Question 1

Who around College Station actually needs a bank statement loan instead of a conventional one?

Accepted Answer

Mostly the self-employed businesses built around Texas A&M and the football calendar. The College Station campus alone counts more than 74,000 students, and that supports a contractor-and-services economy (trades, property management, make-ready crews, food service) where owners file 1099 or LLC income rather than a W-2. Add game-day hospitality operators, whose short-term rental and event income concentrates around Kyle Field's seven-plus home weekends, and you get a lot of strong local businesses whose tax returns are written to minimize taxable income, not to prove it to a bank.

Question 2

My income is seasonal around football weekends. Does that hurt me here?

Accepted Answer

No, because we're not reading a single annual number off your return. We qualify on 12 to 24 months of bank deposits, so a business that books heavy around Kyle Field's home slate and quieter the rest of the year still shows what it actually took in. That matters in a metro where local short-term rental listings market almost entirely on proximity to the stadium, a lumpy but real income pattern a bank statement file is built to read.

Question 3

I'm a contractor or service business owner with a write-off-heavy return. Does that count against me?

Accepted Answer

No. Because we qualify on deposits instead of taxable income, the deductions your accountant uses to lower what you owe don't lower what we can lend against. That can matter most in Bryan, where mid-tier home values run about $277,011 against College Station's $349,845, roughly 21% lower-cost while whole-house rents sit within about $20 a month of each other, so a solid deposit history can put a purchase within reach even on a return built to minimize tax rather than maximize qualifying income.

Question 4

What should I budget for property taxes on a College Station or Bryan investment property?

Accepted Answer

Plan on roughly 1.91% of value in College Station and 1.99% in Bryan, with no homestead relief since it isn't your primary residence. The 2025 adopted rates run county 0.4197 plus College Station city 0.511872 plus College Station ISD 0.9753 (about 1.907 per $100), versus Bryan city 0.6240 plus Bryan ISD 0.9469 on the same county rate (about 1.991 per $100). Bryan's stack is slightly higher, but on a $277k Bryan house against a $350k College Station house the Bryan bill still runs about $1,150 a year lower. Confirm your parcel isn't inside Brazos County MUD 1, MUD 2, or Rock Prairie Management District #2, which carry an additional levy, and check the math with your CPA.

Question 5

Who funds a Brazos County bank statement loan, and how does closing work?

Accepted Answer

We originate the file and a lending partner funds it, so your application finishes on the partner's portal while we stay involved. Closing follows standard Texas practice: a title company acts as the neutral escrow agent, Texas has no real estate transfer tax under Article VIII, section 29 of the state constitution, and title insurance premiums are set by the Texas Department of Insurance so they don't vary by title company. None of that changes because the property sits in Brazos County instead of a bigger metro.

Question 6

On a $277,000 Bryan purchase, what does the down payment look like?

Accepted Answer

From 20% down. On a $277,000 Bryan purchase that is $55,400 from you and about $221,600 financed (277,000 x 80% = 221,600). On a $350,000 College Station purchase it is $70,000 from you and about $280,000 financed (350,000 x 80% = 280,000). Credit starts at 640, and income comes from 12 to 24 months of bank deposits, so the heavy game-weekend months read as income instead of as a problem. Subject to underwriting.

Question 7

Does a $179,623 Hearne house clear the bank statement loan minimum?

Accepted Answer

Only at the right leverage. We run $100,000 to $3M. That floor matters on the value end of this metro, where Hearne's mid-tier home value ran about $179,623 and Bryan's about $277,011 in June 2026. At 20% down, a purchase under about $125,000 falls below the minimum (125,000 x 80% = 100,000), so a deep-value house needs a different structure. Anything above that is ordinary. Subject to underwriting.

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