Self-employed home loans across Van Zandt County
For self-employed buyers in Van Zandt 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. Down payments often start around 10%, with stronger pricing at 15–20%. From Canton to the surrounding towns, we help Van Zandt County business owners qualify on their deposits.
Van Zandt County at a glance
In Van Zandt County, the median household income is about $67,538 (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 Van Zandt County
- Qualify on 12–24 months of bank statements instead of tax returns
- DSCR options too, if you're financing a Van Zandt County rental on its own cash flow
- Roughly 50% of business-account deposits counted as qualifying income
- Write-offs that cut your taxable income don't cut your qualifying income
If you run a business or earn 1099 income in Van Zandt County, a quick check turns your recent deposits into an estimated qualifying income — often far more than your tax return suggests.
1099 loans for contractors and gig workers
If most of your income arrives on 1099s, a 1099 loan may beat a bank-statement loan — lenders can count roughly 90–100% of your gross 1099 earnings, rather than discounting business deposits by half. It's built for freelancers, consultants, and independent contractors.
Non-warrantable condos: when the building is the problem
Sometimes you qualify and the condo doesn't — too many rentals in the project, pending litigation, one owner holding too many units. Conventional lenders walk away; non-QM lenders underwrite the building on its merits. If a condo deal died over 'warrantability,' there's usually still a loan for it.
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.