Bank Statement Loans in Jonestown

A home loan that reads your income the way you earn it

Self-employed borrowers write off trucks, equipment, a home office and mileage. That is smart tax planning, but it can leave a conventional underwriter looking at a net income too small to qualify. A bank statement loan sets the tax returns aside and looks at money actually moving through your accounts over 12 or 24 months.

These are non-qualified mortgage loans, so the guidelines are set by the investor rather than by Fannie Mae or Freddie Mac. That flexibility comes with trade-offs, usually a higher rate and a larger down payment than a conventional loan. We lay those out plainly at the start so you can compare the options side by side.

We are a small team. The person who reviews your first statement is the person who answers your call the week before closing, so nobody has to relearn your business halfway through.

What we handle on a bank statement loan

Statement review before anything is submitted

We go through your statements line by line first. Transfers between your own accounts, loan proceeds and refunds do not count as income, and we pull them out before an underwriter does.

Personal or business account analysis

Some borrowers qualify better on personal deposits, others on business deposits with an expense factor applied. We run both where it makes sense and show you which one gives the stronger number.

Expense ratio and CPA letter guidance

Business deposits are usually reduced by a standard expense ratio. If your real costs run lower, a letter from your CPA or tax preparer can support a better figure, and we tell you exactly what that letter needs to say.

Large deposit explanations

A big client payment or a sold piece of equipment can raise questions. We help you document each one once, cleanly, so the file does not stall later.

Rate and program comparison

If a conventional loan or another program would actually serve you better, we say so. Bank statement loans are one tool, not the default answer.

Signs a bank statement loan may fit you

• Your tax returns show less than you take home

  Heavy write-offs lower your taxable income. If the bottom line on your Schedule C looks thin next to your deposits, this is the program built for that gap.

• You were turned down despite steady business

  A denial based on debt-to-income, when your accounts tell a healthier story, is one of the most common reasons borrowers come to us for this loan.

• Your income is real but uneven

  Contractors, consultants, realtors and seasonal businesses often have strong years with lumpy months. Averaging 12 or 24 months of deposits smooths that out.

• You recently changed how your business files

  A switch from sole proprietor to an LLC or S-corp can make two years of returns hard to compare. Statements can be simpler to read.

• You are buying an investment property

  Investors with self-employment income in Leander, Cedar Park or Lago Vista often use this route when returns do not reflect their cash flow.

How the loan moves from first call to closing

1. 1

   A conversation about your business

   On the phone or by video, we ask how you earn, how you pay yourself and which accounts the money runs through. That tells us which statement method to try first.

2. 2

   Statement analysis and pre-qualification

   You send 12 or 24 months of statements. We calculate qualifying income, flag anything an underwriter will question and give you a realistic price range and rate picture.

3. 3

   Application and documentation

   Once you have a property or want a firm pre-approval, we take the full application. Expect to provide proof that your business has been operating, usually for two years, plus asset statements for reserves.

4. 4

   Underwriting and appraisal

   We stay in contact with the underwriter and answer conditions as they come in, so you hear about any question from the same loan officer who built the file.

5. 5

   Closing

   We review the final numbers with you before closing day, line by line, so the figures at the table match what we discussed.

What shapes your rate and costs

Bank statement loans are priced apart from conventional loans because the investor accepts more documentation risk. A few measurable factors set your rate, and we can see most of them early. After we review your statements and credit, you get an actual rate quote instead of an estimate pulled from the air.

Down payment size

Putting more money down reduces the investor's exposure and tends to bring the rate down. Expect these programs to ask for a larger down payment than a conventional loan would.

Credit score

Pricing on non-QM loans steps up or down by score tier. Nudging your score into the next tier before you apply can sometimes improve the rate you see.

12 versus 24 months of statements

A 12-month file is quicker to assemble. A 24-month file can earn better pricing and helps when the most recent year was slower than the one before it.

Reserves after closing

Investors want to see a cushion of several monthly payments still sitting in your accounts once the loan closes. A deeper cushion makes the file stronger.

How the property will be used

Buying a place you will live in carries different pricing than a vacation property or a rental. Certain investor loans also include a prepayment penalty, and we walk through how it works before you commit.