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Top Self-Employed Mortgage Lenders in Broward and Miami-Dade
Last Updated: November 4, 2026
Quick Summary
Self-employed borrowers in Broward and Miami-Dade should compare full-document and bank-statement programs, since each counts income differently. Confirm each lender is licensed in Florida, actively closes in both counties, and gives a written quote for your specific documentation path. Compare total cost, not just the advertised rate, before you choose among self-employed mortgage lenders.
- Lenders usually average your net income after business expenses, not your gross revenue.
- Business deductions that lower your tax bill can also lower the income a lender counts.
- Most lenders ask for two years of tax returns, a year-to-date profit and loss statement, and recent bank statements.
- Bank-statement loans qualify you using deposits, which can produce different qualifying income than tax returns.
- Compare origination fees, discount points, and prepayment penalties, not just the advertised rate.
Table of Contents
- How Lenders Qualify Self-Employed Borrowers
- Self-Employed Mortgage Loan Requirements You Should Expect
- Bank Statement Mortgage Loans for Self-Employed Borrowers
- Self-Employed Lenders Serving Broward and Miami-Dade Compared
- Mortgage Options If You Have Been Self-Employed Less Than a Year
- Finding Self-Employed Mortgage Lenders Near You and Choosing One
- Request Your Self-Employed Mortgage Review With Jr Mortgage
- Frequently Asked Questions
How Lenders Qualify Self-Employed Borrowers
Self-employed borrowers often find the mortgage process harder than salaried buyers do. Lenders need to confirm that your income is stable and likely to continue, which can take more paperwork. Knowing how that review works helps you prepare before you apply. Many self-employed borrowers worry that a strong business will still look weak on paper, so the first step is understanding what underwriters actually look for.
How Lenders Calculate Self-Employment Income
Lenders often average your net income over a set period rather than relying on your most recent month. A strong final year does not erase a weak one before it, and a sharp decline can raise questions even when the business is recovering.
Expect the underwriter to focus on net income after business expenses, not gross revenue. Income that is reinvested into the business usually counts for less than a salary would, because the lender sees it as already spent.
A common mistake is assuming a high gross figure will carry the application. Underwriters look at what remains after expenses, so plan around that number.
Tax Returns, Deductions, and Write-Offs
Tax returns are the core document for most self-employed mortgage files. The business deductions that lower your tax bill also lower the income a lender can count, which is the trade-off many borrowers miss. A home office, vehicle, or equipment write-off can reduce qualifying income even though it was a legitimate expense.
Ask your CPA how your deductions will look to a lender before you file, especially if you plan to buy within the next year or two.
Self-Employed Mortgage Loan Requirements You Should Expect
Most lenders ask for two years of personal and business tax returns, a year-to-date profit and loss statement, and recent bank statements. Some also request a letter from your CPA confirming the business has been operating in good standing. Requirements vary by loan program, so confirm the specifics with your lender before you gather documents.
Credit score and debt-to-income ratio matter here too. A lower reported income makes your debt load more significant, so paying down revolving balances before you apply can help. Cash reserves, meaning savings left after your down payment and closing costs, also strengthen a file where income is harder to verify.
For a detailed breakdown, see our guide to 7 FHA Loan Requirements for Self-Employed Buyers. If you are also considering a government-backed loan, our overview of FHA Loan Requirements for First-Time Buyers covers the baseline eligibility rules.
Bank Statement Mortgage Loans for Self-Employed Borrowers
A bank-statement loan qualifies you using deposits into your business or personal accounts instead of tax returns. It exists because the tax code and the mortgage underwriting code measure income differently. Your CPA works to lower taxable income; a mortgage underwriter needs income that supports a monthly payment. When write-offs push taxable income well below your actual cash flow, a bank-statement program can bridge that gap.
How the two paths calculate income is the decision that matters most. A full-document lender typically averages two years of net income from your tax returns after business expenses. A bank-statement lender typically averages monthly deposits over 12 or 24 months, then applies an expense factor to account for the cost of running the business. The expense factor varies by program and by how the deposits are categorized, so the same bank statements can produce different qualifying income at two lenders.
A worked example shows the trade-off. Suppose a small-business owner deposits $25,000 a month into a business account and claims $120,000 in business deductions on the tax return, leaving $90,000 of net income. A full-document lender may count a lower amount based on net income after expenses. A bank-statement lender may count a different amount. Bank-statement programs can support a larger loan, but they often come with different pricing and requirements, so compare each program's written terms.
Ask each lender these questions before you choose a path:
- How are deposits averaged, and over how many months?
- Are business expenses deducted from deposits, and at what expense factor?
- Are transfers between accounts excluded?
- Do you require business and personal statements, or only one?
- What credit score, down payment, and reserves apply to the bank-statement program?
- Is the loan held in portfolio or sold, and does that affect servicing?
Bank-statement loans are offered through a range of lenders, and program availability varies. That means shopping is less standardized, and the same borrower can see meaningfully different terms. Compare the total cost, not just the rate: origination fees, discount points, and prepayment penalties can change the math over the life of the loan. Our guide on how to find portfolio loan lenders in South Florida explains where to start.
