You help clients get approved every week. Then you try to buy your own house and get told your 1099 income is too uneven, too new, or too small after write-offs. A 1099 loan counts 100% of your commission. No expense haircut. No tax returns. 620 score. Colorado Springs based, 25+ years, and yes, we close agents’ own homes all the time.
No SSN required. No credit pull. Takes about 2 minutes.
Why Agents Get Stuck
Three things. Your brokerage pays you on a 1099, so there is no W-2. Your income swings with the market and the season. And your tax return is after mileage, marketing, dues, and the home office. A regular loan reads that return and averages two years of it. A slow year drags the average down. A strong year gets discounted. A 1099 loan reads the gross number and averages 12 to 24 months.
Two Paths for Commission Income
1099 loan
One or two years of brokerage 1099s, validated with the IRS. Plus year-to-date bank statements. 100% of gross counts. 620 score. This is the usual answer for agents. Colorado Springs 1099 loans.
Bank statement loan
If you run an LLC or team and commissions land in a business account with other revenue, 12 or 24 months of statements may count more. 660 score. Colorado Springs bank statement loans.
Who Else This Fits
Mortgage loan officers paid on commission. Insurance agents with 1099-NEC from the carrier. Financial advisors at a broker-dealer. Car sales pros on a 1099. Recruiters, medical device reps, and anyone whose pay is mostly commission. If it is on a 1099, the 1099 loan reads it.
Agent-Specific Rules That Matter
- One year or two. If last year was your best, we use one year. If the two-year average is higher, we use two. Your choice, our math.
- Year-to-date matters. We add January through your last full month from bank statements. A strong spring helps you now, not next year.
- Switched brokerages? Fine. The two-year history is in the line of work, not at one brokerage.
- New agent. Under two years licensed is hard on any self-employed program. Two years of related W-2 work can bridge it. Under one year does not qualify.
- Team leads and LLCs. If you pay agents from your account, your deposits are gross, not net. A CPA-stated expense factor on a bank statement loan usually beats the fixed 50%.
- Your own listing. If you are selling your current home to buy, the departing residence rules apply. VA is simplest: no lease needed to offset the old payment.
What You Need to Qualify
Source: PRMG Non-QM Income Qualifying product profile dated June 4, 2026. Terms change. Confirm on your file.
For Agents Sending Us Clients
This page is about your own mortgage. But the same rules decide whether your self-employed buyers close. If you have a client with a business and a small tax return, do not let a bank pre-qual them on the tax return. Send them to the Colorado Springs self-employed hub and we run the income four ways before they write an offer.
Why Colorado Springs Has So Many Self-Employed Buyers
This is a military town. Military towns run on small business. Contractors who serve Fort Carson, Peterson, Schriever, and the Academy. Spouses who built a business that moves with each PCS. Veterans who got out and started a company. Real estate agents. Home builders. HVAC and plumbing shops. Cleaning companies, gyms, salons, and food trucks. And a growing number of remote 1099 workers who picked the Pikes Peak region on purpose.
The problem is the same for all of them. A good accountant lowers your taxable income. A bank reads that lower number as your pay. So the owner who keeps the most money is often the one who gets told no. We fix the document, not the business.
Myths
Myth: I need two years at the same brokerage. No. Two years in the business. Brokerage changes do not reset the clock.
Myth: My slow year kills the average. Not if last year was strong. We can use one year.
Myth: Commission income needs a 25% haircut. Not on a 1099 loan. 100% of gross counts.
Every Colorado Springs Self-Employed Page We Have
Sorted by how you get paid and what you are trying to do.
Colorado Springs self-employed mortgage hub
Every self-employed and business-owner loan path we run in Colorado Springs, sorted by how you get paid.
Bank statement loans in Colorado Springs
Qualify on 12 or 24 months of deposits. No tax returns.
P&L loans in Colorado Springs
Your CPA’s profit and loss statement is your income.
1099 loans in Colorado Springs
100% of your 1099 income counts. No expense haircut.
Asset depletion loans in Colorado Springs
Qualify on savings and investments instead of a paycheck.
Alt-AUS jumbo in Colorado Springs
Above $832,750 with clean tax returns and a DTI up to 49.99%.
Self-employed refinance in Colorado Springs
Rate-and-term to 89.99%. Cash-out to $1,500,000. No tax returns.
DSCR loans in Colorado Springs
Rentals qualify on rent, not your income.
Jumbo loans in Colorado Springs
Broadmoor, Flying Horse, Black Forest. Eight jumbo paths.
Contractor and trades mortgages
Built for builders, HVAC, plumbing, electrical, and every trade in El Paso County.
Rental property investor loans
House-hack, BRRRR, and out-of-state buyers. DSCR, bank statement, and HELOC paths.
Colorado Springs Realtor Mortgage FAQ
Can a real estate agent in Colorado Springs get a mortgage on 1099 income?
Yes. A 1099 loan uses one or two years of brokerage 1099s, validated with an IRS transcript, plus year-to-date bank statements. 100% of the gross commission counts. No tax returns.
How does the lender handle commission that changes every month?
It is averaged. Prior-year 1099 total plus year-to-date income, divided by the months. We calculate one year and two years and use the higher average.
What credit score does an agent need?
620 minimum on a 1099 loan. A 720 to 740+ score opens 10% down on a primary home.
I switched brokerages last year. Does that hurt me?
No. The two-year history is measured in the line of work, not at one brokerage.
I have been licensed for 14 months. Can I qualify?
It is hard under two years. Two years of related W-2 work before you got licensed can bridge it. Under one year does not qualify on a 1099 loan.
Do my mileage and marketing write-offs count against me?
Not on a 1099 loan. Those lower your tax return, and the tax return is not used.
Does this work for loan officers and insurance agents?
Yes. Any commission paid on a 1099-NEC qualifies the same way. W-2 commission is handled on a regular loan with a two-year average.
I run a team through an LLC. Which loan is better?
Often a bank statement loan with a CPA-stated expense factor, because your deposits include what you pay your agents. We compare it to the 1099 path and use the higher number.
Full 1099 program mechanics are on the national 1099 loan guide and 1099 loan FAQ.
Written by
J.D. Peck
Area Manager and Mortgage Loan Originator at Paramount Residential Mortgage Group, Inc. NMLS #314883. 25+ years of mortgage experience, 3,100+ closed loans, Scotsman Guide Top Originator 2026.
Last updated: September 9, 2026. Loan program parameters subject to change — confirm current eligibility on your specific scenario before relying on any figure shown.
Your Brokerage 1099s Are the Application
Two minutes to start. No SSN. No credit pull. Send the 1099s and we tell you your qualifying income the same way you would want it for your own client.
What are you looking to do?
No SSN required. No credit pull. Takes about 2 minutes.