Bank statement & 1099 mortgages for San Patricio County
San Patricio County realtors, contractors, and small-business owners use bank statement loans to turn strong deposit history into buying power, no tax returns required, down payments often starting at 10%. Real estate investors can use DSCR loans that qualify on a property's rental cash flow alone. Our specialists work with self-employed borrowers throughout San Patricio County, including Sinton and nearby areas.
San Patricio County at a glance
In San Patricio County, the typical home was listing around $278,500 as of July 2026 and the median household income is about $69,930 (2024). A bank statement loan counts real cash flow, so strong deposits can support a home at the local price even when taxable income looks low.
Who qualifies in San Patricio County
- Self-employed 2+ years preferred (1-2 years can work with a strong history)
- Roughly 50% of business-account deposits counted as qualifying income
- Built for 1099 contractors, realtors, gig workers, and small-business owners
- Write-offs that cut your taxable income don't cut your qualifying income
Business owners across San Patricio County turned down on a conventional loan often qualify here on deposits alone, the check is free and there's no obligation.
LLC and S-corp owners: your K-1 isn't the ceiling
Owners who pay themselves modest salaries and leave profit in the business look artificially small on paper. Bank statement programs can use your business account deposits, typically counted around 50%, or higher with a CPA letter documenting your expense ratio, so the company's real cash flow backs your approval.
How much you'll put down
Most bank-statement programs start around 10% down, with better pricing at 15-20%+. If your credit or deposit history is on the lighter side, a larger down payment is often the lever that gets you approved.
P&L-only loan options
Some self-employed borrowers qualify with a CPA-prepared profit-and-loss statement, sometimes paired with a couple months of statements. A P&L loan is another non-QM path when your deposits alone don't capture the whole picture.