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Napa's economy runs on wine, hospitality, and tourism. A lot of that work is contract-based — consultants, vineyard reps, event staff, independent chefs.
Standard W-2 loans shut those borrowers out. A 1099 loan is built for exactly this income type.
620+
Min Credit Score
1-2 Yrs of 1099s
Income Docs
10-20%
Down Payment
21-30 Days
Typical Close Time
Non-QM
Loan Type
Most lenders want 1-2 years of 1099 income. Consistency matters more than the number itself.
Credit requirements vary by lender. Expect a 620 minimum at most programs, though stronger scores get better pricing.
Most banks won't touch 1099 borrowers. These loans live in the non-QM space — specialty wholesale lenders who price and underwrite them every day.
At SRK CAPITAL, we work with 200+ wholesale lenders. We find the ones that know 1099 files and don't fumble them mid-process.
The biggest mistake 1099 borrowers make: filing aggressive write-offs, then wondering why they can't qualify. Taxable income still matters to most programs.
Some lenders use gross 1099 income — before deductions. That changes the math dramatically. Know which program to use before you pull credit.
Bank statement loans look at 12-24 months of deposits. 1099 loans use your contractor income forms directly. Different evidence, same goal.
If your deposits don't match your 1099s, a P&L loan might work better. We run the numbers both ways before picking a path.
Napa property values are high. That means loan amounts often push into jumbo territory. Non-QM jumbo programs exist — but pricing is sharper and reserves matter.
As of April 2026, Napa County sits in a high-cost area. Conforming loan limits are elevated here, which helps before you hit jumbo thresholds.
Most programs want two years. Some accept one year with strong compensating factors like reserves or a high credit score.
Some lenders allow it. Others use net income from your tax returns. We identify which approach works best for your file.
Most programs start at 620. Better scores above 700 open more lender options and lower your rate.
Yes. Non-QM jumbo programs exist for loan amounts above conforming limits. Expect stricter reserve requirements.
A 1099 loan uses your contractor income forms. A bank statement loan uses deposit history. Both serve self-employed borrowers differently.
Non-QM loans typically close in 21-30 days. Having your 1099s and returns organized upfront speeds things up.
1099 Loans in Napa