Current bank statement loan guidelines, updated 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
On a primary-residence purchase, bank-statement financing runs to 90% loan-to-value, which means as little as 10% down with no tax return anywhere in the file.
Months of statements
Twelve months of personal or business bank statements replace the tax returns, W-2s, and pay stubs a conventional file would require.
Maximum loan amount
The program spans $125,000 to $3.5 million in loan amount, covering everything from a starter home to a high-value primary residence.
Ways to document income
Five ways to prove it: bank statements, 1099s, a CPA-prepared profit and loss, asset depletion, or one-year documentation — pick the one that matches how you get paid.
Current standard-program snapshot for owner-occupied financing · figures reflect the centralized guideline source and change without notice · second-home and investment-property leverage runs to different tiers.
With Georgetown’s median owner-occupied value at $398,600 (ACS 2019–2023), the program’s top loan-to-value tier covers the typical purchase with room to spare — ten percent down at the median comes to roughly $39,860, and the financed amount sits comfortably inside the program’s range.
What a bank statement loan is — and why the tax return is the problem.
The better Georgetown’s accountants do their job, the thinner a profitable business can look on its return. Conventional underwriting qualifies on net income after every deduction has landed; 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 are reduced by an expense factor reflecting what it costs to run your type of business — 50% for most, 30% for small service firms, 20% for sole owner-operators. Personal-account deposits are simply divided by twelve.
Your CPA can beat the standard factor
A ratio built on your actual books can replace the standard tier: an independent CPA, enrolled agent, tax attorney, or licensed preparer documents it, with a floor of 10%. It is frequently the difference between qualifying tiers.
Underwriting still applies
Call it alternative documentation, not no documentation: credit, reserves, appraisal, title, insurance, business existence, and account activity are all still reviewed. What changes is which documents establish your income.
Personal accounts: total eligible deposits, divided by twelve. Business accounts: your industry’s expense factor applied first, or a ratio prepared by your own CPA. The calculator below covers every documentation path, and the lender sets the final figure from the actual statements.
The self-employed economy this page serves.
Roughly 4,037 of Georgetown’s 33,707 employed civilians work for themselves — 12.0% of the workforce, split between 1,504 incorporated owners and 2,533 sole proprietors (ACS 2019–2023).
Citywide figures provide general market context, not an underwriting decision. Qualifying income is read from your own statements; credit, reserves, the property, and the selected documentation path set the loan amount.
Data source: U.S. Census Bureau ACS 5-Year (2023), class-of-worker series, Georgetown city.
Six ways Georgetown borrowers document income — no tax return required.
The Georgetown, Texas bank statement loans self-employed borrowers close start with a path decision: how your business banks, how you are paid, and what your accountant can prepare. Most files fit one of these six; some combine them.
Georgetown’s self-employed skew toward sole proprietors — 2,533 unincorporated owners against 1,504 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
No expense factor touches this path: twelve months of personal statements, total eligible deposits, divided by twelve. It requires at least 20% ownership of the business generating the deposits, and owners who pay themselves into a personal account often find it the cleanest route.
Business bank statements
The flagship path nets business deposits against an industry expense factor: 50% for most businesses, 30% for small service firms with no more than five employees, 20% for sole owner-operators with no employees, cost of goods, or leased office space. Minimum ownership is 25%.
CPA-provided expense ratio
Your preparer can out-argue the tiers: an independent CPA, enrolled agent, tax attorney, or CTEC preparer documents an expense ratio built on your actual business, never below 10%. A handful of industries hold at the standard factor regardless — real-estate investing, construction, food service, and retail among them.
1099 only
For 100% commission earners, 90% of gross 1099 income across one or two years is the qualifying figure, whether they come from one company or several. If you carry office, equipment, or vehicle costs, bank statements usually serve you better.
CPA profit & loss
Your accountant’s 12- or 24-month profit and loss can carry the file on a primary residence at a 680 minimum score, with no bank statements required. Owner-occupied is the standard lane; other occupancies need an exception.
