Bank Statement Loan Lender in Houston and Tampa (2026)

By David Ghazaryan, NMLS 1486726, iQRATE Mortgages NMLS 1862492

Updated October 28, 2026

Short answer: For a bank statement loan in Houston or Tampa, look for a broker or lender that qualifies self-employed income from 12 or 24 months of personal or business bank statements instead of tax returns; requirements vary by lender. In both cities, property taxes, homestead exemptions, insurance and closing taxes shape the payment you qualify for. iQRATE, licensed in Texas and Florida, shops 100+ lenders.

Bank statement loans can finance a primary residence, a second home or an investment property, depending on the lender. Owner-occupied bank statement loans are consumer mortgages covered by federal ability-to-repay rules.

Key facts (Oct 2026)

• Federal, ability to repay: for a covered consumer mortgage, the creditor must make a reasonable and good faith determination at or before closing that you can repay the loan, and it may verify income with third-party records, which the rule lists as including financial institution records (12 CFR 1026.43(c)) (CFPB, Regulation Z 1026.43, fetched Oct 28, 2026).
• Federal, business-purpose rule: Regulation Z exempts credit extended primarily for a business purpose (12 CFR 1026.3(a)). The CFPB's official interpretation treats credit to acquire, improve or maintain a non-owner-occupied rental as business purpose, unless the owner expects to occupy it for more than 14 days during the coming year (CFPB, Regulation Z 1026.3, fetched Oct 28, 2026).
• Federal, self-employment income on tax returns: Schedule C (Form 1040) is used to report income or loss from a business you operated or a profession you practiced as a sole proprietor, so business deductions lower the net profit a tax-return lender starts from (IRS, About Schedule C, fetched Oct 28, 2026).
• Texas, property tax: Texas has no state property tax; local taxing units set the rates. School districts must provide a $140,000 residence homestead exemption, any taxing unit may adopt a local option exemption of up to 20 percent of appraised value (not less than $5,000), and counties that collect farm-to-market or flood control taxes must provide a $3,000 exemption (Texas Comptroller, property tax, fetched Oct 28, 2026; Texas Comptroller, exemptions, fetched Oct 28, 2026).
• Texas, home equity cash-out on a homestead: under Article XVI, Section 50(a)(6) of the Texas Constitution, the new loan plus all other liens may not exceed 80 percent of the home's fair market value, fees are capped at two percent of the principal with listed exclusions, the loan may not close before the 12th day after the later of the application or the required notice, it closes only at the office of the lender, an attorney or a title company, and the owner may rescind within three days (Texas Constitution, Article 16, fetched Oct 28, 2026).
• Texas, mortgage licensing: the Department of Savings and Mortgage Lending licenses mortgage companies and individual loan originators, and all new applications, renewals and changes are submitted through the Nationwide Mortgage Licensing System (NMLS) (Texas SML, licensing and registration, fetched Oct 28, 2026).
• Florida, property tax: a homestead exemption can decrease a permanent residence's taxable value by as much as $50,000 and qualifies the home for the Save Our Homes assessment limitation. The exemption is nontransferable, but an owner may be able to port all or part of the assessment difference to a new Florida homestead (Florida Department of Revenue, exemptions, fetched Oct 28, 2026).
• Florida, closing taxes: documentary stamp tax on deeds is 70 cents on each $100 of consideration in all counties except Miami-Dade, notes and recorded mortgages are taxed at 35 cents per $100, and the nonrecurring intangible tax on obligations secured by Florida real property is 2 mills, which the lender may pass to the borrower (Florida DOR, documentary stamp tax, fetched Oct 28, 2026; Florida DOR, nonrecurring intangible tax, fetched Oct 28, 2026).
• Florida, mortgage licensing: under Chapter 494, Florida Statutes, the Office of Financial Regulation licenses loan originators and mortgage brokers, including brokers that conduct loan originator activities through licensed loan originators (Florida OFR, Division of Consumer Finance, fetched Oct 28, 2026).
• Federal, flood insurance: you are required to have flood insurance if you own a home or business in a Special Flood Hazard Area and have a government-backed mortgage, and some banks require it even outside high-risk areas (FloodSmart, National Flood Insurance Program, fetched Oct 28, 2026).

Bank statement loan lender in Houston

Self-employed Houston borrowers, such as contractors, trucking owners, practice owners, consultants and real estate agents, often write off enough on Schedule C or a business return that the net income a conventional lender averages from two years of tax returns is far below what the business deposits. A bank statement loan starts from deposits instead.

