I’m Michael DiVita — DRE #01372066 | NMLS #241655, DiVita Home Finance (DRE #01818285 | NMLS #323700), Tiburon, CA. I’ve been in California mortgage lending since 2000 and founded DiVita Home Finance in 2007. Self-employed borrowers are the majority of my clients in Marin County and the Bay Area — bank statement loans are one of the most powerful tools I have for buyers whose tax returns show low taxable income but whose bank deposits tell a very different story. Call (800) 239-1103.
How Bank Statement Loans Work in California
Self-employed borrowers often show low taxable income because of legitimate business deductions. Bank statement loans solve this by using deposits — not net income — to qualify:
- Provide 12 or 24 months of personal or business bank statements
- Lender calculates average monthly deposits
- For business accounts: applies an expense ratio (typically 50%–90%) to determine net income
- Uses that figure to calculate your qualifying income and max loan amount
Example: A contractor deposits $30,000/month in business bank statements over 24 months. With a 50% expense factor, qualifying income = $15,000/month = $180,000/year — even if tax returns show $60,000 in taxable income.
2026 Bank Statement Loan Requirements in California
| Requirement | Typical Range |
|---|---|
| Bank Statements | 12 or 24 months (personal or business) |
| Minimum Credit Score | 620–680 depending on lender |
| Down Payment | 10%–20% (some lenders allow less) |
| Loan Amount | Up to $5M+ |
| Debt-to-Income | Up to 50% based on bank statement income |
| Self-Employment | Minimum 2 years in same business |
| Reserves | 3–12 months PITI (more for larger loans) |
| Property Types | Primary, second home, investment |
Bank Statement Loan Programs in California
12-Month Bank Statement
Uses just the last 12 months of deposits. Best for borrowers with growing income who don’t want older, lower-deposit months dragging down the average.
24-Month Bank Statement
Averages 24 months of deposits. Typically offers slightly better rates and higher loan amounts. Preferred by lenders for stability.
Personal vs. Business Bank Statements
- Personal accounts: 100% of deposits counted as income (no expense factor)
- Business accounts: Expense factor applied (50%–90% depending on industry) — the remaining percentage is your qualifying income
Bank Statement Loans by California Region
- Bay Area / Silicon Valley: Tech founders, consultants, and freelancers with stock compensation
- Los Angeles: Entertainment, creative professionals, real estate investors
- San Diego: Defense contractors, biotech entrepreneurs, restaurant owners
- Marin / Wine Country: Business owners, vineyard operators, high-net-worth retirees
- Palm Springs / Coachella Valley: Vacation rental investors, seasonal business owners
Bank Statement Loan FAQs
What is the minimum credit score for a bank statement loan in California?
Most California bank statement loan lenders require a minimum credit score of 620–660. A score of 700 or higher opens up the best rates and programs, including loans up to $5M with 10% down. DiVita Home Finance works with multiple non-QM lenders to find the best fit for your score.
How much can I borrow with a bank statement loan in California?
Bank statement loans in California are available up to $5M or more depending on the lender. Most programs start at loan amounts above the conforming limit ($832,750–$1,249,125 depending on county). For loans within the conforming limit, conventional or FHA programs may offer better rates.
Do bank statement loans have higher rates than conventional loans?
Yes, bank statement loan rates in California are typically 0.50%–1.50% higher than conventional rates because they’re non-QM portfolio products. However, for self-employed buyers who can’t qualify conventionally, the slightly higher rate is a fair trade for access to financing. Many borrowers refinance to conventional once they have 2 years of tax returns showing improved income.
Can I buy an investment property with a bank statement loan?
Yes. Bank statement loans are available for primary residences, second homes, and investment properties in California. For pure investment properties where rental income is the focus, a DSCR loan may offer better terms — it qualifies based on the property’s rent-to-mortgage ratio with no personal income documentation at all.
Related Resources
- Self-Employed Mortgage California 2026 — All Options
- Non-QM Loans California 2026
- Jumbo Loans California — Rates & Requirements
- 2026 Conforming Loan Limits California
- Asset Depletion Mortgage — Qualify Without W-2 Income
Related Reading
Talk to Michael Directly
DiVita Home Finance | Tiburon, CA | In lending since 2000, founded DiVita Home Finance in 2007. Michael DiVita DRE #01372066 | NMLS #241655. Company DRE #01818285 | NMLS #323700.
💬 Text: (310) 849-9124
