ServicesBank Statement Loans
Bank Statement Loans in Bee Cave
Business owners often report less on a tax return than they really bring in. A bank statement loan lets you qualify on deposits you can document. We compare it with a standard loan first, so you choose it only when it actually helps.
Financing that fits how business owners earn
Standard underwriting relies on the bottom line of your tax return, and many owners keep that number low by design. Write-offs for depreciation, mileage and equipment reduce your tax bill, and they reduce the income a lender can count too.
With a bank statement loan, the focus moves to deposits. We go through 12 or 24 months of personal or business statements, take an expense factor off business accounts, and reach a qualifying income based on the money that really flows through.
First we ask whether this loan is needed. When your returns already back up the purchase or refinance you want, a conventional loan usually comes with a lower rate and less down, and we say that directly. In 11 years in the mortgage industry, we have often found the simpler loan is the better one.
What our bank statement loan work covers
- 01
Two income figures, compared
We work out your income both from tax returns and from deposits, then show you each result so the decision is made with everything in view.
- 02
Month-by-month statement review
We read every month and sort business revenue from transfers between your accounts, refunds and one-off deposits. Those distinctions determine what counts as income.
- 03
Picking 12 or 24 months
Some files look stronger over 12 months, while others benefit from 24 after two good years. If your history permits, we calculate both.
- 04
Expense ratios and CPA letters
Business accounts normally get a standard expense ratio taken off. If your actual costs run lower, a letter from your CPA or tax preparer may support a higher figure, and we tell you when one is worth requesting.
- 05
Side-by-side rate quotes
We price the loan at several down payment amounts so you can see how putting more down affects your rate and monthly payment.
Questions about Bank Statement Loans?
Call(512) 881-7587When a bank statement loan may make sense
Your return shows less than you earn
The business is doing well, yet once write-offs are taken, your adjusted gross income falls short of the loan amount you need.
A lender said no based on your returns
You heard your income was too low or too uneven. That usually reflects a reading of the return rather than your real cash flow.
Your income arrives from many sources
Contractors, consultants, realtors, private-practice physicians and short-term rental owners often receive uneven payments from many places.
Your business has grown lately
A two-year average blends a slow year with a good one. Recent statements show what you are earning now.
You can put more down
These loans usually call for more equity or cash at closing than a conventional loan. With reserves on hand, that trade may be worth it.
How the loan comes together
- 1
A conversation by phone or video
We talk through your business, how you are paid and what you plan to buy or refinance. Many borrowers in Lakeway, Dripping Springs and around Bee Cave start this way before ever visiting our office.
- 2
Statements and a quick comparison
You send your statements and recent returns. We calculate both incomes and tell you honestly which loan suits you better, including when that answer is a conventional loan.
- 3
Pre-qualification and pricing
If the bank statement route is right, you receive a pre-qualification and rate quotes at different down payment levels, so you can shop with a clear budget.
- 4
Application through closing
We take your loan application, order the appraisal, answer underwriting questions about specific deposits and keep you informed until the closing table.
What moves your rate and terms
Rates on bank statement loans tend to run above conventional pricing, since the lender is relying on another form of income proof. The size of that gap comes down to your file. We point out each factor affecting your price so closing holds no surprises.
- Cash down or equity
- Putting more down, or holding more equity on a refinance, often does the most to improve your rate.
- Your credit history
- Stronger scores reach better pricing tiers, while recent late payments or heavy card balances push the rate higher.
- Which accounts you use
- Personal statements are often counted at full value, and business accounts are trimmed by an expense factor. The choice changes the income you qualify with.
- Money left in reserve
- Savings or retirement funds covering several months of payments after closing strengthen the file and may earn better terms.
- How the property is used
- Pricing differs for a primary residence, a second home and an investment property.
Bank statement loan questions
Will you need my tax returns?
Returns usually play no part in figuring income for this loan. We still ask to see them at the start, since they show whether a conventional loan could be the better fit. Most programs expect at least two years of self-employment.
How far back do my statements need to go?
Programs generally look at 12 or 24 months in a row. Which one works best depends on the direction of your income. When possible we run both figures and go with the one that reflects you more fairly.
Is refinancing an option with this loan?
It is. Owners use it to lower a payment or to pull cash from equity. If all you need is a credit line against that equity, a HELOC may be worth checking first.
What happens with large deposits?
A big or unusual deposit, like a large client check or proceeds from selling equipment, needs a brief written explanation. Money moved between your own accounts does not count as income. We point these out ahead of underwriting so they are settled early.
Who handles my file?
A loan officer who has been NMLS licensed for 10 years and knows how self-employed income is reviewed. Meet at our office or work through it all by phone and video.
Find out what your deposits can qualify you for
Have a recent statement or two nearby when we talk. We will tell you whether a bank statement loan or a conventional loan fits you better, and what your next step looks like.