Big deposits and a small tax return? In Texas, that file still closes.
A Texas self employed mortgage gives business owners and 1099 contractors a way to buy or refinance a home in Texas without tax returns. We qualify you with 12 or 24 months of bank statements, your gross 1099 income, or a CPA-prepared profit and loss statement — not the net income your accountant worked hard to shrink. Texas is one of the biggest self-employment states in the country. Truck owners, oilfield contractors, realtors, consultants, and small business owners all run into the same wall: great deposits, low taxable income. These programs are built for exactly that file.
The JD.Mortgage Team at PRMG structures self-employed files in Houston, Dallas, San Antonio, and Austin and across Texas. Lending in 49 states. New York excluded.
No SSN required. Takes about 2 minutes.
What Is a Texas Self Employed Mortgage?
A Texas self employed mortgage is a home loan that qualifies you without tax returns. Instead of the net income left after your write-offs, the lender counts your real cash flow — 12 or 24 months of bank statement deposits, your gross 1099 income, or a CPA-prepared profit and loss statement. You still need good credit, some savings, and at least 2 years of self-employment. What you do not need is to amend your taxes, stop taking the deductions on your Schedule C, or wait for a “cleaner” tax year.
Core Facts at a Glance
No Tax Returns
Qualify with 12 or 24 months of personal or business bank statements instead of tax returns.
1099 Income Counts in Full
100% of gross 1099 income, averaged with year-to-date deposits. No automatic expense cut.
Credit Floors by Path
660 for bank statements. 620 for 1099. P&L works at 660 with 2 months of statements, or 720 alone.
Loans From $125,000 to $3,500,000
Small condo or large custom home — the same doc paths scale with tighter rules at the top.
2 Years Self-Employed
A minimum of 2 years running your business is required to use these programs.
Primary, Second Home, or Investment
Buy or refinance across Texas, with investor options that qualify on rent instead of your income.
How It Works
Send Your Statements
Upload 12 or 24 months of bank statements, your 1099s, or your CPA-prepared P&L. No SSN needed to start.
We Calculate Your Real Income
We run every doc path you qualify for and use the one that gives you the strongest number.
Get Your Structure
Loan amount, down payment, and program — mapped to your actual file, not a generic calculator.
Shop and Close
Make offers anywhere in Texas with a file that has already been through real underwriting eyes.
Texas Self Employed Mortgage Requirements
Three Ways to Prove Your Income in Texas
Bank Statement Loans
We add up your deposits over 12 or 24 months and turn them into qualifying income. Personal or business statements both work. This path fits owners whose money flows steadily through their accounts, even when the tax return says otherwise. Minimum credit score: 660.
1099 Income Loans
Contractors and commission earners can skip statements entirely. We count 100% of your gross 1099 income, averaged with your year-to-date deposits — no expense factor taken off the top. Minimum credit score: 620.
Profit & Loss Statement Loans
A CPA-prepared P&L can carry the file. Pair it with 2 months of bank statements at a 660 score, or use it alone at 720. Your deposits need to land within 35% of the P&L’s gross revenue, and you must own at least half the business.
Texas Cash-Out Rules Work Differently — Here Is What Changes
Buying a home or doing a rate-and-term refinance in Texas works the same as any other state on these programs. Cash-out is where Texas changes the game. Texas home equity loans fall under Section 50(a)(6) of the Texas Constitution, and that adds its own rules on top of the program rules.
On these programs, a Texas 50(a)(6) cash-out must be a 30-year fixed loan, on a 1-unit primary home, and the loan cannot go above 80% of the home’s value. Other states can go higher and use other loan terms. Texas cannot.
Here is where it gets tricky: whether your refinance even counts as a Texas home equity loan depends on the history of the property and any past cash-out liens on it. Once a home has a 50(a)(6) lien, that follows the property. Two Texas homeowners asking for the same cash-out can get two different answers based on lien history alone.
Which path fits your file?
