Self-employed home loans across Madison County
Buying a home in Madison County when you're self-employed comes down to one thing: showing your true income. Bank statement loans do exactly that, averaging your monthly deposits to set your qualifying income. Real estate investors can use DSCR loans that qualify on a property's rental cash flow alone. We serve self-employed buyers from the county seat of Madisonville to communities across Madison County.
Madison County at a glance
In Madison County, the median household income is about $62,187 (2024). Against those numbers, qualifying on deposits instead of tax returns is what lets local self-employed buyers actually reach the price they can afford.
Who qualifies in Madison County
- Write-offs that cut your taxable income don't cut your qualifying income
- Built for 1099 contractors, realtors, gig workers, and small-business owners
- Credit from 620 and down payments from 10%
- Self-employed 2+ years preferred (1–2 years can work with a strong history)
Self-employed buyers near Madisonville and throughout Madison County use bank statement loans to qualify on real cash flow; the 60-second check shows your estimated income with no credit pull.
Texas's 80% cash-out rule
Texas homestead law caps cash-out refinances on a primary residence at 80% of the home's value — you must keep at least 20% equity. It applies to every loan type, including bank-statement loans, so plan your cash-out around that ceiling.
ITIN loans: no Social Security number required
Taxpayers who file with an IRS-issued ITIN can buy a home through ITIN mortgage programs — typically 10-20% down, two years of work history, and credit shown by score or alternative trade lines like rent and utilities. Self-employed ITIN borrowers can often qualify with bank statements.
Gig income counts — document it right
Uber, DoorDash, Instacart, freelance platforms — lenders aggregate it all as self-employment income. Route payouts into one account, keep your 1099s, and show about two years of history. Bank statement and 1099 loans capture what the apps actually paid you, not what survived your mileage deduction.