No obligation. No hard credit pull to get started.
1099-Only Income Qualification
No Full Tax Return Requirement
Programs for 12- & 24-Month Earners
NMLS Registered Loan Officers
Income Documentation Programs
Find Your Path in Two Columns.
The right program comes down to one factor: how long you've been earning 1099 income and how many months of statements you can document.
12-Month 1099 Program
Designed for borrowers with a more recent 1099 earnings history. Qualification is based on your most recent 12 months of statements — giving newer contractors and private-practice professionals a direct path to ownership.
Documentation Period
12 months of 1099s
Income Calculation
12-month average
Credit Flexibility
Competitive credit profiles
Reserve Requirements
Scales with loan size
Best For
Borrowers newer to contract or private-practice work, or those who recently transitioned into 1099 income.
The standard path for established 1099 earners. Income is averaged across 24 months of statements, which typically supports the most competitive pricing and the widest flexibility on credit and reserves.
Documentation Period
24 months of 1099s, averaged
Income Calculation
24-month average
Credit Flexibility
Broader credit flexibility
Reserve Requirements
Scales with loan size
Best For
Borrowers with an established 1099 history — two-plus years of consistent freelance, commission-based, or contract earnings.
Actual terms, credit requirements, and reserve thresholds vary by lender and individual borrower profile. This is a general program comparison only.
The Process
A Simple Path to Your Loan.
Step 01
Gather Your 1099 Statements
Collect 12 or 24 months of 1099 income statements from all your income sources — clients, agencies, or payers.
Step 02
We Calculate Your Qualifying Income
We average your 1099 earnings over your documentation period to arrive at a qualifying monthly income figure — no tax-return deductions applied.
Step 03
Get Pre-Approved and Move Forward
Receive your pre-approval letter and move toward closing with a lender that understands how independent professionals earn.
Our Difference
Why Borrowers Choose This Program
Earnings-Based Qualification
Qualify on your actual 1099 earnings — not a tax-return number diminished by legitimate business write-offs. No amending, no restating.
Specialists in Independent Income
Work with a team that genuinely understands private-practice, freelance, and commission-based income — not a conventional lender approximating a non-QM product.
Competitive Pricing Across Both Tiers
Access competitive non-QM pricing whether you're on the 12-month or the 24-month program — structured to reward your actual earnings history.
Eligible Borrowers
Built for the Way Independent Professionals Earn.
Attorneys & Private Practice Doctors
Qualifying on professional practice income and retainer-based 1099 earnings.
Freelance & Creative Contractors
Multiple 1099 sources, project-based income, and client retainers averaged over your documentation period.
Real Estate & Insurance Agents
Commission-based income earned on 1099 — averaged across your chosen documentation period.
Commissioned Sales Professionals
Variable commission income that looks uneven on a tax return but is consistent and verifiable on 1099s.
Consultants & Independent Specialists
Project fees and advisory retainers documented on 1099s, averaged for a clean qualifying income.
Truck & Owner-Operators
Route-based and load income received as 1099 from carriers or brokers — qualified on what you actually earn.
Business Owners & Entrepreneurs
Owner-draws and distributions paid on 1099 — qualifying on earnings, not the after-deduction number on a Schedule C.
FAQ - 1099 LOANS
Frequently Asked Questions About 1099 Loans
Qualify using your 1099 income, not a full tax return breakdown — built for self-employed and contract workers.
Most 1099 income forms qualify — including 1099-NEC (non-employee compensation), 1099-MISC (miscellaneous income), and 1099-K (payment card and third-party network transactions). The key requirement is that the income must be consistent, verifiable, and self-employment or contract-based in nature. W-2 wages generally do not count toward the 1099 income calculation, though they may be considered alongside it depending on the loan file.
There are two program tiers. The 12-Month 1099 Program requires your most recent 12 months of 1099 statements and is designed for borrowers who are newer to independent or contract work. The 24-Month 1099 Program requires 24 months of statements and is the standard path for established 1099 earners — it typically offers the most competitive pricing and the broadest flexibility. If you're unsure which tier applies to you, a loan officer can review your documentation history and make a recommendation.
