Bank Statement Loans in St. Augustine & St. Johns County, FL (Self-Employed, 2026)
Short answer
If you’re self-employed in St. Johns County and your tax returns show less income than you really earn, a bank statement loan can qualify you on 12 or 24 months of deposits instead. It works for primary homes, second homes and investment property, including higher-priced homes in Ponte Vedra and Nocatee. Expect a higher rate and down payment than conventional.
Last updated October 2026. St. Johns County is full of business owners: tourism and hospitality in St. Augustine, contractors building the new communities along SR-16 and CR-210, and professionals working from home in Ponte Vedra and Nocatee. Write-offs that save you taxes can make a mortgage harder. Here’s the fix.
How a Bank Statement Loan Works
- 12 or 24 months of personal or business bank statements instead of tax returns.
- An expense factor (or a CPA letter) converts business deposits into qualifying income.
- P&L-only and 1099-only options for some borrowers.
- Purchase, rate-and-term or cash-out refinance on a primary home, second home or investment property.
- Larger loan amounts are available on many programs, above conforming limits.
Who Uses Bank Statement Loans in St. Johns County
- Restaurant, shop and tour owners in historic St. Augustine and the beaches
- Short-term rental hosts (for a primary home; see DSCR for rentals)
- Builders, trades and contractors in the county’s growth corridors
- Real estate agents, consultants and other 1099 earners
- Physicians, attorneys and other practice owners
Where We Lend
| Area | Notes |
|---|---|
| St. Augustine and Vilano | Historic homes and condos; check flood zones and condo approval |
| Ponte Vedra and Nocatee | Higher price points; many programs lend above conforming limits |
| World Golf Village, SilverLeaf, Julington Creek | New construction; CDD fees count in your debt ratio |
What to Expect
- Rates and down payments are usually higher than conventional loans.
- Most programs want at least 1–2 years in business and steady or growing deposits.
- Many borrowers refinance into a conventional loan once their tax returns catch up.
- Rental investors may do better with a DSCR loan that qualifies on rent.
How It Works With North Star
- Tell us how you earn and roughly what you deposit.
- Send statements; we calculate income several ways to find the best fit.
- Compare programs from many wholesale lenders side by side.
- Close, often in 30 days or less depending on appraisal, title and documents.
Why Work With North Star
- Independent broker since 2000. North Star Mortgage Network has served Florida borrowers for 25+ years. You can verify our license on NMLS Consumer Access (company NMLS #356789).
- Many wholesale lenders, one application. We compare options side by side instead of selling you one bank’s menu.
- Free second look at your Loan Estimate. Already have an offer from another lender? Send it over. We’ll review it at no cost and tell you plainly whether we can improve it. As a broker with lower overhead, we often can. If we can’t, we’ll tell you that too.
- Built to close on time. We regularly close purchase loans in 30 days or less. Timing depends on the appraisal, title, underwriting and how quickly documents come in, so we can’t guarantee a date, but you’ll get a realistic timeline up front and updates along the way.
- Recognized by our industry. 2025 NAMB Mortgage Broker of the Year and 2026 NAMB Influencer of the Year, with hundreds of 5-star Google reviews.
- You talk to Nathan. Not a call center, and not a different person every week.
Related Guides
- Bank statement loans
- Bank statement loans in Jacksonville
- Bank statement loans in Clay County
- Bank statement loans in Nassau County
- Non-QM loan options
- DSCR loans for rental investors
- How long you need to be self-employed
- St. Johns County mortgage broker
- St. Augustine mortgage broker
- Nocatee mortgage broker
Common Questions
Can I get a mortgage in St. Johns County without tax returns?
Yes. Bank statement loans use 12 or 24 months of personal or business statements instead of tax returns. Program guidelines apply.
How is my income calculated?
Lenders total your eligible deposits, apply an expense factor to business deposits (or use a CPA-supported figure), and average the result monthly.
How long do I need to be self-employed?
Usually two years, though some programs accept one year with prior experience in the same field.
Are rates higher than conventional?
Usually, yes. You’re paying for flexible documentation. Many borrowers refinance later when their tax returns support conventional financing.
Can I use a bank statement loan for a vacation rental in St. Augustine?
For a rental, a DSCR loan that qualifies on the property’s rent is often a better fit. These are business-purpose loans for non-owner-occupied property.
Do you lend above conforming limits in Ponte Vedra?
Yes. Many bank statement programs go well above conforming limits for qualified borrowers. Program guidelines apply.
Talk to North Star
Call or text 904-880-6741, request a quote, or apply online. Already have a Loan Estimate? Email it to nathan@nsmn.com for a free second look.
North Star Mortgage Network, Inc. | Company NMLS #356789 | Nathan Young NMLS #325206 | 12058 San Jose Blvd, Suite 404, Jacksonville, FL 32223 | 904-880-6741 | nathan@nsmn.com | Equal Housing Opportunity. Bank statement and other non-QM loans are not qualified mortgages and are not government-backed. Rates and down payment requirements are typically higher than conventional loans. Rates, payments and terms are estimates based on the information provided and are subject to change. All loans subject to credit approval. Available for qualified borrowers; program guidelines apply. This is not a commitment to lend.
