Plenty of Florida workers are paid as independent contractors, from sales agents and drivers to nurses and consultants. When a lender reads only the net profit on a tax return, those borrowers can look like they earn far less than their 1099s show. A 1099 mortgage program may let a Florida contractor qualify from gross client payments with an expense adjustment, while the lender still verifies deposits and ability to repay. Steady clients and clean records that match your bank deposits make that review smoother.
Call to talk with a licensed loan officer. Programs vary by borrower, property and investor.
Lenders often confirm that your business is active. In Florida, business entity records are searchable through the Florida Department of State, Division of Corporations. If a CPA prepares your expense letter or P&L, the lender may check the license with the Florida Board of Accountancy / Division of Certified Public Accounting.
Where the numbers point in Florida
Counties with the most self-employed workers:
| County | Self-employed workers |
|---|---|
| Miami-Dade County | 224,931 |
| Broward County | 144,274 |
| Palm Beach County | 112,477 |
| Orange County | 83,696 |
| Hillsborough County | 79,924 |
| Pinellas County | 60,315 |
| Lee County | 49,446 |
| Duval County | 47,180 |
| Volusia County | 32,774 |
| Sarasota County | 31,793 |
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Local pages in Florida
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Common questions
Can I get a mortgage with only 1099 income?
You may qualify. Agency loans generally treat 1099 earners as self-employed and use tax returns, which works when your net profit is strong. If deductions make your returns look thin, a 1099 mortgage program can build your income from the forms themselves, adjusted by an expense factor. Lenders still verify deposits and assess ability to repay, and all loans are subject to credit approval.
How do 1099 mortgage lenders calculate my income?
Most programs total the 1099 payments over the period they review, apply an expense factor to estimate your business costs, and average the result into a monthly figure. Some accept a CPA, EA or licensed tax preparer letter with an expense figure specific to your business. That monthly figure is then compared with your debts, including the proposed housing payment.
Is a 1099 employee treated differently than a W-2 employee?
Yes. A W-2 employee's wages are verified through pay stubs, W-2s and the employer. A 1099 worker is treated as running a business, so lenders look at business income rather than wages. That usually means either tax returns or a 1099 program instead of a simple employment verification, and lenders pay closer attention to how steady your clients and payments are.
Other non-QM options in Florida
Bank statement loansNon-QM lendersSelf-employedP&L loansAsset depletionNo-doc / stated incomeNew self-employedITIN loansForeign nationalNon-warrantable condoBank statement HELOCInterest-only
Related guides
- 1099 vs. W-2 Income: How Mortgage Lenders See the Difference
- How to Get a Mortgage When You Are Self-Employed
- How Tax Write-Offs Affect Your Mortgage Qualifying Income
1099 Mortgage Loans overview · Florida non-QM overview
- Census ACS 2020-2024, table B24080