No. That is the defining feature of a 1099 Loan. This is a non-QM mortgage program built specifically to qualify borrowers using 1099 statements rather than two years of full personal tax returns. Borrowers who write off significant business expenses — which reduces their taxable income but not their actual cash flow — are particularly well-served by this approach, since those deductions do not reduce the qualifying income calculation here. Specific documentation requirements can vary by lender; a loan officer will walk you through exactly what's needed for your file.
Because 1099 Loans are non-QM products, lenders evaluate the full picture of your file rather than applying a single fixed standard. Generally, competitive credit profiles — meaning a solid credit history with responsible account management — are expected. Down payment amounts reflect your overall loan file strength, the property type, and your documentation period: the 24-month program typically supports the most favorable terms, while the 12-month program may involve somewhat more conservative expectations. Reserve requirements (assets held after closing) scale with the loan size. A loan officer can provide current guidance based on your specific situation.
In many cases, yes. Borrowers who earn a portion of their income on a W-2 basis and the remainder through 1099 work can often have both income streams considered in their application. The 1099 portion is averaged over the documentation period, and the W-2 income may be layered in according to the lender's guidelines. If you have a mixed income profile — for example, a part-time salaried role alongside active freelance or commission-based work — discuss it with a loan officer who can assess how your full income picture is likely to be treated.
1099 income loans qualify self-employed borrowers and independent contractors using 1099 earnings history rather than traditional tax return documentation, with terms that vary by lender and income history. Consult a licensed mortgage professional to review current 1099 loan requirements and confirm the right fit for your situation.
Designed from the ground up for independent earners, the 1099 Loan program eliminates the bureaucratic friction that blocks self-employed borrowers from homeownership.
No Tax Returns Required
Qualify using only your 1099 forms — eliminating the primary obstacle that blocks self-employed borrowers from conventional approval.
Loan Amounts to $10+ Million
Access jumbo and super-jumbo loan amounts not available through standard conforming programs — your income potential is finally recognized.
Flexible DTI Ratios
Debt-to-income limits that actually account for how self-employed income flows — giving you real purchasing power instead of an arbitrary cutoff.
1 or 2 Year 1099 History
Qualify with just 12 months of 1099 income when your self-employment history is solid — you don't need a decade of returns to prove yourself.
Competitive Rates
Non-QM doesn't mean non-competitive. Our 1099 loan rates reflect your actual creditworthiness — strong borrowers earn strong rates.
Purchase, Refi & Cash-Out
Use your 1099 income to purchase a new home, refinance your current mortgage, or tap equity — the same flexibility applies across all loan purposes.
Borrower Stories
What Our Borrowers Say
"I opened my own physical therapy practice 14 months ago. My first conventional lender looked at my tax return and said I didn't earn enough to qualify. This program looked at my 1099 statements for the last 12 months instead — the income was right there. I closed in 38 days."
MR
Dereck G.
Physical Therapist · Private Practice · 12-Month Program
"I've been a freelance UX designer for six years — always on 1099, multiple clients. My tax write-offs made my return look like I barely earned anything. The 24-month program averaged my actual gross 1099 income and the number made sense. I purchased a home I'd been waiting three years for."
JL
Jordan L.
Freelance UX Designer · 24-Month Program
"Top producer at my insurance brokerage for three years running. All 1099 commissions, variable month to month. Every bank I tried averaged the low months and penalized me for the high ones. This team averaged everything across 24 months and I qualified for far more than I expected."
DT
Denise T.
Insurance Sales Professional · 24-Month Program
Get Your Answer Today
Let's Find Out Which Program Fits Your 1099 History
Fill out the short form and a loan officer will review your income type and documentation period to confirm whether the 12-month or 24-month program is the right path — and what that means for your qualification.
No obligation, no hard credit pull to get started
Specialists in 1099, self-employed, and non-QM income