Current bank statement loan guidelines, live from one source.
Every figure in these cards renders from Lendmire’s centralized alternative-documentation standards source, so when program guidance moves, this page moves with it. Eligibility itself is always decided on the specific borrower, property, and wholesale lender.
Max LTV on a primary
Bank-statement financing reaches 90% loan-to-value on a primary-residence purchase — as little as 10% down without a single tax return in the file.
Months of statements
A conventional file wants tax returns, W-2s, and pay stubs; here, twelve months of personal or business bank statements do that job instead.
Maximum loan amount
Loan sizes span $125,000 at the floor to $3.5 million at the ceiling — starter home through high-value primary residence.
Ways to document income
Document it with bank statements, 1099s, a CPA-prepared profit and loss, asset depletion, or one-year documentation, matched to how you actually get paid.
Owner-occupied standard-program snapshot · all figures reflect the centralized guideline source and may change without notice · different leverage tiers apply to second homes and investment property.
Brunswick’s median owner-occupied value of $128,300 (ACS 2019–2023) puts the program’s minimum loan amount, not its maximum, in play: put enough down on a modest purchase and the financed amount approaches the floor, which makes structuring it part of the review.
What a bank statement loan is — and why the return works against you.
Brunswick’s accountants do their job well, which is exactly why a profitable business can look marginal on a return. A conventional lender qualifies on net income after every deduction; this program reads the deposits instead.
Deposits replace the tax return
Qualifying income is derived from twelve months of deposits into your personal or business accounts, not from the adjusted gross income on a return. The money the business actually collected is what counts.
An expense factor stands in for write-offs
Business-account deposits take a haircut for what it costs to run your kind of business: 50% for most, 30% for small service firms, and 20% for sole owner-operators. Personal-account deposits skip the factor and are simply divided by twelve.
Your CPA can beat the standard factor
An expense ratio specific to your business, documented by an independent CPA, enrolled agent, tax attorney, or licensed preparer and floored at 10%, can replace the standard factor. In many files it is the difference between qualifying tiers.
Underwriting still applies
This is not a no-documentation loan. Credit, reserves, appraisal, title, insurance, business existence, and account activity are all reviewed — the difference is which documents establish your income, not whether anything is verified.
The arithmetic splits by account type: personal deposits divide by twelve as they stand, while business deposits first take your industry’s expense factor or a ratio your own CPA documents. The bank statement, 1099, and asset-depletion paths run in the calculator below; the lender’s read of the actual statements produces the final figure.
Self-employed Brunswick, by the numbers.
Self-employment in Brunswick measures 397 workers against a 5,735-person civilian workforce — 6.9% — with 137 incorporated owners and 260 sole proprietors in the mix (ACS 2019–2023).
Citywide figures provide general market context, not an underwriting decision. Your qualifying income comes from your own statements, and the loan amount depends on credit, reserves, the property, and the documentation path selected.
Data source: U.S. Census Bureau ACS 5-Year (2023), class-of-worker series, Brunswick city.
How Brunswick borrowers prove income — without a tax return.
The bank statement loans that self-employed borrowers close in Brunswick, Georgia start with a path decision: how your business banks, how you are paid, and what your accountant can prepare. Five documentation types on the snapshot, six ways the math runs below — bank statements three ways (personal, business, and a CPA-provided ratio), 1099s, a CPA profit and loss, and asset depletion. Most files fit one of these; some combine them.
Brunswick’s self-employed skew toward sole proprietors — 260 unincorporated owners against 137 incorporated (ACS 2019–2023) — so the personal-statement path leads here: deposits divided by twelve, no expense factor, the cleanest math in the program.
Personal bank statements
Take twelve months of personal statements, total the eligible deposits, and divide by twelve; no expense factor applies. You need at least 20% ownership of the business generating the deposits. For owners who pay themselves into a personal account, this is often the cleanest path.
Business bank statements
Your industry sets the expense factor applied to deposits: the standard is 50%, small service firms with no more than five employees take 30%, and sole owner-operators with no employees, cost of goods, or leased office space take 20%. Minimum ownership is 25%.