Asset depletion
Income here is manufactured from the balance sheet: qualified liquid assets divided across 60 months, with cash at full value, securities at 80%, and retirement accounts at 70%. Employment is not required, and the path carries no separate reserve requirement.
Six doors into one program. Lendmire’s review compares the paths across wholesale lenders to find which one produces the strongest qualifying income for your Georgetown file.
How the program reads this market.
Three composite scenarios drawn from the business types that anchor Georgetown’s self-employed economy — each mapped to the documentation path that fits it.
Independent practice, prior employment counts
A practitioner in Georgetown 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.
Path: business statements + same-line history
Clean books, lean overhead
An independent consultant in Georgetown bills a short list of clients and carries almost no overhead. Every deduction shrinks the return, but the statements show what the practice actually collects — and lean service work frequently earns a stronger expense tier than the standard factor.
Path: business statements at a service-tier factor
Inventory business, readable revenue
Settlements, wholesale accounts, and the seasonal spike are all right there in the Georgetown shop’s statements — the exact inventory-business shape the expense-factor structure was built to read.
Path fit: business statements at the standard factor
Four transactions, one program built for all of them.
Far from a niche workaround, bank statement loans serve Georgetown’s self-employed borrowers as the standard path across every common transaction type.
Buy a primary residence
The program’s most common use by a wide margin: an owner-occupied purchase at 90% loan-to-value, as little as 10% down, no tax returns in the file.
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
Home equity becomes business or personal capital on this path. Below or at 70% loan-to-value there is no cap on cash in hand; above it, the cap is $1,000,000.
Second homes and investment property
A self-employed borrower is not limited to a primary residence: the same documentation paths carry to second homes and investment properties, each at its own leverage tiers.
What do your deposits qualify as? Find out before applying.
The calculator mirrors the program: pick a documentation path, supply the figure it uses, and the current expense factors, the 1099 factor, and the asset-depletion divisor apply exactly as underwriting applies them, all pulled from Lendmire’s centralized guideline source. A lender’s review of the actual statements sets the real number.
Georgetown qualifying income calculator
What you see first is a typical Georgetown small business. Put your own figures in its place.
Unless your business qualifies for a lower tier or your CPA provides an industry-specific ratio, business bank statements take a 50% expense factor.
By way of illustration, the calculator opens on a typical Georgetown small business: $576,000 in deposits across twelve months — $48,000 a month on average — held at 100% ownership and run down the standard business-statement path. Factors, reserve requirements, and leverage ceilings track current program guidance, updating on the live page from Lendmire’s centralized guideline source.
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.
Same borrower, two entirely different qualifying numbers.
How much you earn is not the difference. The difference is which number the lender is allowed to use.
Net profit or gross deposits.
Conventional underwriting must use net income after business deductions, generally averaged over two years of returns. Every depreciation schedule, vehicle expense, home-office deduction, and equipment write-off pulls the usable figure lower.
What counts is deposits, net of a standardized expense factor. When a profitable Georgetown business runs aggressive but legitimate write-offs, this path frequently supports materially higher qualifying income than the return does.
The pricing sits above comparable conventional financing — the documentation standard is different, and the market prices that. The premium earns its keep only when your returns understate the business, which is the exact case the program was built for.
Run the test honestly: last two returns accurate and comfortably supporting the payment means conventional financing usually wins on economics. Deductions compressing your reportable income means the gap this program exists for — and Lendmire arranges both.
What to prepare for a bank statement file.
Lender and path set the exact list, but a self-employed borrower in Georgetown can start preparing from these six categories.
Treat this as a general preparation guide rather than a universal checklist: the selected lender may request additional information based on the business, borrower, property, and underwriting findings.
Details that can change your qualifying income.
Before relying on a target loan amount, look at account structure, deposit activity, business history, and property characteristics; each affects what a bank statement file will support.
Use these checks to keep the file clean and financeable.
Wholesale lenders treat the details differently, so no universal outcome is promised here, just the main issues self-employed borrowers in Georgetown should clear first.
