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Bank Statement · Las Vegas · 2026

Bank statement mortgages for Las Vegas

If your tax returns understate your real income — because of legitimate write-offs, depreciation, or owner-distribution structuring — a bank statement loan qualifies you on actual deposits instead. We shop 50+ wholesale non-QM lenders and tell you which one fits your file best.

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4.9 / 5 · 814+ reviews

NMLS #65506

Serving Nevada since 2004

Mortgage broker, not a direct lender

Short Answer

A bank statement loan is a non-QM mortgage that lets self-employed Las Vegas borrowers qualify using 12 to 24 months of personal or business bank statements instead of tax returns. Qualifying income is deposits multiplied by an expense factor (50–100% depending on business type). Typical terms: 10–20% down, 640+ FICO, rates roughly 0.5–1.5 points above conventional. Valley West Mortgage (NMLS #65506) is a broker (not a direct lender) and shops 50+ wholesale non-QM lenders.

Built for the self-employed Las Vegas market

The pattern is consistent: your tax returns show a relatively low net income because you're optimizing for tax efficiency, but your actual cash flow is much higher. That gap is what bank statement loans fix.

Restaurant / hospitality owner

High deposits, heavy write-offs

Vegas hospitality runs on big top-line revenue with significant operating costs. Conventional underwriting punishes the write-offs. Bank statement programs see the deposits.

1099 contractor / consultant

Variable annual income

If your 1099 income swings 30% year-to-year, conventional's two-year averaging hurts. 24-month bank-statement smoothing often returns a higher qualifying number.

Realtor / agent

Commission-based

Solid example of the gap problem: aggressive deductions for vehicle, marketing, MLS — all legitimate. Bank statement programs use the actual deposit pattern.

E-commerce / Amazon seller

Inventory expenses

COGS, shipping, ads — all valid expenses that drag your net income down. Bank statement underwriting sees through the noise to your actual revenue stream.

S-corp owner taking distributions

Mixed W-2 + K-1

If you pay yourself a modest W-2 plus distributions, conventional sees only the W-2 wage. Bank-statement programs with proper documentation can include the full draw pattern.

Multi-LLC entrepreneur

Several businesses

Multiple Schedule Cs / K-1s confuse conventional underwriting. Aggregating across entities via bank-statement programs often produces a cleaner story.

Why deposits beat net income

A simplified example, just for shape. Consider a Las Vegas marketing consultant who grosses $240,000 per year and writes off $90,000 in legitimate business expenses (home office, software, contractor pay, travel).

Conventional path Net income on Schedule C: $150,000 Qualifying monthly income: ~$12,500 Approx max purchase price (43% DTI): ~$520,000

Bank-statement path Avg monthly business deposits: $20,000 50% expense factor → $10,000 qualifying OR 75% factor (well-documented) → $15,000 qualifying

In the higher-factor scenario, qualifying income is $15,000/mo vs the conventional $12,500/mo — about 20% more purchase power, even before considering DTI flexibility on non-QM. Whether the bank-statement path actually wins depends on the specific lender's expense factor, your credit, and the rate spread on the day of lock. Your broker models both.

Illustrative only. Not a rate or approval quote. Actual qualifying income depends on lender-specific overlays. See CFPB on non-QM mortgages for regulatory background.

How we actually run it

Doc intake

12 or 24 months of personal or business bank statements (PDFs from your bank), credit pull (soft), driver's license, and the property type you're targeting.

Deposit analysis

We calculate average monthly deposits, exclude transfers and one-time outliers, and apply the lender's expense factor. You see the qualifying-income number before submission.

Compare to conventional

If your conventional qualifying number is competitive, we show both side-by-side. Bank statement isn't always the answer — sometimes conventional with one tax adjustment wins.

Shop 50+ non-QM lenders

Different lenders have different expense factors, DSCR-style overlays, condo-approval lists, and reserve requirements. We pick the one that fits your profile cleanest.

Close in 35–45 days

Slightly longer than conventional (~30 days) because non-QM underwriting digs deeper. Clean documentation can shave 5–10 days off.

Common bank statement loan questions

For anything not here, call us at (702) 696-9900.

What is a bank statement loan in Las Vegas?

A bank statement loan is a non-QM mortgage program that lets self-employed borrowers in Las Vegas qualify using 12 or 24 months of personal or business bank statements instead of tax returns. Your qualifying income is calculated as average monthly deposits multiplied by an expense factor (typically 50 to 100 percent depending on business type), so heavy write-offs on your tax return don't lower your qualifying income.

How many months of bank statements do I need?

Most lenders accept either 12 months or 24 months. The 12-month option usually requires stronger credit and a higher down payment. The 24-month option is more flexible and often returns higher qualifying income because lenders can smooth out seasonal variation. Your broker will pick the lender whose program matches your business cycle.

What credit score is required for a bank statement loan?

Bank statement loans typically start at 640 FICO, with the most competitive rates at 700 or higher. Some lenders accept 620 with larger down-payment buffers. Your broker will match your credit profile to the lender whose overlays produce the lowest combined cost — not just the lowest rate.

How much down payment do I need?

Most bank statement loan programs require 10 to 20 percent down. Borrowers with 700-plus credit and stable two-year self-employment can find 10 percent down options. Lower credit or shorter self-employment history typically pushes the down payment toward 15 to 20 percent. Reserves of 6 to 12 months are also typically required.

Are bank statement loan rates higher than conventional?

Yes, typically by 0.5 to 1.5 percentage points depending on credit, down payment, and the lender's overlay. The trade-off is qualifying income — if your conventional qualifying income is artificially low because of legitimate write-offs, the bank statement program may qualify you for a much higher purchase price even at a slightly higher rate. Your broker will model both.

Can I use business bank statements or do they have to be personal?

Both work. Personal bank statements use 100 percent of qualifying deposits as income (with limits on transfers in from business accounts). Business bank statements apply an expense factor (50 to 75 percent typically) reflecting the business's overhead. Most lenders accept either or a hybrid with documentation.

How long does a bank statement loan take to close?

Bank statement loans take slightly longer than conventional — typically 35 to 45 days from contract acceptance to close, vs about 30 days for conventional. The extra time is underwriting depth. Streamlined doc collection and a clean credit file can shave 5 to 10 days off.

Reviewed by Vatche Saatdjian

Vatche Saatdjian · Mortgage Loan Originator, NMLS #65506

Licensed in 32 states. Valley West Mortgage has closed conventional, bank-statement, and DSCR loans for Las Vegas business owners and investors for 20+ years. Broker-first model: we shop 50+ wholesale non-QM lenders and pick the one whose overlays fit your file best.

Reviewed and approved for publication April 2026.