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Georgia Bank Statement Loans (No Tax Returns) | Self-Employed Mortgage

Georgia bank statement loans let self-employed borrowers qualify using 12 or 24 months of bank deposits instead of tax returns. Available for purchase and refinance statewide.

Georgia Bank Statement Loans for Self-Employed Borrowers

Georgia’s economy is one of the most diverse in the Southeast. Atlanta alone is a hub for film and television production, logistics, fintech, and healthcare. The metro area’s small business density keeps growing, and so does the self-employed population in cities like Savannah, Augusta, and Athens. From production company owners to trucking operators, independent medical providers to restaurant entrepreneurs — Georgia has no shortage of business owners whose income doesn’t fit neatly on a W-2.

Bank statement loans give these borrowers a straightforward way to qualify: show what’s actually hitting your accounts over the past 12 or 24 months.

Talk to a Loan Specialist — (833) 350-9185

What Is a Bank Statement Loan?

A bank statement loan is a non-QM mortgage that uses your bank deposits to verify income instead of tax returns, W-2s, or pay stubs. The lender reviews 12 or 24 consecutive months of statements and calculates qualifying income based on deposit activity. It’s fully documented lending — just through bank records rather than IRS paperwork.

Learn more about how bank statement loans work →

Who Uses Bank Statement Loans in Georgia?

These programs work for borrowers whose actual earnings outpace what their tax returns show:

  • Film and entertainment professionals — producers, crew, and post-production company owners in Atlanta’s booming studio scene
  • Logistics and trucking operators — owner-operators and freight company owners along Georgia’s major corridors (I-75, I-85, I-20)
  • Restaurant and food service owners — independent operators across the Atlanta metro, Savannah, and growing suburban markets
  • Healthcare professionals — private practice doctors, dentists, and therapists throughout the state
  • Real estate agents and investors — commission earners and property investors in Atlanta’s competitive market
  • E-commerce and digital business owners — online sellers and SaaS operators taking advantage of Georgia’s low cost of living
  • Construction and trades contractors — residential builders and specialty trades riding Atlanta’s housing expansion

Two years of self-employment and consistent deposits are the entry requirements.

How Income Is Calculated

The calculation depends on whether you submit personal or business bank statements.

Personal bank statements: Lenders generally count 100% of deposits, since personal accounts hold after-expense money.

Business bank statements: An expense factor is applied — typically 50% — to account for operating costs. A CPA letter can sometimes reduce this if your margins are better.

Example: An Atlanta-based trucking company owner with average monthly business deposits of $28,000 and a 50% expense factor would qualify on $14,000/month — $168,000/year. After writing off fuel, maintenance, insurance, and lease payments, their tax return might show $80,000.

Georgia Bank Statement Loan Requirements

Guidelines vary by lender, but typical requirements include:

  • Credit score: 620 minimum; better rates at 700+
  • Down payment: 10% minimum for primary residence; 20–25% for investment properties
  • Self-employment: 2+ years in the same business or industry
  • Bank statements: 12 or 24 consecutive months, personal or business
  • Reserves: 3–12 months of mortgage payments in liquid assets
  • DTI: Up to 50% based on bank statement income
  • Loan amounts: Up to $3M+ (covers Atlanta’s luxury Buckhead and North Fulton markets)

Frequently Asked Questions

Yes. Georgia’s film tax credits have turned Atlanta into one of the top production cities in the country. Producers, production company owners, and crew members who work project-to-project are exactly the kind of borrower these programs serve. The 24-month option works well for averaging income across production schedules.
Absolutely. Bank statement loans work for primary residences, second homes, and investment properties. Many Georgia investors use them to purchase rental properties in the Atlanta metro and surrounding suburbs. For rental-income-based qualification, check our DSCR loan program.
620 is the standard minimum. You’ll get better rates and terms at 700+. Some programs accept scores below 620 with a larger down payment, but availability varies.
The lender applies an expense ratio — typically 50% — to your business deposits to estimate net income. So if you deposit $20,000/month, $10,000 counts as qualifying income. If your business actually runs leaner than that, a CPA letter documenting your real expense ratio can increase your qualifying amount.
Yes. Rate-and-term and cash-out refinance options are both available. Cash-out is popular with business owners who want to access home equity for their company, purchase additional properties, or fund renovations.

Get Started

Ready to explore bank statement loan options in Georgia? Contact us at (833) 350-9185 or apply online.