Virginia
Self-Employed Mortgages in Virginia
Five ways to qualify without clean returns. I am licensed in Virginia and I shop this across 175+ lenders.
Being self-employed is not a problem. It is a paperwork problem, and there are five different ways around it. Which one fits you depends on how you are paid and what your returns look like.
The five doors
Bank statement. Twelve or twenty-four months of deposits instead of returns. The most common answer for business owners.
1099 only. If you are paid on 1099s, some lenders will use the 1099 totals with an expense factor and never open a return.
P&L only. A CPA-prepared profit and loss statement, sometimes with a couple of months of statements to support it. The lightest documentation of the lot.
Asset depletion. No income calculation at all. The lender divides your liquid assets over a term and calls that your income. Good for people who sold a business or who live off investments.
Conventional, properly done. Sometimes the returns do work once the add-backs are counted: depreciation, amortisation, business use of home, a one-time expense. This is where most banks quit early. I add them back before I go anywhere else, because if a conventional loan fits, it is the cheaper loan.
What this looks like in Virginia
The median ZIP in Virginia sits at $330,987 and values are up 3.0% over the year. Most purchases here land inside the conforming limit, which keeps the documentation rules simpler and the pricing better than the non-QM world.
Send me the messy version
I do not need a clean file. I need the real one. Send the last two years of returns, or just tell me roughly what your deposits look like, and I will tell you which of the five doors opens.
Where this sits in Virginia
Median ZIP value across Virginia is $330,987 across 757 ZIP codes. The cheaper tenth of ZIPs run near $160,394 and the top tenth near $677,204. That spread matters: the same program behaves very differently at $160,394 than it does at $677,204.
| Largest metro | Median value | ZIP codes |
|---|---|---|
| Washington-Arlington-Alexandria | $644,441 | 157 |
| Richmond | $361,909 | 88 |
| Virginia Beach-Norfolk-Newport News | $343,752 | 84 |
| Charlottesville | $395,887 | 37 |
| Roanoke | $309,639 | 30 |
Zillow public home value index, as of 2026-08-31. Market data, not an appraisal of your property and not a quote.
More detail on the program itself is on my self-employed mortgages page, and the rest of what I write in the state is on the Virginia mortgage broker page.
Get a free rate quote.
No application. No credit pull. A written comparison across 175+ lenders, with the APR on each.
Let's look at your numbers
Questions people ask
Do you write self-employed mortgages in Virginia?
Yes. I am licensed in Virginia under NMLS #487617 and I shop this program across 175+ lenders rather than offering one lender's version of it.
What is the median home value in Virginia?
About $330,987 across 757 ZIP codes, from Zillow's public home value index as of 2026-08-31. Your own ZIP may be well above or below that.
How do I start?
Send me your numbers or book fifteen minutes. No credit is pulled to start and there is no application to get a comparison.
Do I need to live in Virginia to use this?
No. The property has to be in a state I am licensed in. Where you live does not matter, and a good share of my Virginia files are for people who live somewhere else.
How many lenders do you actually compare?
175+. A bank can only offer its own product, so if you do not fit it you hear no. I put the ones that fit side by side with the APR on each, and if your current deal already wins I will tell you.
What does it cost to talk to you?
Nothing. I am paid when a loan closes and the compensation is disclosed on your Loan Estimate. If the answer is to keep what you have, it cost you fifteen minutes.
Let’s look at your numbers
Fifteen minutes. Your real numbers. No pressure.
Call or text my cell, or book a time. You’ll get a written comparison with real terms and an APR on every option, and if your current deal already wins, I’ll tell you.