Three Texas details shape a Houston bank statement file:

• Property taxes carry the payment: Texas has no state property tax, so school districts, the county, the city and special districts each levy their own rate. The lender uses the full tax estimate in the monthly payment, so the same price can qualify differently from one Houston-area neighborhood to the next.
• Homestead exemption only on your residence: the $140,000 school district exemption and any local option exemption apply to a residence homestead, not to a rental or second home. Ask the lender how it estimates taxes on a purchase before your exemption is in place (varies by lender).
• Cash-out on a homestead follows the Texas Constitution: a cash-out refinance of your Houston home is a Section 50(a)(6) home equity loan, with the 80 percent combined limit, the two percent fee cap, the 12-day waiting period and closing only at the lender, an attorney or a title company. A rental property is not a homestead, so those rules do not apply to it.

Our Houston mortgage broker page covers local loan limits and buyer programs; across the state, see Texas, Dallas and Austin.

Bank statement loan lender in Tampa

Self-employed Tampa buyers face the same problem: write-offs that save tax also shrink the income a conventional lender can count. A bank statement loan qualifies the deposits that reach your accounts instead of the bottom line on your return.

Three Florida details shape a Tampa bank statement file:

• Homestead only on your permanent residence: the Florida homestead exemption can cut taxable value by as much as $50,000 and brings the Save Our Homes assessment limitation, but only on the home you make your permanent residence. A second home or a rental gets neither, so its tax line is usually higher.
• Closing taxes are part of cash to close: documentary stamp tax on the deed, documentary stamp tax on the note and mortgage, and the nonrecurring intangible tax on the mortgage all show up at closing. Budget for them before you decide how much to put down.
• Insurance and flood zones: in a Special Flood Hazard Area with a government-backed mortgage, flood insurance is required, and some lenders require it outside those areas too. Both the homeowners and any flood premium sit inside the payment the lender qualifies.

Our Tampa mortgage broker page covers local loan limits and buyer programs; nearby, see St. Petersburg, Orlando and Florida.

How bank statement income is calculated

The method is similar in both states, because it is a lender method, not a state rule:

• Pick the window: the lender reviews 12 or 24 months of personal or business bank statements.
• Remove what is not income: transfers between your own accounts, loan proceeds, refunds and other non-business deposits come out. Large or unusual deposits usually need a short written explanation.
• Apply an expense factor to business accounts: because a business account also pays business expenses, the lender counts only part of the deposits. Some lenders use a fixed factor, some accept a factor supported by a CPA or tax preparer letter, and the factor varies by lender and by type of business.
• Average it: the lender divides the eligible total by the number of months to get monthly qualifying income.

Worked example (hypothetical numbers, income math only): a Houston or Tampa business owner averages $30,000 a month in eligible business deposits over 24 months. If a lender applied a hypothetical 40 percent expense factor, monthly qualifying income would be $18,000; at a hypothetical 20 percent factor it would be $24,000. These are not any lender's actual factors, and this is not an approval, a rate or a payment.

How bank statement lenders differ on Houston and Tampa files

Many bank statement lenders lend in Texas and Florida, but requirements vary by lender. Expect these items to differ from one lender to the next:

• Statement period: some programs use 12 months, some 24, and each prices the two windows its own way.
• Personal versus business accounts: account ownership, separation of personal and business funds and how many accounts can be combined differ by lender.
• Expense factor: fixed factors, industry-based factors and CPA- or preparer-supported factors all exist.
• Down payment and credit: maximum loan-to-value and minimum credit score differ by lender, by occupancy and by loan size.
• Occupancy: some lenders offer primary residence, second home and investment property on the same program; others limit occupancy.
• Self-employment history and ownership: required time in business and the minimum share of the business you must own differ by lender.
• Cash-out: cash-out limits differ by lender, and a Texas homestead cash-out must also meet Section 50(a)(6).

Bank statement loans usually price higher than conventional loans, by an amount that varies by lender and file. Terms and requirements vary by lender and are subject to underwriting and approval; you will receive the lender's written terms and any required disclosures before you commit.

Texas and Florida costs that change the payment

• Taxes on your price, not the seller's bill: in both states the seller's bill may reflect a homestead exemption you will not have yet, or will never have on a rental. Lenders and title companies estimate taxes on the property as you will own it.
• Insurance quotes early: Houston and Tampa both have flood-prone areas, and insurance is part of the qualifying payment. Get homeowners and, if needed, flood quotes before you lock in an offer price.
• Florida closing taxes: documentary stamp tax on the deed, note and mortgage plus the 2 mill intangible tax can add meaningful cash to close on a Tampa purchase.

