Bank-statement income calc
Qualifying income comes from your real deposits, not a W-2 box that misses the tips.
Mortgages for Texas tipped-income workers.
When most lenders only count W-2 reported tips, you lose half your real income. We use 12 to 24 months of bank statements plus tip records to qualify you on what you actually earn.
- Real income + tips counted
- 12–24 month bank statement underwriting
- Service workers + restaurant pros
A bank-statement mortgage built for tipped income.
A tip-worker loan is a Non-QM alt-doc mortgage that recognizes the income reality of tipped workers — restaurant servers, bartenders, salon professionals, hotel staff, ride-share drivers — whose W-2 reported tips often dramatically understate actual cash income. Underwriting uses 12 to 24 months of bank-statement deposits plus tip records instead of relying solely on tax returns or W-2 wages. The result is a qualifying income that reflects what you actually take home, not just what made it onto your W-2.
How a tip-worker loan goes from inquiry to keys.
- 01
Identify tipped occupation and tenure
We confirm your role, employer (or self-employment if you 1099), and time in the industry. Two-plus years in current role or industry is the standard target.
- 02
Pull 12–24 months of bank statements
Personal accounts, plus business accounts if you operate as a sole proprietor or LLC. We look at deposit volume, consistency, and source.
- 03
Calculate true income
Underwriting averages qualifying deposits across the statement window and adds reported tips. Non-tip transfers and one-time items get backed out so the number reflects sustained earnings.
- 04
Standard underwriting on credit and reserves
FICO, DTI calculated against the new qualifying income, reserves, and property review run on the same rails as any other mortgage.
- 05
Close
TRID closing disclosure three business days before close, signing at title, funds wire, keys.
Built for Texas service workers buying their first home.
Texas runs on service work. Restaurants and bars across DFW, Houston, Austin, and San Antonio employ tens of thousands of servers, bartenders, sommeliers, and managers whose tips can run two or three times their reported W-2 wages. Salon professionals, hotel staff, and ride-share drivers carry the same gap. Conventional underwriting reads the tax return, sees a lean W-2 number, and prices the borrower out of homeownership they have already earned. A bank-statement structure flips that — your real deposit history qualifies you. Q Mortgage runs these files routinely.
A tip-worker loan is the right tool when:
- You are a restaurant server, bartender, sommelier, or service manager
- You are a hairstylist, barber, nail technician, or esthetician
- You are hotel staff — doorperson, valet, concierge, banquet, housekeeping
- You are a ride-share driver (Uber, Lyft) with consistent monthly earnings
- You are a casino worker — dealer, server, cage staff
Why a tip-worker loan beats conventional underwriting for service-industry buyers.
12–24 month deposit history accepted
Most investors run a 12-month statement window; some look at 24 to smooth out seasonality. We pick the window that produces the strongest qualifying number.
Owner-occupied primary residence
Designed for the home you live in, not investment property. Terms are oriented around the family-buyer use case.
Up to 90% LTV
Strong files (660+ FICO, clean deposit history, solid reserves) can run as high as 90% loan-to-value, keeping cash to close manageable.
FICO 660+ typical
660 is the typical floor; some investors flex to 620 with stronger compensating factors. Either way it is more accessible than the all-or-nothing W-2 path.
Texas property
Tip-worker programs are widely available across Texas — DFW, Houston, San Antonio, Austin, and the rest of the state.
12–24
Months of bank statements
Tip-worker loan questions, answered.
Who counts as a tipped worker?
Anyone whose primary income source includes tips that materially exceed base wages. Restaurant servers, bartenders, sommeliers, salon and spa professionals, hotel staff, valets, concierges, ride-share drivers, and casino workers all routinely qualify. Tenure in the role and consistent deposit history matter more than the exact job title.
How is my income calculated?
Underwriting averages qualifying deposits across the statement window — typically 12 or 24 months — and combines that with W-2 reported tips already on file. Non-tip transfers, one-time deposits, and identifiable non-business funds are backed out so the qualifying income reflects sustained tipped earnings.
Why doesn’t conventional underwriting work?
Conventional underwriting reads tax returns and W-2s only. If your reported tips understate your real cash income — which is common in tipped roles — the conventional number is artificially low. A bank-statement structure looks at money actually moving through your account, which produces a qualifying number that matches your real budget.
How much down payment do I need?
10–15% down is the typical range for tip-worker loans, with stronger files reaching 90% LTV. Down payment can come from your own funds, documented gifts, or in some cases a combination. We model cash-to-close before you commit so you know the number going in.
Can I include cash tips?
Cash tips count when they show up as deposits on your bank statements. The underwriting standard is "money in the account" — if you deposit your cash tips regularly, they qualify. If you keep cash tips out of the bank entirely, they cannot be counted.
How long do I need to be in my job?
Two years in the same role is the cleanest profile. Two years in the same industry — even with an employer change — is also commonly accepted. New-to-industry borrowers (under one year) typically need to wait until they have a longer track record before this product fits.
Service worker buying in Texas? Get qualified on your real income.
Tip-worker loan requirements at a glance.
- Documented tipped occupation
- 2+ years in current role or industry
- 12–24 months of consecutive bank statements (personal + business if applicable)
- 660+ FICO typical (some investors flex lower with compensating factors)
- 10–15% down payment
- 6+ months of reserves (PITI) post-close
- Texas property
- Owner-occupied primary residence
Tip Worker Loan vs Bank Statement vs Conventional.
| Income calc | FICO | Down % | Best for | |
|---|---|---|---|---|
| Tip Worker Loan | Bank deposits + reported tips | 660+ | 10–15% | Servers, bartenders, stylists, hotel staff with under-reported tips |
| Bank Statement | Bank deposits only | 660+ | 10–20% | Self-employed business owners whose returns understate cash flow |
| Conventional | Tax returns + W-2 | 620+ | 3–20% | W-2 borrowers whose tax return reflects their full income |
| FHA | Tax returns + W-2 | 580+ | 3.5% | Lower-FICO first-time buyers with traditional W-2 income |
Ready to move on a Tip Worker Loan?
Get a soft-pull pre-approval in minutes. No credit hit, no surprises.
Tip Worker Loan available across Texas, including:
Other ways we close
Bank Statement Loans
Self-employed cousin of the tip-worker product — for business owners and 1099 contractors qualifying on deposit history.
Learn more1099 Loans
Single-document alt-doc qualifying using 1099 forms — useful for ride-share drivers and contract workers.
Learn moreFHA Loans
Lower down payment but requires reported W-2 income to fully qualify — worth comparing against the tip-worker structure.
Learn more