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Fairfield sits between Sacramento and San Francisco. That corridor is full of contractors, consultants, and freelancers who don't fit the W-2 mold.
A 1099 loan uses your contractor income to qualify — not a pay stub. Banks won't touch this. Wholesale lenders will.
620 (typical)
Min Credit Score
1099 Forms
Income Doc Type
12-24 Months
Income History
10-20%
Down Payment
Non-QM
Loan Category
1099 Loans in Fairfield
Lenders typically want 1-2 years of 1099s showing consistent income. Some programs accept just 12 months.
Credit requirements vary by lender. Most non-QM programs start around 620. Stronger scores get better rates. Rates vary by borrower profile and market conditions.
Your local bank will almost certainly decline a 1099-only file. Their underwriting requires W-2s or full tax returns.
Non-QM wholesale lenders specialize in exactly this scenario. We shop your file across dozens of them to find the sharpest rate and terms.
The biggest mistake I see: contractors write off too much on taxes. Low taxable income kills a conventional loan. A 1099 loan sidesteps that problem.
We calculate income directly from your 1099s. No tax return averaging. That often means you qualify for more than you expected.
Bank statement loans are a close alternative. They use 12-24 months of deposits instead of 1099 forms. Better fit if you have business expenses complicating your 1099 picture.
Conventional loans require full tax returns and W-2s. If your write-offs reduce taxable income, you likely won't qualify for the loan size you need.
Fairfield has a strong mix of defense contractors, healthcare workers, and logistics professionals — many earning 1099 income from Travis AFB-adjacent work.
Solano County home prices are lower than the Bay Area. That means your 1099 income may stretch further here than it would in Contra Costa or Alameda County.
Some lenders accept 12 months of 1099 income. Two years is stronger and opens more programs.
No. That's the point. Lenders use your 1099 forms directly instead of tax return net income.
Most non-QM lenders start around 620. Better scores mean better rates. Rates vary by borrower profile and market conditions.
Expect 10-20% down depending on the lender and program. Lower down payments are possible with stronger credit.
That's fine — and often preferred. Multiple income streams show stability. Lenders combine them for qualifying income.
1099 loans use your forms directly. Bank statement loans analyze 12-24 months of deposits. Each program fits different income structures.