Question 1

I run an import-export, freight-forwarding, or logistics business tied to PortMiami or MIA. My tax returns don't show what the business actually makes. Can bank statements work?

Accepted Answer

Yes, and that's the profile this loan is built for. Trade, transportation and utilities was Miami-Dade's single largest job sector in June 2026 at 327,700 jobs, 24.3% of total nonfarm employment, anchored by PortMiami (8,564,225 cruise passengers and 1,115,058 cargo TEUs in the port's most recently reported year) and Miami International Airport (55.3 million passengers and 3.45 million cargo tons in calendar 2025, freight up 13.6% year over year). A self-employed operator in that trade economy often has a tax return shaped by depreciation and write-offs rather than actual cash flow. We read 12 to 24 months of bank deposits instead, so the real revenue carries the file.

Question 2

My income comes from an international business or cross-border trade, and it doesn't fit neatly into a single tax return. Does that work here?

Accepted Answer

It's a common file in this county, and we can work with it. International migration accounted for 54,204 people moving into Miami-Dade in the year to July 2025, the county's only positive migration component while domestic out-migration ran 72,254 the same year, and Miami is the leading U.S. market for foreign residential buyers: MIAMI REALTORS reported Miami-Dade at $3.2 billion, 73% of a $4.4 billion South Florida foreign-buyer total, for 2025. Self-employed, commission, and cross-border-income borrowers show up in this market more than in most. We qualify on your bank deposits, not on how a foreign-sourced or multi-entity income stream happens to land on a 1040.

Question 3

My tax returns look thin because of depreciation and write-offs on Miami-Dade rental properties I already own. Will that hurt me here?

Accepted Answer

No, that's exactly the file this loan is designed to look past. A non-homestead investor's Miami-Dade rental portfolio runs on the 10% non-homestead assessment cap, never a homestead cap, and that cap resets to full market value on every sale, so a portfolio can carry real depreciation and real capital cost without reflecting real cash flow. We qualify on 12 to 24 months of bank deposits, not the bottom line your CPA reports. If it's the rent from one specific property, rather than your personal or business deposits, that needs to carry the file, a DSCR rental loan qualifies on the property's rent instead.

Question 4

How do Miami-Dade's insurance and property tax costs affect what my bank statement deposits need to cover?

Accepted Answer

More than in almost any other Florida metro, so we look at the real number, not an estimate. As of March 2026, the average Miami-Dade homeowners premium including wind was $5,975, and a condo unit owner policy averaged $2,801, both well above Orange County, home to Orlando, at $3,610 and $1,295. Non-homestead property tax runs from 15.51 mills in Key Biscayne to 24.00 mills in Opa-locka, depending on the city. On a self-employed file we're already reading your actual deposits instead of a tax return, so we can size reserves against the real premium and millage for your specific address rather than a metro average.

Question 5

I'm self-employed and hold rental properties across several Miami-Dade cities, each with different tax and rental rules. Does a bank statement loan still work across all of them?

Accepted Answer

Yes, the loan qualifies you, not the city. Miami-Dade's 2025 millage runs from 15.51 mills in Key Biscayne to 24.00 mills in Opa-locka, and short-term rental rules are set three different ways in the same county: unincorporated Miami-Dade licenses vacation rentals under county code section 33-28, Miami Beach defines short-term as anything less than six months and one day and bars it in all single-family homes and many multifamily zoning districts, and City of Miami rules turn on the parcel's zoning and haven't been confirmed at a primary source. A self-employed investor administering several of those regimes at once is a normal file here. We read your bank deposits for qualification, and if you're financing several properties at once, a portfolio loan can blanket them under one loan instead of one at a time.

Question 6

How much do I need to put down on a Miami-Dade property with a bank statement loan?

Accepted Answer

From 20% of the purchase price. On a $550,000 Miami-Dade property that is $110,000 from you and $440,000 financed (550,000 x 20% = 110,000). Plan reserves on top, because the carrying cost in this county runs above the Florida average: homeowners premiums average $5,975 including wind, condo unit owner policies $2,801, and non-homestead millage runs from 15.51 mills in Key Biscayne to 24.00 in Opa-locka. We read those against your actual deposits rather than a tax return. Subject to underwriting.

Question 7

Is there a minimum loan size for a Miami bank statement loan?

Accepted Answer

$100,000 at the low end, $3,000,000 at the top. The file qualifies on 12 to 24 months of bank deposits, or on the asset itself, and the size band is the same whether you are a self-employed trade operator or a landlord whose returns are thin from write-offs. Credit starts at 640 on this program. Where a Miami-Dade investor needs more than $3,000,000 across several doors at once, a portfolio loan blankets the set instead of writing them one at a time. Subject to underwriting.

Question 8

Can I get a 30-year term on a Miami bank statement loan?

Accepted Answer

Yes, or a short-term structure, depending on the plan for the property. This program runs short-term or 30-year, on an investment or business-purpose basis either way. A Miami-Dade investor holding through the county's insurance and millage cycle usually wants the 30-year; someone repositioning a unit ahead of a sale takes the short-term option. Credit starts at 640 and the down payment starts at 20% on both. Subject to underwriting.

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