Stone Oak & Far North Central
Higher price points with professional and practice-owner borrowers; reserves tend to be the focus.
Bank Statement Loans San Antonio · Bexar, Comal & Guadalupe
Bank statement loans for self-employed San Antonio borrowers.
Deposit-based qualifying for San Antonio business owners, trades contractors and 1099 professionals — with Bexar County tax reality priced in from the start.
How San Antonio self-employed income gets calculated
A bank statement loan calculates income from 12 or 24 months of deposit activity rather than tax-return net income. In San Antonio that fits trades and construction owners, trucking and logistics operators, restaurant and service business owners, and 1099 medical and military-adjacent contractors.
San Antonio's price points are among the most workable of the large Texas metros, which means a moderate calculated income often supports a purchase here that would not clear in Austin. The tax line still matters: Bexar County effective rates commonly land in the 1.8%–2.5% range, and suburban improvement districts in Comal and Guadalupe counties can add more.
Guideline snapshot
What self-employed files typically look like.
- Statement period
- 12 or 24 months of business or personal statements
- Income calculation
- Eligible deposits with an expense factor, CPA/preparer P&L, or a fixed business-expense percentage
- Expense factor
- Commonly 10%–50% depending on business type and documentation
- Purchase LTV
- Often up to 80%–90% for stronger credit profiles
- Credit score
- Frequently 620–680 minimum; best pricing usually 720+
- Reserves
- Often 3–6 months, more on jumbo loan amounts
- Self-employment history
- Typically two years, with some programs allowing less
General ranges shown for orientation only. Guidelines, calculation methods, documentation, property eligibility, reserves, rates and terms vary by lender and program and are subject to change. This is not a pre-qualification, approval or commitment to lend.
San Antonio submarkets
Where San Antonio self-employed files usually land.
Alamo Ranch & Far West
Newer inventory with special-district tax overlays that raise the payment your income must support.
Southside & Brooks
Lower entry prices where a modest deposit-based income can still carry a purchase.
New Braunfels & Schertz
Contractor and trades owners with seasonal deposits — a 24-month analysis usually presents better.
San Antonio bank statement FAQ
Questions San Antonio business owners ask.
Are bank statement loans available in San Antonio?
Yes — programs are available throughout Bexar, Comal, Guadalupe and Medina counties for primary residences, second homes and investment property. Documentation, income calculation and terms vary by lender and program.
What if my business deposits are seasonal?
A 24-month analysis often smooths seasonal swings better than 12 months. Some programs also allow a CPA-prepared P&L or 1099 documentation as an alternative calculation path.
Can trades and construction owners qualify?
Yes, this is one of the most common San Antonio bank statement profiles. Eligible-deposit rules — for example how transfers, refunds or loan proceeds are treated — vary by lender and program.
Does a lower purchase price make qualifying easier here?
Generally, a lower payment requires less calculated income, and San Antonio price points are lower than Austin's or Dallas's. Approval still depends on credit, reserves, the specific program and the full file.
Can I combine a bank statement loan with down payment assistance?
Most down payment assistance programs are tied to agency or government loans and do not pair with non-QM bank statement financing. We review both paths so you can compare the real cost of each.
Self-employed in San Antonio? Let's calculate your real income.
Financing Provided Through
Clear Rate MortgageLicensed Mortgage Lender · NMLS #2470446
Mike Keys · NMLS #2795829 · Company NMLS #2470446
A boutique client experience, backed by a national lending platform.
- · Licensed across Texas
- · Broad portfolio of loan solutions
- · Experienced lending & operations team
- · Professional service from application through closing