If you went out on your own in Florida and now want to buy or refinance, the key question is how your past work connects to your business. Lenders weigh that link heavily when your self-employment record is short. Bank statement, P&L, 1099 and asset-based programs may help, and programs vary by borrower, property and investor, so ask a Florida loan officer whether applying now or waiting makes more sense. A short written summary of your transition can make that conversation faster.
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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Prefer to talk first? Call (888) 508-8976. Applying is not a loan approval or commitment to lend; programs vary by borrower, property and investor. ClearPoint Mortgage Advisors, NMLS #173855. Properties in FL, NY, NJ, PA, CT and VA only.
Local pages in Florida
- Bank statement loans in Miami
- Bank statement loans in Tampa
- Bank statement loans in Orlando
- Bank statement loans in Jacksonville
- Bank statement loans in Sarasota
- Bank statement loans in Cape Coral
- Bank statement loans in Palm Bay
- Bank statement loans in Port St. Lucie
- Bank statement loans in Bonita Springs
- Bank statement loans in Palm Coast
- Bank statement loans in Kissimmee
- Bank statement loans in Pensacola
- Bank statement loans in Lakeland
- Bank statement loans in Winter Haven
- Bank statement loans in St. Petersburg
- Bank statement loans in Tallahassee
- Bank statement loans in Hialeah
- Bank statement loans in North Port
- Bank statement loans in Gainesville
- Bank statement loans in Deltona
- Bank statement loans in Fort Lauderdale
- Bank statement loans in Pembroke Pines
- Bank statement loans in Ocala
- Bank statement loans in Hollywood
- Bank statement loans in Leesburg
- Bank statement loans in Miramar
- Bank statement loans in Panama City
- Bank statement loans in Coral Springs
- Bank statement loans in Lehigh Acres
- Bank statement loans in Clearwater
Common questions
Can I get a mortgage if I have been self-employed less than 1 year?
It is possible but difficult. Some non-QM programs may consider a very short history when you worked in the same field before and your business income is steady, while many lenders will want a longer record. Asset depletion is another path because it does not rely on business income. Programs differ, and all loans are subject to credit approval.
Do lenders count my previous W-2 income?
Usually not as current income, because that job has ended. It does serve as evidence of your earning track record and your experience in the field. Lenders compare it with what the business is producing to see whether the transition kept your income steady, grew it or reduced it. Have W-2s and pay stubs from that job ready.
Does switching from W-2 to 1099 with the same company count as self-employment?
Lenders generally treat 1099 income as self-employment, even with the same company. The fact that the work, client and pay are largely unchanged is a strong point, because it shows continuity. Bring both your old W-2s and your new 1099 records, plus anything showing the arrangement, so the underwriter can see the connection clearly.
Other non-QM options in Florida
Bank statement loansNon-QM lendersSelf-employed1099 loansP&L loansAsset depletionNo-doc / stated incomeITIN loansForeign nationalNon-warrantable condoBank statement HELOCInterest-only
Related guides
- Getting a Mortgage When You Have Been Self-Employed Less Than Two Years
- How to Get a Mortgage When You Are Self-Employed
- CPA Letters for Mortgages: What They Are For and What They Can Say
Self-Employed Less Than 2 Years overview · Florida non-QM overview
- Census ACS 2020-2024, table B24080