Bank Statement Loans in Pembroke Pines for Contractors, Gig Workers and Small Business Owners

Short answer

Yes. Contractors, gig workers and small business owners in Pembroke Pines may qualify using 12 or 24 months of bank statements instead of tax returns, and in Q3 2026 the median townhouse or condo in the city sold for $220,000 while the median house sold for $685,000. Condos and townhomes need an extra check on the building or HOA, and every loan is subject to credit approval.

Who uses bank statement loans in Pembroke Pines

Pembroke Pines has 176,714 residents (Census estimate, July 2025) and a median household income of $85,104 (2020-2024 survey, as of November 2026). Many of those households earn some or all of their money outside a W-2: roofers, electricians, plumbers, HVAC techs, landscapers, truck owner-operators, rideshare and delivery drivers, realtors, hair and nail salon owners, and people with a small online store.

Broward County shows how common that is. The Census Bureau counts 376,720 nonemployer establishments in the county (businesses with no paid employees, 2023) against 68,191 employer establishments. That is about 5.5 one-person or family businesses for every business with a payroll.

These workers often file a Schedule C with heavy deductions for trucks, tools, mileage and phones. The deductions are legal and smart for taxes, but they shrink the income a standard loan can use. A bank statement loan looks at the money that actually lands in your account. If you are weighing other routes too, our Florida self-employed mortgage guide lays them out side by side.

The Pembroke Pines market: houses vs condos and townhomes

Florida Realtors data published by MIAMI REALTORS for the City of Pembroke Pines, Q3 2026 (as of November 2026):

• Single-family homes: 228 closed sales, median price $685,000 (up 4.6% from a year earlier), 33 median days to contract, 3.2 months of supply. Only 23 sales were cash.
• Townhouses and condos: 228 closed sales, median price $220,000 (down 12.9%), 67 median days to contract, 7.5 months of supply. 94 sales, about 41%, were cash.

Two very different markets sit in one city. Houses sell fast with little supply. Condos and townhomes sit longer, prices fell over the year, and a large share sold to cash buyers. Part of the reason is financing: many older condo communities need repairs, reserve funding or a structural review, and some do not meet standard agency rules.

For a bank statement borrower that matters twice. First, the lender reviews your income. Second, it reviews the building through a condo questionnaire. A warrantable condo is the easy case. If the project is non-warrantable, for example because of pending litigation, a high share of units owned by one investor or low reserves, many non-QM lenders can still look at it, often with more down. Townhomes in a fee-simple HOA community are usually reviewed like houses, but ask us before you write an offer.

Contractors and gig workers: which statements to use

Most lenders let you pick a 12-month or 24-month window. Contractors with a busy season and a slow season often do better with 24 months, because one slow quarter weighs less. Gig workers who started driving full time last year may do better with 12, if the recent months are stronger.

Personal or business account? If app payouts, client checks and Zelle payments go straight into your personal account, many lenders will use personal statements and count most of those deposits. If you run a separate business account, they read business statements and apply an expense factor. Mixed accounts, where groceries and lumber come out of the same place, are common and workable; just expect more questions.

Clean-up tips before you apply:

• Stop moving money in circles between your own accounts. Transfers are removed from the deposit total.
• Keep 1099s and app earnings summaries handy. They help explain where deposits came from.
• Large one-time deposits, like a tax refund or the sale of a truck, are usually not counted as income.
• Overdrafts and returned payments in the window are a red flag at many lenders.

Expense factor and P&L: a contractor example

Business revenue is not take-home pay, so on business statements the lender estimates your profit. Many lenders use a set expense factor based on the type of business, or accept a lower one backed by a letter from your CPA or enrolled agent. Read the details in how bank statement income is calculated.

Illustration only: a Pembroke Pines HVAC contractor deposits an average of $24,000 a month into a business account over 24 months. Materials and a helper eat a lot of that. At a 50% factor, qualifying income is $12,000 a month. If the CPA letter shows a 60% expense ratio, it drops to $9,600. A handyman with almost no materials might show a 30% ratio and qualify on $16,800.

That is where the profit and loss loan comes in. You qualify on a 12- or 24-month P&L prepared or reviewed by a CPA, enrolled agent or licensed tax preparer, and many lenders also want a few recent bank statements that line up with it. A P&L can help a lean service business show more income than a flat factor allows.

You will also need proof the business is active: a Broward County local business tax receipt, a contractor license, an active Sunbiz registration or a CPA letter, depending on the lender.

Taxes, HOA and the monthly payment in Pembroke Pines

The Broward County Property Appraiser's 2026 proposed millage for Pembroke Pines totals 18.9484 mills on the county, school, city and hospital lines (as of November 2026). The city's own rate is 5.6690 mills, unchanged from 2025. Other districts or non-ad valorem assessments can appear on a specific parcel's bill.

Examples only, before any homestead exemption:

• $685,000 house: about $12,980 a year, or about $1,082 a month.
• $220,000 condo: about $4,169 a year, or about $347 a month.

On a condo, the HOA fee and any special assessment count in your debt-to-income ratio just like the mortgage. For example, a $220,000 condo with a hypothetical $650 monthly fee can carry a payment closer to a small house than buyers expect, so we price the full number before you fall in love with a unit.

Already own in the city? Our Pembroke Pines HELOC page covers borrowing against equity, and many lenders allow bank statement income on a cash-out refinance too.

Your next step

QMS Lending is an independent mortgage broker in Miami, FL, founded in 2018 (NMLS #1781090), working with 100+ lenders in English and Spanish. Send us 24 months of statements for each account you use, your business license or Sunbiz printout, and, if you have one, a CPA-prepared P&L. We will show you the income under each method, which side of the condo approval line a unit falls on, and what down payment you may qualify for.

Rates vary daily; call 305-425-1990 for today's pricing. For FHA, conventional and other loans in the city, see our Pembroke Pines mortgage broker page.