What lenders ask for on a Houston or Tampa bank statement file

• Statements: all pages of 12 or 24 months of the accounts you want to use, personal or business.
• Proof of the business: a business license, articles of organization, a CPA or tax preparer letter, or similar evidence of self-employment and ownership (varies by lender).
• Deposit explanations: a short letter for large or unusual deposits and for transfers between accounts.
• Assets and reserves: statements for the down payment, closing costs and any reserves the lender requires.
• Property numbers: a tax estimate, a homeowners insurance quote and a flood quote if the property needs one, since all are in the payment.

How iQRATE handles Houston and Tampa bank statement files

• Statements first: we review your statements before anything goes to a lender, flag transfers and deposits that need an explanation, and calculate income the way each type of lender will: personal versus business, 12 versus 24 months, with and without a CPA letter.
• Licensed in Texas and Florida, 100+ lenders: iQRATE Mortgages is licensed in Texas and Florida and shops complex deals across 100+ lenders, but only after a full application and a complete document package, so lenders price a real file.
• Trade-offs before you commit: we show you how down payment, loan amount, statement period and prepayment terms trade off across the lenders that fit.

More on self-employed financing: bank statement loans, self-employed mortgages, non-QM loans, jumbo loans and, for rentals, DSCR loans. See also our closing costs by state guide.

Self-employed and buying or refinancing in Houston or Tampa? Call iQRATE Mortgages at (702) 766-3744 or start an application, and we will review your statements and match your file with lenders that fit.

Frequently asked questions

Who is a bank statement loan lender in Houston?

Lenders and brokers that qualify self-employed income from 12 or 24 months of bank statements and hold the Texas license their business requires. iQRATE Mortgages is licensed in Texas and shops 100+ lenders to match each Houston file. Terms vary by lender.

Who is a bank statement loan lender in Tampa?

Lenders and brokers that qualify self-employed income from 12 or 24 months of bank statements and hold the Florida license their business requires under Chapter 494. iQRATE Mortgages is licensed in Florida and shops 100+ lenders to match each Tampa file. Terms vary by lender.

How do lenders calculate income from bank statements?

They total eligible deposits over 12 or 24 months, remove transfers and other non-income deposits, apply an expense factor to business accounts, and divide by the number of months. The expense factor, and whether a CPA letter can support a different one, varies by lender.

Can I use business bank statements instead of personal ones?

Often yes. Many lenders accept personal or business statements. Business deposits are reduced by an expense factor because the account also pays business costs, and lenders differ on account ownership and on mixing personal and business funds.

Can I use a bank statement loan for a rental or second home?

Some lenders allow primary residences, second homes and investment properties; others limit occupancy. A rental loan made primarily for a business purpose is exempt from Regulation Z, and if the rental's income covers the payment, a DSCR loan may also fit.

Does the Texas homestead exemption affect my Houston loan?

It affects the tax line in your payment. School districts must provide a $140,000 residence homestead exemption, and local units may add more, but only on your residence homestead. A rental or second home gets no homestead exemption, so its tax estimate is higher.

Can I take cash out of my Houston home with a bank statement loan?

If the lender offers it, a cash-out loan on a Texas homestead must follow Section 50(a)(6) of the Texas Constitution: total liens no more than 80 percent of fair market value, fees capped at two percent with exclusions, a 12-day wait, and a three-day right to rescind.

What closing taxes apply to a Tampa purchase?

Florida charges documentary stamp tax of 70 cents per $100 on the deed outside Miami-Dade, 35 cents per $100 on the note and mortgage, and a 2 mill nonrecurring intangible tax on the mortgage. The lender may pass the intangible tax to the borrower.

Information is educational, current as of October 28, 2026, and subject to change; it is not a commitment to lend. Owner-occupied bank statement loans are consumer mortgages subject to federal ability-to-repay rules; loans for non-owner-occupied investment property made primarily for a business purpose are exempt from Regulation Z under 12 CFR 1026.3(a). Terms and requirements vary by lender and borrower qualification and are subject to underwriting and approval. No interest rate, APR or payment is quoted in this post. Property tax, homestead, closing tax, licensing and flood insurance rules are summarized from public agency pages; consult a CPA or attorney about tax, entity and legal questions. iQRATE Mortgages, NMLS 1862492. David Ghazaryan, NMLS 1486726. NMLS Consumer Access. Equal Housing Opportunity. We do business in accordance with the federal Fair Housing Act and the Equal Credit Opportunity Act.