San Antonio’s Non-QM market is anchored by two economic realities that are unique among Texas metros. The first is Joint Base San Antonio â the largest military installation in the United States, generating the highest concentration of transitioning military contractors and defense industry consultants in the state. The second is San Antonio’s rapidly growing healthcare economy, now one of the city’s top employers, producing hundreds of independent practice owners annually who earn well, write off aggressively, and need bank statement loans.
Self-Employed in San Antonio? Bank Statement Loans â No Tax Returns.
Mbanc NMLS #38232 | Texas SML Mortgage Company License | Equal Housing Opportunity Lender
Borrower Profiles â Who This Loan Is Built For
Profile 1: The Defense Industry Contractor
Thousands of veterans transition from JBSA roles into independent consulting and contracting each year. These contractors typically move from a military or GS salary to billing defense prime contractors, the DoD, or the VA at significantly higher rates. A former Air Force logistics officer consulting for Lockheed Martin at $185/hour on a 1,800-hour annual engagement generates $333,000 in gross billings through an LLC. After CPA-certified 20% overhead: qualifying income of $266,400 / $22,200/month.
San Antonio Defense Example: Former cybersecurity specialist, 22 years service, now consulting for three defense contractors. Annual gross billings: $420,000. CPA certifies 18% actual expense ratio (home office on Northside, clearance maintenance fees, professional certifications). Qualifying income: $420,000 Ã 82% = $344,400 / $28,700/month. Target: $850,000 SFR in Stone Oak. Loan at 85% LTV: $722,500. PITIA: $5,850/month. Other debt: $1,200/month. DTI: 24.6%.
Profile 2: The Multi-Unit Healthcare Practice Owner
San Antonio’s healthcare sector has grown with the city’s population. Independent urgent care operators, multi-location dental practices, and specialty clinic owners are significant bank statement loan borrowers. A dentist who owns three locations generating $2,100,000 in combined collections has a tax return that understates earnings significantly after equipment depreciation, associate pay, and overhead. Business bank statements showing $175,000/month average deposits â reduced to qualifying income at the CPA-certified 61% expense ratio â produce $68,250/month in qualifying income. At that income level, the San Antonio home they want is completely supportable.
Profile 3: The Tourism and Hospitality Operator
San Antonio’s economy is heavily tourism-driven â the Riverwalk, the Alamo, and the convention center generate billions in annual visitor spending. Around this economy: hundreds of tour operators, hospitality businesses, restaurant groups, and accommodation providers who earn seasonal, uneven, and real income that deposits to business accounts. The 24-month averaging period handles seasonality perfectly.
Neighborhoods and Markets
Stone Oak / Hollywood Park â North San Antonio’s premier executive suburb. Homes from $500,000 to $1,500,000. Defense contractors, healthcare professionals, and business executives. Highest-volume Non-QM submarket in the SA metro.
Alamo Heights / Terrell Hills â Premium inner-city enclave. Homes from $700,000 to $2,500,000. Attorneys, physicians, and established business owners. San Antonio’s equivalent of Houston’s West University.
The Dominion â Gated luxury community northwest of the city. Homes from $800,000 to $4,000,000. Executives and high-net-worth business owners. Mbanc’s $4M ceiling is relevant here for the upper end of the market.
Shavano Park / Helotes â Established northwest suburban markets. Homes from $450,000 to $1,200,000. Mix of healthcare professionals, business owners, and military contractors.
New Braunfels / Boerne â Hill Country adjacent growth markets. Homes from $400,000 to $900,000. Self-employed borrowers who want more space and Hill Country character. Growing bank statement loan demand as the SA metro expands into these markets.
Income Calculation Examples
Example 1 â Stone Oak Defense Contractor
Business 24-month statements. Average deposits: $28,700/month.
CPA-certified expense ratio: 18%.
Qualifying income: $28,700 Ã 82% = $23,534/month.
Target: $850,000 Stone Oak. Loan at 85% LTV: $722,500.
PITIA: $5,850/month. Other debt: $1,200/month. DTI: 29.9%.
Example 2 â Alamo Heights Physician
Personal 24-month statements (K-1 distributions). Average: $38,000/month.
Qualifying income: $38,000/month.
Target: $1,400,000 SFR Alamo Heights. Loan at 80% LTV: $1,120,000.
PITIA: $9,050/month. Other debt: $1,800/month. DTI: 28.6%.
Example 3 â New Braunfels Tour Operator
Business 24-month statements. Average deposits: $22,000/month.
CPA-certified expense ratio: 44%.
Qualifying income: $22,000 Ã 56% = $12,320/month.
Target: $550,000 home New Braunfels. Loan at 85% LTV: $467,500.
PITIA: $3,800/month. Other debt: $700/month. DTI: 36.9%.
Requirements
- Credit Score: Minimum 640. Best terms at 720+.
- Maximum LTV: 85% purchase / 80% refinance.
- Loan Amounts: $150,000 to $4,000,000 (state overlay applies where noted).
- Down Payment: Minimum 15% primary residence.
- Documentation: 12 or 24 months personal or business bank statements.
- Reserves: 3 months PITIA (LTV â¤80%) / 6 months (LTV >80%) / 9 months (>$1.5M).
- Self-Employment: 2 years documented.
Housing History: Maximum 1Ã30Ã12.
Credit Events: Bankruptcy/foreclosure 36+ months seasoned.
Frequently Asked Questions
What is the maximum bank statement loan in San Antonio?
$4,000,000. Texas has no state overlay. Full program parameters apply throughout Bexar County and surrounding Hill Country markets.
Can a military contractor in San Antonio qualify for a bank statement loan?
Yes. Defense industry contractors billing DoD or prime contractors through an LLC are strong bank statement loan candidates. Two years of consulting business documentation is required.
Does Mbanc lend in Stone Oak, Boerne, and New Braunfels?
Yes. Mbanc lends throughout Bexar, Comal, Kendall, and surrounding counties covering the full San Antonio metropolitan area.
What credit score do I need for a San Antonio bank statement loan?
Minimum 640. Best LTV options at 680 and above. Best pricing at 720 and above.
Go Deeper
About the Author
Mayer Dallal is the Managing Director of Mbanc (Mortgage Bank of California, NMLS #38232), a consumer-direct Non-QM lender specializing in bank statement loans, DSCR loans, and asset utilization programs for self-employed borrowers and real estate investors. Mbanc is licensed in 22 states for primary residence lending plus an additional 24 states and Washington DC for non-owner-occupied investment property financing under the business-purpose exemption.
San Antonio Self-Employed? Your Bank Deposits Are Your Qualification.
Mbanc NMLS #38232 | Texas SML Mortgage Company License | Equal Housing Opportunity Lender