buyers in Texas & Florida qualify on deposits instead of tax returns — how they work, who they fit, and what you need.
- Bank Statement Loan Requirements & Eligibility CriteriaWhat you need to qualify for a bank statement loan in Texas & Florida — credit score, down payment, months of statements, and documents.
- How Many Months of Bank Statements Do You Need for a Mortgage?12 vs 24 months of bank statements for a mortgage — how lenders use them, which gets better terms, and how to choose. Broker licensed in TX & FL.
- How Self-Employed Buyers Qualify for a Mortgage in Texas & FloridaBank-statement, P&L, and 1099 programs let you qualify on the money actually flowing through your business — not just your tax returns.
Explore related programs
- Self-EmployedBank-statement and alternative-documentation loans for 1099 contractors, freelancers, and business owners. Qualify with deposits instead of tax returns.
- Asset DepletionQualify on your assets, not your income. Built for retirees and high-net-worth buyers who are asset-rich but income-light on paper.
Next step
See what your deposits qualify you for.
Send a snapshot of how you earn and I'll show you real numbers — no tax returns needed.
120+ lender partners · Same-day response · NMLS #2661068 · Licensed in TX & FL
NMLS #2661068 · 120+ lender partners · same-day response