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Program 06
Bank Statement / No-Doc in Frisco
Frisco bank statement loans qualify Collin County's self-employed investors.
Bank statement loans qualify self-employed investors on bank-statement cash flow or the asset itself, from $100K to $3M, with no W-2s and no tax returns required. Frisco and the rest of Collin County carry a deep base of consultants, builders, and medical and IT contractors along the Dallas North Tollway whose returns understate what their business brings in. We can lean on 12 to 24 months of deposits or structure a no-doc loan against the property, on business-purpose investment property only. Terms are set in underwriting, not off a return prepared to minimize taxes.
0
tax returns
No-doc
options
Self-employed
friendly
$3M
max loan
Typical figures, subject to underwriting and market conditions. Not a commitment to lend.
How it works
We can underwrite using 12 to 24 months of bank statements, or structure a no-doc loan that leans on the property and your reserves. It fits business owners, 1099 earners, and investors who don't fit a conventional income box.
Who it's for
Self-employed investors
Business and 1099 income
Investors with heavy write-offs
Personal name or LLC
Typical terms
Loan amount$100K to $3M
Income docsBank statements or none
PropertyInvestment / business-purpose
TermShort-term or 30-yr
CreditFrom 640
Down paymentFrom 20%
*Typical terms, subject to underwriting and market conditions.
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Local FAQ
Bank Statement / No-Doc in Frisco, answered.
Who in Frisco actually uses a bank statement loan instead of a W-2 file?
Self-employed business owners, consultants, and contractors whose returns don't show their real cash flow. Collin County's median household income is $124,920, well above the $78,910 in Dallas County next door, and the county's labor force runs 708,372 with unemployment at 4.6% as of July 2026. Along the Dallas North Tollway and the Legacy corridor that income base runs heavy on consultants, builders, and medical and IT contractors, the kind of borrower whose Schedule C understates what the business brings in. We qualify on 12 to 24 months of bank statements instead of a tax return, or structure a no-doc loan against the property itself.
I host short-term rentals in Frisco and that's most of my income. Does that count as deposits for a bank statement loan?
It can, if it shows up as deposits in your business account. Frisco requires a short-term rental permit for any dwelling rented under 30 days, with a $300 application fee and a $300 annual renewal under City Ordinance No. 2025-09-48, and the permit number has to appear in the listing. An operator running a compliant STR business through an LLC has real, bankable deposits rather than a W-2, and that is exactly the file this program is built for. We review 12 to 24 months of statements rather than a tax return that may not reflect the platform's payout schedule. Bring your permit number and your deposit history and we'll tell you what it supports.
My business is technically in Celina or Prosper, not Frisco. Does the higher tax stack there change what a bank statement loan can support?
It changes your carry, not your documentation. A Frisco property inside Frisco ISD runs an investor tax stack of about 1.675480 per $100 of assessed value; the same size property in Celina inside Celina ISD runs about 2.015864, and either can carry a MUD assessment up to 1.20 on top, a difference of roughly $2,000 a year on a $600,000 property. None of that changes how we document your income; deposits or the asset qualify you the same way in either city. It does change how much the property can carry once taxes and any MUD or PID assessment are in the payment, so send us the parcel's full district list, not just the city.
A PID showed up as a zero on the tax rate table for a property I'm buying with a no-doc loan. Does that matter?
Yes, and it's easy to miss. Collin County lists 71 Public Improvement District entries, and every one prints a rate of 0.000000 on the county's own tax rate table, because a PID is a separate assessment set by the district rather than a tax rate. It doesn't show up until you pull the closing disclosure and the assessment roll. On a no-doc file, where we are already leaning on the asset rather than a full income package, an unbudgeted PID assessment is the kind of surprise that turns a good deal into a tight one. Pull the parcel's assessment history before you lock a number, especially in the northern growth cities.
Is Collin County even a market where deposit-based qualifying makes sense, given home values are falling?
Yes, because bank statement underwriting looks at your cash flow, not the market's direction. Frisco's mid-tier home value was $649,173 in July 2026, down 4.6% year over year, and every city in the county fell over the same period. That is a reason to underwrite conservatively on leverage, not a reason a self-employed borrower's real income stops counting. We qualify on 12 to 24 months of deposits or the asset itself, with down payments starting at 20% and credit starting at 640, so the file leans on your cash flow and your equity rather than on the market moving in your favor.
FAQ
Bank Statement / No-Doc questions, answered.
What is a bank statement loan, and how is it different from a no-doc loan?
A bank statement loan qualifies you on 12 to 24 months of business or personal bank deposits instead of tax returns, which suits self-employed borrowers whose returns understate their real income. A no-doc (or no-ratio) loan goes further and leans on the property and your reserves rather than any income calculation. Both are business-purpose loans for investment property, not consumer mortgages.
Do I really not need tax returns or W-2s?
Correct. We do not ask for tax returns, W-2s, or pay stubs on these programs. We verify the deal, your credit, and either your bank-statement cash flow or your reserves, depending on the structure. It is built so write-offs and a complex return do not work against a strong borrower.
Who is a bank statement or no-doc loan best for?
Self-employed investors, business owners, and 1099 or commission earners whose write-offs shrink their taxable income. If your bank deposits tell a stronger story than your tax return, this is usually the right fit.
What credit score and down payment do I need?
We lend from a credit score of 640, with the best terms going to stronger credit, and a down payment starting around 20%. Across the market these programs often want 660 or higher and 20% to 30% down. Stronger credit and more equity improve both your rate and your leverage.
What rates and terms can I expect?
Pricing is higher than a fully documented conventional loan because the lender takes on more uncertainty, and it varies with your credit, leverage, and the structure. We offer both short-term and long-term options, so we match the term to whether you are flipping, bridging, or holding.
Can I close in an LLC?
Yes. These are business-purpose loans and routinely close in an LLC or other entity. Holding investment property in an entity is standard and often preferred.
Resources
Guides for Bank Statement / No-Doc
Rental / DSCR · 5 min read
What Is a DSCR Loan? How Investors Qualify on Rental Income
Read the guide Rental / DSCR · 5 min read
DSCR vs Conventional Loan: Which Is Better for Investment Property?
Read the guide Bank Statement / No-Doc · 5 min read
Bank Statement and No-Doc Loans for Self-Employed Investors
Read the guide Rental / DSCR · 5 min read
How to Finance a Rental Property in an LLC
Read the guide Compare
Bank Statement / No-Doc vs. other options
More in Frisco
Other programs in Frisco
Fix and FlipUp to 90% / 100% rehabRental / DSCR30-yr fixed, DSCR from 0.75Ground-Up ConstructionUp to 70% LTV, most statesCRE BridgeUp to $10M, 24-36 moTransactional FundingSame-day double-close capitalConventional InvestmentNon-owner-occupied investmentPortfolio LoansMultiple properties, one loanCRE PermanentLong-term agency & permSBA Financing7(a) & 504 placement
About the local figures on this page
Local rules move. Every tax rate, fee, ordinance and market figure here comes from a primary source and carries the date we read it, and we correct them as the rules change. Where a number is mid-change or we could not verify it, we say so rather than guess. Before you commit a budget, confirm anything that drives it with the city or county, and talk to your attorney or CPA on questions of law or tax.
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