Bank statement loans in Texas, qualified on deposits.
For self-employed Texans whose tax returns don't tell the whole story. Twelve or twenty-four months of bank deposits become your qualifying income — no W-2s, no tax-return income calculation.
Why tax returns fail good borrowers
A well-run business minimizes taxable income. Depreciation, equipment, vehicles, home office, retirement contributions — all legitimate, all working against you the moment an agency underwriter reads line 31 of your Schedule C. Borrowers with six-figure deposits routinely get declined on paper because the return shows a fraction of the cash the business actually produces.
A bank statement mortgage removes the tax return from the income calculation entirely and looks at deposits instead. Same borrower, same business, materially different approval.
Who these loans are built for
Schedule C or S-corp owners whose returns are written down by legitimate deductions and depreciation.
Contractors, consultants and trades paid on 1099 with strong deposits and few W-2 hours.
Real estate agents, loan officers, sales professionals with variable monthly revenue.
Owner-occupied or second-home purchases where DSCR does not apply.
How a Texas bank statement file comes together
- Scenario review. We look at deposits, credit, occupancy and the property before anything is submitted.
- Income calculation. Eligible deposits are totaled, transfers and non-business items removed, and an expense factor applied. See the full deposit math and requirements.
- Program selection. 12-month vs 24-month, business vs personal statements, and the expense-factor path that fits your documentation.
- Pre-approval. You shop with a real number, not a guess.
- Close. Non-QM files move on communication; you get direct access throughout.
What you can finance
- Primary residence purchase
- Second home and vacation property
- Investment property purchase (compared against DSCR)
- Rate-and-term refinance
- Cash-out refinance, subject to Texas 50(a)(6) rules on a homestead
Bank statement or DSCR?
If the property is non-owner-occupied, both can work — but they qualify differently. A bank statement loan looks at you; a DSCR loan looks at the property's rent versus its payment. Investors with strong rents and complicated personal income usually land on DSCR; owner-occupants have to use bank statements or another non-QM path.
Program availability, deposit eligibility, expense factors, credit, reserve and down payment requirements, rates and terms vary by lender and program and are subject to underwriting approval. This is not a pre-qualification, approval or commitment to lend.
Questions self-employed Texans ask.
What is a bank statement loan in Texas?
It is a non-QM mortgage that qualifies a self-employed borrower on business or personal bank deposits instead of tax returns and W-2s. It is available for primary homes, second homes and investment property in Texas, subject to program guidelines.
Who is a bank statement mortgage for?
Business owners, 1099 contractors, commission-only earners, real estate agents, gig and creator income, and anyone whose tax returns show write-downs that understate real cash flow.
How do bank statement loans work?
The lender totals eligible deposits over 12 or 24 months, removes transfers and non-business items, then applies an expense factor to arrive at monthly qualifying income. That income is used against the housing payment and other debts to set your approval.
Do bank statement loans have higher rates?
Non-QM pricing is generally above agency pricing because the documentation and risk profile differ. The spread moves with credit score, down payment, reserves, occupancy and program. Rates are quoted per scenario, not published as one number.
Can I buy an investment property with a bank statement loan?
Yes. For non-owner-occupied purchases we also compare a DSCR loan, which qualifies on the property's rent rather than your personal income and is often the simpler file.
How much down payment is required?
Bank statement programs typically ask for more down payment and reserves than agency loans. The exact minimum depends on credit, occupancy, loan size and program, so we price your scenario before you shop homes.
Are bank statement loans still available in 2026?
Yes. Non-QM lending has expanded, and bank statement documentation is one of the most widely offered non-QM options through wholesale and correspondent channels.
Do you lend across all of Texas?
Yes — Houston and the surrounding counties, Dallas–Fort Worth, Austin, San Antonio, the Rio Grande Valley and the rest of the state.
Send me 12 months of statements. I'll tell you what they qualify for.
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