- Separate the accounts. When business and personal deposits share an account, the calculation gets harder and qualifying income can shrink.
- Watch the account activity. More than ten insufficient-funds items in twelve months disqualifies the file under the current program.
- Document the business. Plan on two years of business existence; anything shorter leans on prior same-line employment.
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
A deposit larger than half your monthly average will draw a letter of explanation plus evidence that it is business revenue. Transfers between your own accounts, loan proceeds, and one-time windfalls are generally excluded from the income calculation rather than counted twice.
Business History and Ownership Changes
The standard is two years of business existence. Under two years can still work given two years of prior employment in the same line of work, while under one year does not qualify. If ownership changed within the past twelve months, the deposits generally need seasoning before they can be relied upon.
Listing History and Time on Title
Listing activity closes doors: on the market at application means ineligible, and listed within six months of the note date generally means the same. Cash-out refinances require six months on title for at least one borrower, waived for property that arrived by inheritance, gift, court award, or divorce.
Prepayment Terms Under the Program
Consumer loans in Texas — 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
Bring the property, your business type, your twelve-month deposit total, your credit range, and your timeline. Prequalification is a conversation rather than 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 finish alongside underwriting, and a standard Texas closing follows.
How bank statement lenders compare in Georgetown.
Treat bank statement lenders as different products, because they are. Expense factors, ownership thresholds, deposit treatment, and reserve requirements vary between wholesale programs, and where a Georgetown file lands 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
Three questions drive the review: how does the business bank, what can the accountant support, and which expense factor does the industry actually qualify 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.
Bank statement loan FAQs for Georgetown
Here are the answers to the qualification, documentation, and eligibility questions Georgetown, Texas bank statement loans borrowers ask most. Final program terms remain scenario-specific.
What is a bank statement loan in Georgetown?
A bank statement loan in Georgetown is a mortgage documented with twelve months of bank deposits instead of tax returns, wage forms, or pay stubs. Select lenders in Lendmire’s wholesale network run these programs across primary residences, second homes, and investment properties; owner-occupied purchases reach the top loan-to-value tier, and other occupancies carry their own.
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.
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 every path.
Will overdrafts or insufficient-funds items disqualify me?
Not automatically — and overdrafts and insufficient-funds items are counted differently. An overdraft covered by linked funds or leaving no negative end-of-day balance generally is not an NSF at all. True NSF items are capped across the twelve-month period, so if your history runs near the line, banking cleaner months before applying often decides the outcome.
Can I get a mortgage without tax returns if I’m self-employed in Georgetown?
Yes. That gap is precisely what this program exists for: instead of the net income deductions leave behind, qualifying income comes from your deposits — personal statements divided by twelve, or business statements net of your industry’s expense factor.
Do these loans carry prepayment terms in Texas?
On investment-property files, yes: the program’s standard structures apply and can be bought out, while owner-occupied loans carry none. Before comparing offers, confirm the structure quoted for your specific scenario.
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.
How much do I need to put down in Georgetown?
The top loan-to-value tier on a primary-residence purchase allows as little as ten percent down, and Georgetown’s typical price range fits inside it comfortably. Stronger credit carries the higher leverage; second homes and investment properties cap lower.
I’m an independent practitioner who left a hospital system last year — do I qualify?
The two-year business standard can be met with prior employment in the same line of work, which is common for practitioners going independent. The review pairs your practice’s deposits with the employment history that preceded them.
I’m an independent consultant — do retainer and project payments count the same?
All of it counts the same: retainers, project fees, and recurring payments pour into one twelve-month deposit total. Lean consulting overhead also frequently earns a stronger expense tier than the standard factor — confirmed in review against how the practice runs.
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 Georgetown 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.
You’re reading the Georgetown guide — the statewide rules, guidelines, and scenarios live at Bank Statement Loans in Texas, part of Lendmire’s bank statement loan program.
Elsewhere in this state: Investment Property HELOC in Texas · DSCR Loans in Texas