CPA-provided expense ratio
When the fixed tiers undersell your margins, an independent CPA, enrolled agent, tax attorney, or CTEC preparer documents a business-specific expense ratio with a 10% floor. Real-estate investing, construction, food service, and retail are among the industries held to no less than the standard factor.
1099 only
Qualify on 90% of gross 1099 earnings across one or two years. Earnings must be 100% commission, from one company or several; borrowers carrying office, equipment, or vehicle costs are usually better served by bank statements.
CPA profit & loss
No statements at all on this one: a 12- or 24-month profit and loss from your accountant qualifies a primary residence at a 680 minimum score. Owner-occupied is the standard lane, with other occupancies requiring an exception.
Asset depletion
Here the assets themselves qualify: spread across 60 months, with cash counted in full, securities at 80%, and retirement accounts at 70%. The path requires no employment and carries no separate reserve requirement.
One program, six doors in. Lendmire’s review runs your Brunswick file against the paths across wholesale lenders to find the one that produces the strongest qualifying income.
How the program reads this market.
Three composite scenarios drawn from the business types that anchor Brunswick’s self-employed economy — each mapped to the documentation path that fits it.
Independent practice, prior employment counts
A practitioner in Brunswick who left a system job to open a practice pairs the new entity’s deposits with prior same-line employment to satisfy the history standard — the classic first-mortgage file for a young practice.
The path: statements plus prior same-line employment
Inventory business, readable revenue
Processor settlements, wholesale accounts, and a seasonal peak — a Brunswick retailer’s statements tell the full story, and the expense-factor structure was designed for inventory businesses shaped exactly like this.
Path: business statements, standard factor
Daily settlements, seasonal rhythm
Daily card settlements give a Brunswick restaurant the most legible deposit pattern in the program — the seasonal curve averages across twelve months, and the slow stretch reads as rhythm rather than risk.
Path: business statements, standard factor
Four transactions this program was built to solve.
Far from a niche workaround, bank statement loans serve Brunswick’s self-employed borrowers as the standard path across every common transaction type.
Buy a primary residence
An owner-occupied purchase reaches 90% loan-to-value: 10% down at minimum, no tax returns in the file. By a wide margin, this is the program’s most common use.
Rate-and-term refinance
Replace existing financing without documenting income the conventional way — useful for borrowers who bought before going self-employed, or whose last two returns no longer reflect the business.
Cash-out refinance
Convert home equity into business or personal capital. Cash in hand is unlimited at or below 70% loan-to-value, with a $1,000,000 cap above that threshold.
Second homes and investment property
The same documentation paths extend to second homes and investment properties at their own leverage tiers, so a self-employed borrower is not limited to a primary residence.
See what your deposits qualify as before you apply.
Select a documentation path, then enter the figure it works from. The calculator runs the current expense factors, the 1099 factor, and the asset-depletion divisor just as the program does, drawing them from Lendmire’s centralized guideline source. Until a lender reviews the actual statements, every figure is an estimate.
Brunswick qualifying income calculator
The opening figures sketch an example Brunswick small business; your own numbers go straight in over them.
The 50% expense factor is the business-statement default, unless your business qualifies for a lower tier or your CPA documents an industry-specific ratio.
The illustration assumes $432,000 in twelve-month deposits, a $36,000 monthly average for an example Brunswick small business, at 100% ownership on the standard business-statement path. The factors, reserve requirements, and leverage ceilings shown reflect current program guidance and update from Lendmire’s centralized guideline source on the live page.
Illustrative estimate only — not a credit decision, pre-approval, or commitment to lend. Housing-budget figures show the total monthly obligation the stated debt-to-income ratio would allow before other debts, taxes, and insurance are considered. Actual qualifying income, program eligibility, and loan amount depend on the statements themselves and full underwriting by the selected wholesale lender.
One borrower, two very different income calculations.
It was never about how much you earn; it is about which number the lender is allowed to use.
Net profit or gross deposits.
