1099 Only Mortgage Florida · Licensed in NJ · CT · FL · NMLS #1630225

1099 Only Mortgage Florida — Qualify on Your 1099s, Not Tax Returns

If you’re paid on 1099s, your tax return shows what’s left after write-offs, not what you actually earn. This program reads the 1099s themselves. A 600 score with 20% down is the usual starting point, and underwriting wants one to two years in the same line of work.

Last updated August 2026 · reviewed by a licensed mortgage broker

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★★★★★ 5.0 on GoogleNMLS #1630225 · verify on NMLS Consumer AccessLicensed in NJ · CT · FL (FL MLB 1987)Family owned since 2017 · Ridgefield, NJ

600Min Credit Score
With 20% Down

NoTax Returns
1099s Instead

3 mosReserves
After Closing

1–2Years of 1099
Income History

Your Answer Right Here

What Is A 1099 Only Mortgage Florida Program?

A 1099 Only Mortgage Florida program is a Non-QM home loan built for borrowers whose income shows up on a 1099 rather than a W-2. Instead of handing over two years of federal tax returns and waiting for an underwriter to whittle your income down after every legitimate deduction, a 1099-only lender reviews your Form 1099-MISC or 1099-NEC statements — usually one to two years’ worth — and qualifies you on what you actually brought in before write-offs shrank your taxable figure.

For Florida’s enormous population of self-employed workers — sales professionals, rideshare drivers, freelancers, real estate agents, and contractors — that difference is everything. Legitimate deductions can cut taxable income so far that it looks on paper like you can barely cover a mortgage, even when your bank deposits say otherwise. A Non-QM mortgage built around your 1099 income starts with what you earned, not what the government taxed.

Requirements

1099 Only Mortgage Florida Requirements For 2026

These benchmarks reflect the qualifying standards we see across our Florida lender relationships. Because we’re a mortgage broker rather than a single lender, we’re not locked into one company’s overlays — we find the program that gives your actual file its best shot at approval.

Requirement	Typical Range	Notes
Minimum Credit Score	600 – 680+	Some Non-QM lenders go as low as 600 with 20% down. A higher score opens up more programs and better rates.
1099 Income History	1 – 2 Years	Most lenders want two years in the same field. Some accept one year when the income history is strong.
Income Calculation	75% – 100% Of 1099 Gross	Some lenders use 100% of gross 1099 earnings; others apply a 75–90% expense factor. We compare both to find the method that maximizes your qualifying income.
Down Payment	10% – 20%	Strong credit and documented 1099 income can qualify with 10% down. Investment properties usually need 20–25%.
Debt-To-Income (DTI)	Up To 50%	Non-QM programs allow higher DTI than conventional loans, and strong reserves support higher ratios. See our DTI guide for the math.
Cash Reserves	3 – 12 Months PITI	Documented liquid assets covering several months of PITI. Larger reserves help offset a lower score or higher DTI.
Property Types	Primary, Second, Investment	Available on primary, vacation, and investment properties — single-family, condos, and 1–4 units.
Loan Amounts	Up To Jumbo Limits	Miami, Naples, and Palm Beach prices often clear conforming limits, so these programs extend into jumbo territory.

How Lenders Read Your Income

How Lenders Calculate Your Qualifying Income From 1099 Forms

The calculation method is the single biggest driver of your approval, so it’s worth understanding before you apply. Some lenders use 100% of gross 1099 income averaged over one or two years — the most favorable approach and the one that usually qualifies you for the most. Others apply an expense factor, counting 75–90% of your gross to approximate business costs without ever touching your tax returns. The right choice depends on your numbers. If your income jumped recently, a one-year program may qualify you at a higher figure. If it’s been steady, a two-year average tends to earn a better rate. I run both scenarios across the market and pinpoint which method produces the highest qualifying income before a single application goes out. Start your free income review here.

At A Glance

1099 Only Mortgage Florida At A Glance

Questions about any of it? Call 888.958.5382 or apply online for a free review.

Who This Program Is For

Who Qualifies For A 1099 Only Mortgage In Florida?

You likely qualify for a 1099 Only Mortgage Florida program if you fall into one of these categories and have been working in the same field for at least one to two years.

Independent Contractors

IT consultants, staffing professionals, and any contractor receiving 1099-NEC forms from clients.

Real Estate Agents

Florida realtors earning commission income on 1099 forms — one of our most common borrower profiles.

Gig & Platform Workers

Uber, Lyft, and DoorDash drivers whose 1099 gross income substantially outpaces their taxable net.

Sales Professionals

Insurance agents, financial advisors, and other commission-only professionals paid via 1099.

Medical & Locum Tenens

Physicians, nurses, and allied health professionals on temporary assignments paid via 1099-MISC.

Freelancers & Creatives

Designers, writers, videographers, and digital marketers with project-based 1099 income.

The common thread: you earn solid income, but your tax return shows a smaller number once deductions come off. The IRS self-employment rules encourage those deductions, so take every one you’re entitled to. This program simply begins the income analysis before they’re subtracted.

Florida Market Context

Why This Program Matters For Florida’s Self-Employed Buyers

Florida’s lack of a state income tax makes it a magnet for self-employed professionals who moved down from higher-tax states and earn on contract. Pair that population with fast-rising prices in Miami, Tampa, Sarasota, Naples, and Palm Beach County, and you get a large pool of buyers who earn more than enough to qualify yet keep getting turned away because tax-return income looks too thin after deductions. The CFPB homeownership resource center explains how qualified-mortgage rules define income, which is precisely why Non-QM programs like this one exist as an alternative path.

