Skip to main content
Apply nowApply now
Direct private lending in most states
Call us anytime at 512-617-9400
Program 06
Bank Statement / No-Doc in San Antonio
Bank statement loans for self-employed San Antonio investors.
Built for self-employed investors whose tax returns don't tell the whole story. We qualify on bank-statement cash flow or on the asset itself, with no W-2s and no tax returns, so write-offs don't work against a strong borrower. San Antonio runs on small business, much of it Hispanic-owned and owner-drawn. Business-purpose only, and every structure is set in underwriting.
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.
Run your Bank Statement / No-Doc numbers.
Pressure-test the deal in seconds with our free bank statement income calculator, no sign-up required.
Local FAQ
Bank Statement / No-Doc in San Antonio, answered.
Does a metro where 46.1% of small businesses are Hispanic-owned fit this loan?
It fits the metro's most common borrower profile. The San Antonio MSA has 280,254 small businesses, 24th in the country, and 46.1% of them are Hispanic-owned, which ranks 13th nationally. Another 9.5% are veteran-owned, consistent with a metro built around Joint Base San Antonio and its 74,713 direct employees. Owners in that group rarely produce a W-2, and a return written for the IRS rarely shows what the business actually deposits. We read the deposits instead, over 12 to 24 months. Structure, pricing, and documentation are set in underwriting rather than quoted up front.
Sources: comptroller.texas.gov
What should I budget for property taxes on a San Antonio investment property?
Underwrite the unmitigated rate, because none of the homestead relief reaches an investor. Inside the City of San Antonio the non-school portion of the stack was 1.285274 per $100 for tax year 2025, and combined with the school district the total runs from 2.22% in East Central ISD to 2.54% in Harlandale ISD. Suburban stacks look lower on paper, roughly 1.75 to 1.93 per $100 in New Braunfels, Boerne, Schertz, Seguin, and Cibolo, but a MUD or WCID overlay can add another 0.79 to 1.20, which can put a suburban parcel above a city one. Check the overlays on the specific parcel. Tax Code 23.23 limits the 10% appraisal cap to homesteads, and the 20% non-homestead circuit breaker in section 23.231 requires a full calendar year of ownership, is stripped on sale, and expires December 31, 2026. The protest deadline is May 15 under Tax Code 41.44. Take the tax treatment to your CPA.
Sources: bexar.org
How much insurance carry should I load into a San Antonio pro forma?
More than a few years ago, but less than Dallas or Houston. The average Bexar County homeowners premium including wind was $2,806 in 2025, up from $1,510 in 2019, an increase of 85.8%, though the pace is decelerating: up 18.6% in 2024 and 8.8% in 2025. That sits roughly 20% below the Texas average of $3,506 and well under Dallas at $4,363 or Tarrant at $3,939. Hail is the reason. It has been the top Texas homeowners loss peril every year from 2016 through 2025 except 2021, and 2024 hail paid losses of $4.93 billion exceeded wind, water, and fire combined. San Antonio is not in TWIA territory, so wind and hail stay in the standard market with no WPI-8 certificate and no TWIA assessment exposure. These are homeowners figures, so treat them as direction rather than a landlord quote, and get a real bind on the specific address before you close.
Sources: twia.org
Rents are soft right now. Does that change how you size a San Antonio loan?
Yes. We underwrite effective rent, not asking rent. Every rent source in this market was flat to negative as of mid-2026. Average apartment rent in San Antonio was $1,264 as of August 1, 2026, down 2.65% year over year, and the metro carries the highest apartment vacancy of any major U.S. multifamily market at 15.7%, with 72% of properties offering a concession. Single-family holds up better: SABOR's average residential rent across its MLS area was $1,864 in June 2026 on 4,642 active listings. Don't mix those two numbers, because they measure different property types. A Class-B or C house competes directly against a new apartment offering a free month, so a pro forma built on last year's rent is the one that gets cut back. If the property carries itself on rent, a DSCR loan may price better than a bank statement file. We'll tell you which one fits.
Sources: sabor.com, rentcafe.com, sanantonioreport.org
Who actually funds a San Antonio bank statement loan, and how does closing work in Texas?
We originate it and a lending partner funds it, so your application finishes on the partner's portal. We review the scenario either way and stay on the file, and terms and documentation get set in underwriting rather than promised up front. Closing follows Texas custom: a title or escrow company acts as the neutral escrow agent, holding funds, running the signing, and disbursing afterward. Texas has no real estate transfer tax, and Article VIII section 29 of the state constitution bars the Legislature from enacting one. Title premiums are promulgated by the Texas Department of Insurance under Insurance Code 2703.151, so they are identical at every title company, and Commissioner Order 2025-9697 cut them 6.2% effective March 1, 2026, the first change since September 2019. Shop title on service and on whether they will handle your entity structure, not on price. You can start at apply.
Does the softer 2026 San Antonio market change how much I can borrow?
It changes the value side more than the income side. In June 2026 the metro median was $329,730 on 3,479 sales, with 6.13 months of inventory, 17,409 active listings, and 77 average days on market. The number that matters most to a loan file is that homes sold for 93.8% of their original list price, so the average seller gave up 6.2% from the ask to get closed. Geography matters too: Bexar County traded at $161 per square foot in the second quarter of 2026 against $248 in Kendall County, and SABOR's MLS does not cover Comal or Guadalupe County at all, so New Braunfels, Schertz, and Cibolo comps come from a different board. Value is what the appraisal supports. Bring conservative comps and a realistic marketing period and the file holds together.
Sources: sabor.com
What does 20% down on a $300,000 San Antonio purchase leave for carry?
Down payments start at 20%. On a $300,000 San Antonio purchase that is $60,000 from you (300,000 x 20% = 60,000), before closing costs. Budget the carry alongside it, because the combined tax rate inside the city runs about 2.22% to 2.54% of value and Bexar County averaged $2,806 on a homeowners policy in 2025. Stronger deposits or a lower loan amount can move the structure, and it all gets set in underwriting rather than quoted up front. Subject to underwriting.
Does the $329,730 San Antonio median sit inside your $100,000 to $3 million band?
Comfortably. We write from $100,000 to $3 million. The San Antonio metro median was $329,730 in June 2026, so most deals here sit comfortably inside that band, and it is the loan amount that has to clear the floor rather than the price. Terms run short-term or 30-year depending on whether you are holding or exiting. If your purchase falls under the floor, tell us the whole picture and we will say straight whether it works. Subject to underwriting.
Sources: sabor.com
What credit score do I need for a San Antonio bank statement loan?
This program starts at 640. We are reading 12 to 24 months of deposits rather than tax returns, so the score is a gate rather than the whole test, and there is no hard credit pull to start. If you are under 640, that does not end the conversation in San Antonio: asset-based programs like fix and flip and bridge carry no minimum score at all, and weaker credit there is usually answered with lower leverage. Send the scenario and we will route it to the program that actually fits. Subject to underwriting.
More Bank Statement / No-Doc questions, answered on the program page
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 San Antonio
Other programs in San Antonio
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.
Published by USA Mortgage Funding, LLC, NMLS #152588. Researched from primary sources by our team, drafted with AI assistance, and every figure checked against its source before publishing. Where an answer rests on a public record, that record is linked under it. Figures read on 2026-08-12.
Funding San Antonio deals fast.
Get real terms, usually same day. No obligation, no hard credit pull to start.