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. I work with freelancers regularly — the right program makes the difference between an approval and a denial. Call (800) 239-1103.
California is home to one of the largest freelance workforces in the country. Graphic designers, writers, video producers, photographers, UX researchers, architects, and thousands of other creative and technical professionals work independently — and many of them believe homeownership is out of reach because they cannot document income the way a traditional employer expects.
It’s not out of reach. You just need a lender who speaks freelance.
How Freelancers Document Income for a Mortgage
Freelancers have two strong options for income documentation on a non-QM loan:
1099 Loan
If your clients pay you and issue 1099s, a 1099 loan uses that gross income — before deductions — as your qualifying number. Many full-time freelancers receive 1099s from platforms (Upwork, Toptal, Fiverr) or directly from clients. Two years of 1099s showing consistent or growing income is an excellent non-QM file. See: 1099 loan guide.
Bank Statement Loan
If you invoice clients directly and receive payments to your checking account, a bank statement loan averages those deposits over 12 or 24 months. This works especially well for freelancers with multiple clients whose payments arrive throughout the month — the averaging captures your real cash flow. See: Bank statement loan guide.
What Freelancers Need to Qualify
Most lenders want 1–2 years of freelance income history in the same field. Consistent or growing income is easier to qualify than volatile peaks-and-valleys. A minimum 620 FICO score is required for most programs, and a 10–15% down payment on a primary residence is typical. A CPA letter confirming your freelance business is active and the income is ongoing can strengthen the file. If you’ve transitioned from employee to freelance in the same profession (staff writer to freelance writer, for example), your field history counts even if the specific freelance timeline is shorter.
The Biggest Misconception
Freelancers often assume lenders want a letter from an employer. Non-QM lenders are accustomed to self-employed borrowers with no employer. They’re looking at your income track record, your bank deposits, and your credit profile — not your employment relationship. The key is choosing a lender with non-QM programs and experience with self-employed files, rather than a conventional lender who only reads W-2s.
Frequently Asked Questions — Mortgage for Freelancers California
Can freelancers get a mortgage without tax returns in California?
Yes — through 1099 loans or bank statement loans. A 1099 loan qualifies on your gross 1099 income without requiring tax returns at all for the income calculation. A bank statement loan uses 12 or 24 months of your bank deposits as the income basis, bypassing Schedule C deductions that reduce qualifying income on tax return loans. These programs are specifically designed for self-employed borrowers whose tax returns don’t reflect their real earning power. I work with freelancers in California every week using exactly these programs.
How much can a California freelancer borrow for a mortgage?
It depends on your documented income and the program used. On a 1099 loan, your gross 1099 income averaged over 12 or 24 months determines qualifying income. At a typical 43% DTI, $8,000/month qualifying income supports a payment of approximately $3,440/month — enough for a $450,000–$550,000 loan at current rates. Higher-earning freelancers — graphic designers, UX consultants, or video producers billing $12,000–$20,000/month — can qualify for larger loans. The exact number is specific to your income history, credit profile, and debt situation.
What if my freelance income has grown recently and my older 1099s are lower?
Growth is actually a positive signal. If your most recent 12 months of 1099s or bank deposits are significantly higher than the prior 12, many non-QM lenders will use the most recent 12-month period rather than a 24-month average — capturing your current earning power. Lenders want to see that income is stable or growing, not declining. A pattern of year-over-year growth in your 1099s makes for a strong non-QM file. I review both 12-month and 24-month scenarios upfront to identify which produces the better qualifying income for your specific file.
Related: Self-employed mortgage hub | 1099 mortgage loans | Bank statement loans
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