Our 1099 programs are available statewide, including the high-value coastal markets where jumbo loan amounts come into play. If you’re also weighing first-time buyer options, our First Time Home Buyer Florida guide walks through programs that can layer with 1099-based qualifying.

Not sure how underwriting will read your 1099s?
Send two years and we will run the number

Before You Start

What Happens After You Apply

You send the application
A few minutes online. No documents at this stage.
A licensed loan officer calls you
Someone on our team covering your state.
We ask for documents and pull credit
Only once you have decided to move forward.
You get an approval to shop with
Typically back within the hour.

What Clients Say

Real Reviews From Our Clients

Here’s what a few of our clients said about working with Mortgage-World.com.

★★★★★

I was turned down by a few mortgage companies. When I was about to give up I received a call from Chris. He was able to walk me through obtaining an approval. Always picked up his phone for questions. Always honest. End result, I’m now a first time home owner. When everyone else says No. He says Yes! I recommend him to anyone really trying to obtain a home.

— Brandon U.

★★★★★

I had an opportunity to work with Chris when I did my refinancing. I would highly recommend his services to anyone. He was efficient, helpful and very prompt in responding.

— Aurora T.

★★★★★

Julia Luis has been very professional and has been very helpful during the process! Anyone looking for someone to assist them in their future adventures needs to have her on your side! Thank you for being there for me!!

— Joel F.

Frequently Asked Questions

What is a 1099 Only Mortgage Florida program?

A 1099 Only Mortgage Florida program is a Non-QM home loan that lets independent contractors and self-employed borrowers qualify using 1099 forms instead of tax returns. Because tax returns reflect income after deductions — often far less than actual earnings — this program starts with gross 1099 income, which usually produces a much higher qualifying number.

Do I need to provide tax returns for a 1099 Only Mortgage in Florida?

No. The defining feature of a 1099 Only Mortgage is that the lender does not use your federal tax returns for income qualification. You’ll provide your 1099-MISC or 1099-NEC forms for the last one to two years, along with bank statements and a year-to-date profit and loss statement if you’re applying mid-year. Tax returns are not part of the income calculation.

What credit score do I need for a Florida 1099 Only Mortgage?

Most 1099 Only Mortgage Florida programs require a minimum credit score of 600 with a 20% down payment and three months of reserves. The higher your credit score, the more options you have and the more competitive your rate will be.

How does the lender calculate my income from 1099 forms?

Some lenders use 100% of gross 1099 income. Others apply a 75–90% expense factor to approximate business costs without requiring tax returns. We run your numbers through both methods across the market to identify which calculation gives you the highest qualifying income.

Can I use a 1099 Only Mortgage to buy a vacation home or investment property in Florida?

Yes. Unlike FHA, 1099 Non-QM programs cover primary residences, vacation homes, and investment rentals in Florida. Investment properties typically require 20–25% down, but income qualification works the same way.

How is a 1099 Only Mortgage different from a bank statement loan?

A 1099 Only Mortgage uses your annual 1099 tax forms as the primary income document. A bank statement loan uses 12 to 24 months of deposit history from your personal or business checking accounts. Some borrowers qualify at a higher income using 1099 forms; others do better with bank statements, and in some cases both land in a similar place. We analyze your specific situation and tell you which method maximizes your qualifying income before submitting anything to a lender.

Is Mortgage-World.com licensed to offer 1099 mortgage programs in Florida?

Yes. Mortgage-World.com is licensed as a mortgage broker in Florida (FL License MLB 1987) under NMLS #1630225 and has helped Florida borrowers finance homes since 2017. We work with a wide range of lenders offering Non-QM programs in Florida, including 1099-only, bank statement, DSCR, and no-income-verification options. Call us at 888.958.5382 or apply online for a free, no-obligation income review.

What if my 1099 income dropped this year?

Underwriting usually averages the two years, so a strong year can carry a weaker one. If the drop is steep, expect to be asked why in writing — a lost contract reads very differently from a business winding down. Send both years before you assume the answer is no.

I get 1099s and a W-2 from a second job. Does that break it?

No. The 1099s are what this program reads, and other documented income can sit alongside them. It is worth mentioning early, because the mix decides whether this program or an ordinary conventional loan prices better for you.

How much do I need in the bank after closing?

Three months of reserves is the usual ask at a 600 score with 20% down. Reserves mean money still there after the down payment and closing costs have gone out, not before — that is the part people miscount.

Related Resources

Which Self-Employed Route Fits Your Paperwork?

A 1099 only mortgageYour 1099s are the income document. Nothing else filed.You are here Bank statement loansDeposits carry the income instead, if you are not on 1099sCompare No income verificationNo income document at all. Credit, reserves, and the propertyCompare The same loan in New JerseyIdentical program, New Jersey propertyCompare

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Licensed in: NJ · CT · FL
Broker license: NMLS #1630225
Florida license: MLB 1987
Family owned since: 2017
Office: Ridgefield, NJ

Find out what your 1099s actually qualify for

Send your last two years of 1099s and a rough credit score. A licensed loan officer will tell you the income underwriting will credit you with and what that supports, usually the same day.

What You Need

✓600 minimum credit score with 20% down

✓Usually one to two years in the same line of work

✓No tax returns filed with the lender

Apply Online — Free Call 888.958.5382

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Written and reviewed by Chris Luis, Broker/Owner of Mortgage-World.com, NMLS #1630225. About the author

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