Bank Statement Loans in Sutton County, TX

Bank Statement Home Loans in Sutton 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 Sutton County

If you've been told you 'make too much to qualify on paper' in Sutton County, a bank statement loan is likely your answer. It qualifies you on your deposits, so the income you actually earn is the income that counts. Down payments often start around 10%, with stronger pricing at 15–20%. We serve self-employed buyers from the county seat of Sonora to communities across Sutton County.

Sutton County at a glance

In Sutton County, the median household income is about $72,161 (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 Sutton County

Local specialists who structure non-QM loans for Sutton County business owners
DSCR options too, if you're financing a Sutton County rental on its own cash flow
Qualify on 12–24 months of bank statements instead of tax returns
Built for 1099 contractors, realtors, gig workers, and small-business owners

If you run a business or earn 1099 income in Sutton County, a quick check turns your recent deposits into an estimated qualifying income — often far more than your tax return suggests.

DSCR loans for real estate investors

Buying a rental? A DSCR loan qualifies you on the property's cash flow instead of your personal income — no tax returns, no pay stubs. With interest-only options and entity (LLC) eligibility, it's the go-to for investors growing a portfolio.

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.

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.

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Frequently Asked Questions

How much of my deposits count as income?

Typically 100% of personal-account deposits, or about 50% of business-account deposits, sometimes adjusted by a CPA expense letter. Roughly $20,000/month in business deposits can support about a $350,000 home.

I was denied a conventional mortgage — now what?

Get the written denial reason first. If it's income or DTI related, your write-offs were probably the culprit, and a bank statement, 1099, P&L, or DSCR loan may approve the same file on real cash flow.

What is a DSCR loan for investors?

A DSCR loan qualifies real estate investors on a property's rental cash flow instead of personal income — no tax returns or pay stubs. It's ideal for rentals, cash-out refinances, and growing a portfolio.

Can I close a DSCR loan in my LLC's name?

Yes — DSCR loans commonly close in an LLC or other entity, which many investors prefer for liability separation. The property qualifies on its rent versus its full payment (PITIA), not your personal income.

Who is a bank statement loan best for?

Business owners, 1099 contractors, realtors, gig workers, and freelancers whose tax write-offs shrink their reported income but whose deposits show strong, steady cash flow.

What credit score do I need?

Many programs start around 620–660. A higher score unlocks better rates and lower down payments, but strong, consistent deposits carry a lot of weight too.