Self-employed? Your bank deposits can do the talking.
If you write off a lot at tax time, your returns can make your income look smaller than it really is. A bank statement loan qualifies you on 12 to 24 months of deposits instead — a truer picture of what your business brings in. We handle these every day, in English or Spanish.
Who this is for
- Business owners who write off expenses and show low net income on taxes
- 1099 contractors and gig workers with steady deposits
- Self-employed buyers turned down by a bank that only looks at tax returns
- Anyone whose real cash flow is stronger than their tax return suggests
How it works
Gather your statements
Most programs use 12 or 24 months of personal or business bank statements. We tell you which ones to pull and what the lender looks for.
We calculate your income
The lender averages your deposits — sometimes with an expense factor — to land on a qualifying income. We run those numbers with you first so there are no surprises.
Shop the right lenders
Bank statement terms vary a lot. We compare lenders to find the one that treats your deposits and your business most fairly.
Close and move in
We manage the appraisal, underwriting, and signing, keeping you updated until you have the keys.
No tax returns required
Your deposits stand in for tax returns, so write-offs don't sink your application.
A truer income picture
Lenders see the cash your business actually moves, not just the bottom line after deductions.
We compare the field
As an independent broker we shop multiple bank statement lenders, not one bank's program.
Bilingual, hands-on help
Gathering statements can feel tedious — we organize it with you, in English or Spanish.
Today’s sample rates
Common questions
How many months of statements do I need?
Most bank statement programs use either 12 or 24 months. More months can sometimes mean better terms. We'll tell you which option fits your business and which lender rewards it.
Personal or business bank statements?
Either can work, and some lenders accept a mix. Business statements often allow an expense factor; personal statements are usually counted more directly. We'll figure out which path qualifies you for the most.
Do I need a higher down payment?
Bank statement loans often ask for a bit more down than a standard loan — frequently 10% to 20% — because they're specialized. We'll give you the exact figure for the program that fits.
Will I still need good credit?
Credit still matters for your rate and approval, but these programs are built around your deposits rather than tax returns. We'll review your full picture before we shop lenders.
How is my qualifying income actually calculated?
Most business-statement programs average your deposits over 12 or 24 months, then apply an expense factor — often 50% — to account for the cost of running your business. So $40,000 a month in deposits at a 50% factor counts as $20,000 of qualifying income. A CPA letter showing your real expenses can lower that factor and raise the income we can use. Personal statements are usually counted more directly. We run your numbers with you before we submit anything.
What property types can I use a bank-statement loan for?
Bank-statement loans work on single-family homes, condos, townhomes, and 2–4 unit properties, whether it's your primary home, a second home, or a rental. The property type and how you'll use it set the down payment and rate. We confirm the lender's rules for your specific home before you commit.
Is a bank statement loan a non-QM loan?
Yes — bank statement loans are one of the most common non-QM programs. Non-QM ("non-qualified mortgage") just means the loan documents income differently than the Fannie Mae and Freddie Mac standard — here, through 12 to 24 months of real bank deposits instead of tax returns. Your credit, reserves, and ability to repay are still fully reviewed.