Bank Statement Loans in Doral, FL: Mortgages for Business Owners in the City

Short answer

Business owners in Doral may qualify for a mortgage with a bank statement loan, which uses 12 or 24 months of personal or business bank statements instead of tax returns, plus proof the business is real, such as a City of Doral business tax receipt or Certificate of Use, a Miami-Dade County receipt, an active Sunbiz record or a CPA letter. In Q3 2026 Doral's median single-family home sold for $1,010,000 and the median condo or townhouse for $489,000, per MIAMI REALTORS data as of October 2026. These are non-QM loans: terms vary by lender, and every loan is subject to credit approval.

Who uses bank statement loans in Doral

Doral is a business city first. The City of Doral says, as of November 2026, that it has more than 2,600 trade and logistics companies (transportation, warehousing and wholesale), more than 250 company headquarters and more than 100 multinationals, sits one mile from Miami International Airport, the top U.S. airport for international freight, and calls itself the No. 1 tile district in the country. Around that core work thousands of owners: freight forwarders, customs brokers, import and export traders, truck and van owner-operators, tile and building material distributors, aviation parts brokers, and the accountants, lawyers, IT firms and restaurants that serve them.

The population is international. U.S. Census Bureau QuickFacts, checked November 2026, estimates 81,634 Doral residents in July 2025; 70.3% were born outside the U.S. and 93.3% speak a language other than English at home. Median household income was $94,164 (2020 to 2024 survey). Many owners run companies that sell to clients across Latin America, which means wires, foreign currency and paperwork that a lender will read closely.

These owners often write off vehicles, warehouse rent, travel and inventory, so the tax return shows far less than the business actually brings in. A bank statement loan qualifies you on the deposits instead. The full math is in how bank statement income is calculated, and every self-employed route is compared in the self-employed mortgage guide.

It is documented income: on a home you will live in, the federal ability-to-repay rule still applies, and the lender verifies income from the statements and reviews your credit, debts and assets.

The Doral market in Q3 2026

From the Florida Realtors data that MIAMI REALTORS publishes by city, as of October 2026, for the City of Doral in Q3 2026:

• Single-family homes: 54 closed sales, median price $1,010,000 (up 2.5% from a year earlier), 49 median days to contract, 6.3 months of supply. 12 sales were cash.
• Condos and townhouses: 134 closed sales (up 6.3%), median price $489,000 (down 2.2%), 74 median days to contract, 7.8 months of supply. 39 sales were cash.

Two things stand out. First, the typical Doral house now sells above $1 million, so a house loan here often goes above the 2026 conforming limit of $832,750 (FHFA). Bank statement loans are non-QM, so that limit is not their cap, but each lender sets its own maximum, down payment tiers and reserves, and they tighten as the loan grows. Second, most Doral buyers finance: only 12 of 54 house sales and 39 of 134 condo and townhouse sales were cash, so sellers are used to loan timelines.

Townhouses and condos are the entry point for many owners. At a $489,000 median, HOA dues weigh heavily in the debt-to-income ratio, so ask for the dues and any pending special assessment before you offer. For condo buildings of three or more stories, the lender will also check the milestone inspection and reserve study status. If a building does not meet agency rules, a non-warrantable condo loan may still work.

International deposits, 12 or 24 months, and the expense factor

The lender averages your eligible deposits over 12 or 24 months. For Doral businesses a few rules matter most:

• Wires from foreign clients. Payments from customers abroad can count as business revenue when they land in your U.S. account and match your invoices. Transfers between your own accounts, loans and money from relatives are not income and are removed.
• Lumpy trade income. Import and export revenue follows shipments, holidays and exchange rates. 24 months usually gives a fairer average. If this year is clearly stronger, 12 months may help.
• Expense factor. On business statements the lender treats a share of gross deposits as business cost. How it is set varies by lender: a flat percentage, a table by business type, or a lower ratio your CPA documents. A distributor buying inventory and a solo customs broker should not be treated the same way. Example only: $600,000 in eligible business deposits over 24 months is $25,000 a month gross; at a 50% expense factor it counts as $12,500, at 30% it counts as $17,500.
• Personal statements. If the company pays you a steady draw into a personal account, many lenders count those deposits without an expense deduction.

If your main business is outside the U.S. and you do not live here, a bank statement loan may not fit; look at a foreign national loan instead.

Proving the business: Doral, Miami-Dade and Sunbiz

Lenders want proof the business exists, that you own it and how long it has run. In Doral, as of November 2026:

• City of Doral business tax receipt and Certificate of Use. The city says every business in Doral must obtain a local business tax receipt and or a Certificate of Use, even a very small or home-based one. A receipt is needed for each place of business and each separate classification at the same location, and it runs October 1 to September 30.
• Miami-Dade County local business tax receipt. Businesses inside a city need both the city and the county receipt. The county's receipt also runs October 1 to September 30; receipts not renewed by September 30 are delinquent, with a 10% penalty in October and 5% more each month after, up to 25%.
• Sunbiz. Your LLC or corporation must show active, with your name as an officer or manager. The 2026 annual report was $138.75 for an LLC and $150 for a profit corporation, with a $400 late fee after May 1, 2026; entities that missed the third Friday in September were administratively dissolved on the fourth Friday. Reinstate before you apply.
• CPA letter. On letterhead, confirming your time in business and ownership percentage, plus an expense ratio if the lender uses one. If a partner owns part of the company, expect the lender to count only your share.

Taxes, closing costs and how we build your file

• Property tax: the Miami-Dade Property Appraiser's 2025 adopted millage chart puts Doral's total rate at 17.2203 mills, including voted debt, roughly $17 a year per $1,000 of taxable value. For fiscal 2027 the city adopted an operating rate of 1.5994 mills, equal to the rolled-back rate, and lowered its debt service rate from 0.4810 to 0.3600 mills.
• Florida mortgage taxes: documentary stamp tax of $0.35 per $100 on the note and a one-time intangible tax of 2 mills on the loan. Example only: on an $800,000 loan, $2,800 plus $1,600.

QMS Lending is an independent mortgage broker in Miami, FL, founded in 2018, with access to 100+ lenders. We calculate your income four ways (12 and 24 months, personal and business), separate real revenue from transfers and foreign family money, check that your Doral and Miami-Dade receipts and Sunbiz line up, and compare against a P&L loan, a jumbo loan if your returns support it, or a DSCR loan for a rental, which is a business-purpose loan qualified on the property's rent. We work in Spanish and English.

Rates vary daily; call 305-425-1990 for today's pricing, in English or Spanish. QMS Lending, NMLS #1781090; Michael Fernandez, NMLS #1491775, President; 4.9 stars across 200+ Google reviews. You may qualify; subject to credit approval and property eligibility. Equal Housing Opportunity. See our Doral mortgage broker page.