If your tax returns understate your cash flow, a bank-statement review is worth running alongside a full-document quote so you can see which path supports the loan you need at a cost you can accept.
Self-Employed Lenders Serving Broward and Miami-Dade Compared
Confirming that a lender offers self-employed loans nationally is not the same as confirming it will take a self-employed file on a specific property in your county. Before you compare rates, confirm three things for each lender: that it is licensed and actively lending in both Broward and Miami-Dade, that it offers the documentation path your file needs (full-document or bank-statement), and that its loan officers handle the property type you are buying.
Use the comparison criteria below to line up lenders on the same terms. Fill in current figures from each lender's written quote rather than relying on advertised teaser rates.
| Comparison point | What to ask each lender | Why it matters for a self-employed file |
|---|---|---|
| Licensing and service area | Are you licensed in Florida and actively closing in both Broward and Miami-Dade? | A lender licensed statewide may still route your file to a team that does not work your county regularly. |
| Documentation path | Do you offer full-document (tax-return) and bank-statement programs? | Your qualifying income can differ sharply between the two paths. |
| Minimum credit score | What is the minimum score for each program, and what score gets the best pricing? | Bank-statement and non-QM programs often set higher floors than conventional loans. |
| Down payment | What down payment does each program require? | Non-QM and bank-statement programs commonly require more than conventional. |
| Income calculation | How do you average deposits or tax-return income, and do you deduct business expenses? | Two lenders can count very different income from the same bank statements. |
| Reserves | How many months of reserves are required after closing? | Self-employed files are often held to stricter reserve standards. |
| Property review | How do you handle condo project reviews and insurance requirements? | Condo and insurance issues can stall a file late in the process. |
| Fees and rate | What are the origination, discount, and third-party fees, and what rate lock terms apply? | Comparing rate alone hides the cost of the loan. |
| Loan limits | What is the maximum loan amount for each program? | County conforming limits and jumbo thresholds affect which programs fit. |
Other lenders also offer self-employed and bank-statement programs, and each should be verified for current Broward and Miami-Dade availability before you rely on it. Ask whether the lender services the loan or sells it.
Local service quality is harder to compare than rate, but it affects how smoothly a self-employed file closes. Ask each loan officer how many self-employed files they closed in the past year in each county, whether they have Spanish-speaking staff if that matters to you, and whether they work with a CPA or bookkeeper to reconcile income documents. Licensing lookups through the state regulator can help confirm a lender is in good standing.
Watch out: a lender that advertises a low rate online may quote that rate only for full-document, W-2-style files, so ask for the rate on your specific documentation path before you compare.
Rates, fees, and program terms change, so request a current written quote from each lender you consider.
Mortgage Options If You Have Been Self-Employed Less Than a Year
Many lenders require a minimum history of self-employment, and some programs accept shorter histories in certain cases. If you have been self-employed for less than a year, you may still qualify by showing that you earned comparable income as an employee in the same line of work.
Bank-statement and asset-based programs are sometimes an option in this situation, but expect stricter terms. Our guide to how to qualify for FHA loans in Miami covers the requirements that may still apply to a shorter self-employment history.
Finding Self-Employed Mortgage Lenders Near You and Choosing One
Start by asking each lender how they document self-employed income and whether they offer bank-statement programs. Ask for a written list of required documents, a timeline for pre-approval, and a clear breakdown of fees. A lender who answers these questions clearly is usually easier to work with later.
Also confirm that the lender is licensed to lend in Florida and understands the local property rules that affect your file, including condo association reviews. Our guide on how to pick a South Florida mortgage broker as a first-time buyer walks through the questions worth asking.
Request Your Self-Employed Mortgage Review With Jr Mortgage
If your income is complex or your tax returns do not show your full earning power, a review now can save time later. Jr Mortgage works with self-employed buyers, investors, and homeowners across Broward, Miami-Dade, and Palm Beach counties. We explain how lenders will view your documents and help you compare programs before you commit.
Frequently Asked Questions
Which mortgage lender is best for self-employed individuals?
No single lender is best for every self-employed borrower. The right fit depends on how your income is documented, whether you file tax returns that reflect your cash flow, and whether you plan to buy a primary residence or an investment property. Compare lenders that explain their documentation requirements in writing, ask how they calculate qualifying income, and disclose fees before you apply. Request a current quote from Jr Mortgage for pricing specific to your loan.
Can I get a mortgage if I have been self-employed for less than a year?
It is possible, but it is harder. Most conventional lenders look for a two-year income history in the same line of work, so a shorter track record often requires a different approach. Some lenders will consider prior W-2 employment in a related field, while others may look at bank-statement income or a larger down payment and cash reserves. Gather your business license, recent bank statements, and any prior employment records before you apply, and ask lenders directly how they treat a short self-employment history.
Are bank statement loans a good option for self-employed borrowers?
Bank statement loans can be a good option when your tax returns show lower income than your actual cash flow because of business write-offs. Lenders typically review 12 to 24 months of personal or business bank statements to estimate income instead of relying on tax returns. Compare the total cost of any loan before you decide. Ask any lender for a side-by-side estimate using both tax-return and bank-statement qualification before deciding.
Apply for a loan now with Jr Mortgage and get a clear, personalized review of your self-employed income.
