Bank Statement Loans in San Augustine County, TX

Bank Statement Home Loans in San Augustine County, TX

Self-employed? Qualify using 12–24 months of bank statements instead of tax returns. We count your real deposits — not your write-offs. See your qualifying income in 60 seconds.

No Tax ReturnsQualify on 12–24 months of personal or business bank statements.

Real Income CountedWe use your deposits, not your write-off-reduced taxable income.

10% DownCompetitive down-payment options for self-employed borrowers.

Built for Business Owners1099 contractors, realtors, gig workers, and entrepreneurs welcome.

Licensed Texas loan specialists NMLS ID available on request Equal Housing Opportunity

Self-employed home loans across San Augustine County

For self-employed buyers in San Augustine County, the right loan looks at your bank statements, not your 1040. With 12–24 months of deposits, you can qualify for a home without the W-2s and tax returns a traditional lender demands. If most of your income is on 1099s, a 1099 loan can count roughly 90–100% of it instead. We serve self-employed buyers from the county seat of San Augustine to communities across San Augustine County.

San Augustine County at a glance

In San Augustine County, the median household income is about $50,976 (2024). For business owners here, qualifying income comes from 12–24 months of deposits — often enough to comfortably reach the local price point.

Who qualifies in San Augustine County

Write-offs that cut your taxable income don't cut your qualifying income
Roughly 50% of business-account deposits counted as qualifying income
Local specialists who structure non-QM loans for San Augustine County business owners
Qualify on 12–24 months of bank statements instead of tax returns

Self-employed buyers near San Augustine and throughout San Augustine County use bank statement loans to qualify on real cash flow; the 60-second check shows your estimated income with no credit pull.

Financing a Texas barndominium

Texas is the most barndo-friendly lending market in the country, but financing is still lender-by-lender: appraisals hinge on comparable metal-building home sales, which rural Texas counties actually have. Completed barndos fit portfolio and non-QM programs; new builds usually run through construction-to-permanent loans with a licensed builder.

Close your rental in an LLC

DSCR loans commonly close in an entity's name, which is why investors love them: liability separation, no personal income docs, and qualification that's just the property's rent divided by its full payment (PITIA). A ratio of 1.0 covers the payment; 1.25+ earns the best pricing.

Your write-offs stop working against you

The deductions that lower your tax bill also lower the income a conventional lender sees — which is why so many business owners get under-qualified or denied. A bank-statement loan flips that: your real deposits, not your write-off-reduced taxable income, drive your approval.

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Frequently Asked Questions

Can I get a mortgage with an ITIN instead of a Social Security number?

Yes. ITIN loans underwrite with your IRS-issued taxpayer ID, typically with 10-20% down and two years of work history. Self-employed ITIN borrowers can often document income with bank statements.

What documents will I need?

Generally 12–24 months of statements, proof of self-employment (license, incorporation docs, or a CPA letter), and asset statements for your down payment and reserves.

Are bank statement loan rates higher?

Usually somewhat higher (often about 0.5%–2% over conventional) because they don't fit standard guidelines. There's no monthly PMI, and the real comparison is to being denied conventionally — many borrowers refinance later.

How long do I need to be self-employed?

Typically two years, though one year may work if you have prior experience in the same line of work. We'll help you find the program that fits your timeline.

Can I refinance with a bank statement loan?

Yes — you can refinance to lower your rate or take cash out, subject to Texas's 80% cash-out limit on a primary residence.

Do bank statement loans work for real estate agents?

They're one of the best fits. Commission deposits qualify you, and 24 months of statements smooths seasonal swings. If your brokerage 1099s your gross commissions, a 1099 loan counting 90-100% of gross may be even stronger.