The qualifying figure is net income after business deductions, usually averaged over two years of returns. Depreciation, vehicle expenses, home-office deductions, and equipment write-offs each pull that figure down.
Bank statement underwriting uses deposits net of a standardized expense factor, so a profitable Brunswick business whose write-offs are aggressive but legitimate frequently shows materially more qualifying income here than its return allows.
Pricing on alternative documentation sits above comparable conventional financing; the different documentation standard is why. The premium only makes sense when your returns understate the business, which is exactly the situation this program was built for.
One honest question settles it: do your last two returns describe the business accurately and support the payment comfortably? Then conventional economics usually win. Have deductions compressed the reportable income? Then this program exists for exactly that gap. Lendmire arranges both.
What to prepare for a bank statement file.
Documentation specifics vary by lender and path; these six categories give a self-employed borrower in Brunswick a practical starting point.
A general preparation guide, not a universal checklist: based on the business, borrower, property, and underwriting findings, the selected lender may request additional information.
Details that can change your qualifying income.
What the file supports comes down to account structure, deposit activity, business history, and the property itself. Settle each before counting on a target loan amount.
Use these checks to keep the file clean and financeable.
The exact treatment varies by wholesale lender, so the goal here is not to promise a universal outcome. It is to spotlight the main issues self-employed borrowers in Brunswick should resolve first.
- Separate the accounts. Business and personal funds in the same account muddy the calculation and can pull qualifying income down.
- Watch the account activity. More than ten insufficient-funds items across twelve months is disqualifying under the current program.
- Document the business. Two years of existence is the benchmark, and a shorter track record needs prior same-line employment behind it.
Which Accounts, Ownership, and Partners
The thresholds are 25% ownership for business-account deposits and 20% for personal. Shared businesses generally see qualifying income prorated to your percentage, with partners supplying a letter that permits your use of the funds. Every statement must be consecutive, complete, and dated within 45 days of application.
Large Deposits and Transfers
Deposits above half your monthly average each need a letter of explanation and evidence of business revenue. The calculation also generally excludes, rather than double-counts, transfers between your own accounts, loan proceeds, and one-time windfalls.
Business History and Ownership Changes
Two years of business existence is standard. Less than two years can work with two years of prior employment in the same line of work; less than one year does not qualify. An ownership change within the past twelve months generally needs seasoning before the deposits can be relied upon.
Listing History and Time on Title
A property listed for sale at application is not eligible, and one listed within the past six months of the note date is generally out. On a cash-out refinance at least one borrower must have held title for six months, waived where the property came by inheritance, gift, court award, or divorce.
Prepayment Terms Under the Program
Consumer loans in Georgia — owner-occupied and second homes — close with no prepayment penalty under this program. On investment property, a one-to-five-year prepayment structure with an available buy-out may apply; it is a wholesale-lender term, and the review treats it as one more lever to compare.
From statements to closing table.
Most self-employed borrowers find the path shorter than expected, because the hardest part, assembling returns, schedules, and K-1s, is removed entirely.
Run the scenario
Open with the basics: property, business type, twelve-month deposit total, credit range, timeline. Prequalification is a conversation, not a document request.
Pick the path
The documentation paths get compared across multiple wholesale lenders, and the one producing the strongest qualifying income for your file wins.
Submit the statements
From there, twelve consecutive months of statements, business evidence, and standard property documentation head to the selected lender for underwriting.
Close
Appraisal, title, and coverage requirements wrap up alongside underwriting; from there the file moves to a standard Georgia closing.
How bank statement lenders compare in Brunswick.
No two bank statement lenders are interchangeable: expense factors, ownership thresholds, deposit treatment, and reserve requirements all differ between wholesale programs. Which lender a file from Brunswick lands with materially changes the qualifying income it produces.
The lender you land with is the product
Identical borrower, materially different qualifying amounts; the variables are the documentation path and the lender the file goes to. The work is choosing correctly.
Self-employed specialization
What gets reviewed: the way your business banks, the ratio your accountant can support, and the expense factor your industry actually qualifies for.
An honest comparison
Lendmire also arranges conventional financing, so the answer you get about whether a bank statement loan is the right call is a straight one, not a pitch for the only product available.
