Bank Statement Loans in Kyle, TX

A home loan built around how you actually get paid

Self-employed borrowers write off trucks, tools, mileage and a home office. That is smart at tax time. It also shrinks the income a conventional lender is allowed to count. Plenty of contractors, realtors, salon owners and small business owners around Kyle earn steady money and still get turned down.

A bank statement loan uses 12 or 24 months of personal or business bank statements to figure your income. We add up the deposits, take out transfers and one-time money that is not income, and apply an expense factor to business accounts. What is left is the monthly income the loan is based on.

It is not the right fit for everyone. These loans usually carry a higher rate and a bigger down payment than a conventional loan. If your tax returns already show enough income, we will tell you so and point you toward Conventional Loans or FHA Loans instead.

What we handle on a bank statement loan

Reading your statements line by line

We go through every month and mark which deposits count as income. Transfers between your own accounts, loan proceeds and refunds come out. You see the same worksheet we use.

Choosing 12 or 24 months

A shorter window helps if business picked up recently. A longer one smooths out a slow season. We run both and show you which gives the stronger number.

Personal versus business accounts

Personal statements are usually counted at full deposits. Business statements get an expense factor, either a standard one or a figure your CPA or tax preparer confirms in writing. We explain which works better for your books.

Comparing programs side by side

Bank statement programs differ from one investor to the next. We compare them on rate, down payment and reserves, then walk you through the trade-offs by phone, by video or at our office.

A pre-approval you can shop with

Once the income is settled, we issue a pre-approval letter so your agent can write offers. Sellers want to know you can get to closing.

Signs a bank statement loan may fit you

• Your tax return undersells you

  Your deductions are legitimate, but the net income on paper is far below what lands in your account each month.

• A lender already said no

  You were told your income did not qualify, even though your bills are paid on time and your business is steady.

• You are paid by 1099 or direct deposit

  Realtors, consultants, drivers, tradespeople and gig workers often get paid in ways that W-2 rules do not fit well.

• You own part of a business

  K-1s and business returns can make income hard to document the usual way. Deposits are often simpler to show.

• Your income grew fast

  Two years of tax returns may still reflect the slow early days. Recent deposits can tell a truer story about what you earn now.

From first call to closing

1. 1

   A first conversation

   You call and tell us what you do for work and what you want to buy or refinance. We ask about credit, savings and your rough down payment. No paperwork yet.

2. 2

   Gather your statements

   You send 12 or 24 months of complete statements, every page. We also ask for something showing how long you have been self-employed, usually a business license or a CPA letter.

3. 3

   Income worksheet and options

   We build the income worksheet and check it with you. Then we lay out rate, down payment and monthly payment for each program you qualify for.

4. 4

   Application, appraisal and underwriting

   You complete the loan application, the appraisal is ordered and an underwriter reviews the file. Large deposits may need a short note about where they came from, so we flag those early.

5. 5

   Closing

   We confirm the final numbers with you before closing day. Then you sign at the title company and get your keys.

What moves the rate on a bank statement loan

Bank statement loans are priced on risk, so two borrowers can get very different numbers. We cannot quote a rate until we see your credit and statements. These are the things that move it most.

Credit score

Higher scores get better pricing. A few late payments in the last year can push the rate up more than people expect.

Down payment

More money down lowers the lender's risk and usually the rate. Some programs require more down when the credit score is lower.

Reserves

Lenders want to see savings left after closing, counted in months of payments. More reserves can open better options.

Property type and use

A primary residence prices better than a second home or rental. Condos and multi-unit properties can carry their own adjustments.

How clean the deposits are

Frequent cash deposits, transfers between accounts or overdraft fees make income harder to verify and can limit your choices. Separate business and personal accounts help.