Whether your Texas refinance is a standard loan or a 50(a)(6) home equity loan — and what that does to your max loan amount — depends on your property’s lien history and your exact numbers. That answer comes from your file, not a generic article.
No SSN required. Takes about 2 minutes.
Bank Statements vs. 1099 vs. P&L
Every Texas self employed mortgage runs on one of these three doc paths. Here is how they compare side by side.
Misunderstood Rules
Myth: I need 2 years of tax returns showing high income.
Reality: These programs never look at your tax returns. Your deposits, 1099s, or P&L carry the file.
Myth: Writing off expenses ruined my chance to buy.
Reality: Write-offs only hurt on full-doc loans. On these programs, your gross cash flow is what counts.
Myth: Self-employed loans require huge down payments.
Reality: Down payment scales with loan size and credit — many files close with far less than buyers expect. Your structure decides it.
Texas Self Employed Mortgage FAQ
Can I get a mortgage in Texas if I write off most of my income?
Yes. These programs do not use your tax returns at all. Instead, we count 12 or 24 months of bank statement deposits, your gross 1099 income, or a CPA-prepared profit and loss statement. Your write-offs stay on your tax return where they belong — they do not shrink your buying power here.
How many months of bank statements do I need?
Either 12 or 24 months, and you can use personal or business bank statements. More months can smooth out a slow season and sometimes improves your qualifying income. We look at both options and use whichever set makes your file stronger.
What credit score do I need for a bank statement loan in Texas?
A 660 credit score is the minimum for bank statement income. The 1099 path starts at 620. A CPA-prepared profit and loss statement works at 660 with 2 months of bank statements, or at 720 on its own. Different doc paths have different floors, which is why we match the path to your score.
Can 1099 contractors get a home loan without tax returns?
Yes. With 12 or 24 months of 1099 income, we qualify you using 100% of your gross 1099s averaged with your year-to-date bank deposits. No tax returns, and no automatic expense cut off the top. The minimum credit score for this path is 620.
Do I have to use business bank statements, or can I use personal?
Either works. Personal statements are often simpler if you pay yourself regularly. Business statements can show more income but come with rules about expense factors and how much of the business you own — at least 25% for the bank statement path. We pick the set that qualifies you for more.
How long do I need to be self-employed to qualify?
At least 2 years of self-employment is required on these programs. If you are close to that line, or you switched from W-2 to self-employed in the same field, the timing details matter — send us your dates and we will tell you exactly when your file works.
Can I do a cash-out refinance in Texas with bank statement income?
Yes, but Texas has special home equity rules. A Texas cash-out on these programs must be a 30-year fixed loan on a 1-unit primary home, and it cannot go over 80% of the home’s value. Whether those rules apply to your loan depends on your property’s history, so we check that first.
Do these programs work for a home purchase anywhere in Texas?
Yes. Purchases and rate-and-term refinances in Texas follow the normal program rules. The special Texas rules mainly kick in when you take cash out of your primary home. We lend across the state, from the big metros to smaller markets.
Related Loan Options
Bank Statement Loans
How deposit-based qualifying works, month counts, and expense factors.
1099 Income Loans
The full 1099 path — gross income counting and who fits it best.
P&L Statement Loans
Qualifying with a CPA-prepared profit and loss statement.
DSCR Investor Loans
Buy Texas rentals qualified on rent — your income never enters the file.
J.D. Peck — Area Manager / Mortgage Loan Originator, NMLS #314883
25+ years and 3,100+ closed loans structuring difficult financing situations, with a focus on self-employed and flexible-documentation files. The JD.Mortgage Team at Paramount Residential Mortgage Group, Inc. (NMLS #75243). Lending in 49 states. New York excluded.
Last updated: July 25, 2026
Start Your Texas File Here
Your write-offs did their job. Now let your deposits do theirs. Answer a few questions below and we will map your Texas self employed mortgage file to the right doc path.
No SSN required. Takes about 2 minutes.