Trusted by buyers & business owners alike.
Brunswick bank statement loan FAQs
Below are the questions Brunswick, Georgia borrowers raise most about bank statement loans (qualification, documentation, and eligibility), with answers. Final program terms remain scenario-specific.
What is a bank statement loan in Brunswick?
Bank statement loans in Brunswick are mortgages that qualify you on twelve months of bank deposits instead of tax returns, wage forms, or pay stubs. Select lenders in Lendmire’s wholesale network offer these programs for primary residences, second homes, and investment properties. On an owner-occupied purchase the program reaches its top loan-to-value tier; other occupancies run to their own tiers.
Can I get a mortgage without tax returns if I’m self-employed in Brunswick?
You can, and this is the mechanism: qualifying income is built from your deposits instead of post-deduction net income. Personal statements divide by twelve; business statements take your industry’s expense factor first.
How is my qualifying income calculated from bank statements?
Personal accounts keep it simple — eligible deposits divided by twelve, no factor. Business accounts run the expense factor for your business type, or your CPA’s documented ratio, before the divide. The on-page calculator takes your own figures through the bank statement, 1099, and asset-depletion paths.
Will overdrafts or insufficient-funds items disqualify me?
Not on their own, and they’re scored differently: an overdraft covered by linked funds, or one that ends the day non-negative, generally never counts as insufficient funds. Genuine NSF items cap out across the twelve months, and a file near the cap usually gains more from a few clean months than anything else.
Do I need two years of business history?
Two years of business existence is the standard. Under two years can work with two years of prior employment in the same line; under one year does not qualify. An ownership change within the past twelve months generally needs seasoning before the deposits can be relied upon.
Is a bank statement loan worth it for a lower-priced Brunswick property?
Frequently. What you are buying is the documentation standard, not a big loan — the review checks that the financed amount clears the program floor and that smaller-balance pricing still wins against the alternative of not qualifying on returns.
I’m a sole proprietor without a separate business account — can I still qualify?
Very likely — this is the personal-statement path’s home case. Twelve months of personal deposits divide by twelve, and the business documents through registration or a preparer’s letter. A dedicated business account opened now also sets up the next application.
I’m an independent practitioner who left a hospital system last year — do I qualify?
You may. Prior same-line employment can satisfy the two-year business standard, and a practitioner leaving a system job is the textbook case. The file pairs the new practice’s deposits with the employment history behind them.
My shop’s revenue is seasonal — how do lenders read the slow months?
Averaged, not judged month by month: the calculation runs the full twelve months, so a strong season carries the slow one. What underwriting wants is a pattern it can explain and an account that stays clean through the trough — no cluster of NSF items in the off-season.
Do payment-app deposits count — cards, transfers, platform payouts?
They count. Card processors, transfer apps, platform payouts — deposits into your accounts are ordinary business revenue for this program. What gets examined is the pattern: your own inter-account transfers are excluded, not double-counted, and unusually large one-time items need explanation letters.
The deposits tell the real story. Let’s put them to work.
All it takes to start: your business type, your twelve-month deposit total, and the Brunswick property you have in mind. A soft credit inquiry that doesn’t affect your score handles prequalification — and if conventional financing serves you better, we’ll tell you that too.
This page is Brunswick-specific — for rules, guidelines, and scenarios statewide, visit Bank Statement Loans in Georgia within Lendmire’s bank statement loan program.
Nearby markets in Georgia: St. Simons · Jekyll Island · Hinesville · Savannah · Tybee Island · Valdosta · Albany · Warner Robins
Other loan programs in Brunswick: DSCR Loans in Brunswick, GA · Super Jumbo DSCR Loans in Brunswick, GA · Short-Term Rental Loans in Brunswick, GA · Investment Property Cash-Out Refinance in Brunswick, GA · Hard Money Loans in Brunswick, GA · Super Jumbo Bank Statement Loans in Brunswick, GA · Bank Statement HELOC in Brunswick, GA · Investment Property HELOC in Brunswick, GA