1099 Income Loans in Georgia

Georgia's independent workforce is one of the largest and fastest-growing in the Southeast. From film and entertainment professionals in Atlanta to logistics contractors along the I-75 and I-85 corridors, from healthcare contract workers in Augusta to technology freelancers building careers in Buckhead and Alpharetta, hundreds of thousands of Georgians earn their income on a Form 1099 rather than a W-2.

Those same Georgians face a persistent problem when they try to buy a home or refinance a property. Conventional mortgage programs require two years of tax returns and a debt-to-income calculation based on net taxable income. For 1099 workers who have legitimately reduced their taxable income through business deductions, depreciation, and self-employment write-offs, that tax-return income figure dramatically understates what they actually earn. The result is a denial, not because they cannot afford the payment, but because conventional documentation does not reflect their financial reality.

A 1099 income loan solves this directly. Instead of submitting full tax returns, borrowers qualify using 12 to 24 months of 1099 earnings statements. The gross income reported on those forms is used to calculate qualifying income, before any deductions are applied. What you actually earn is what the lender sees.

Truss Financial Group offers 1099 income loan programs for Georgia's independent contractors, freelancers, gig workers, and self-employed professionals. No W-2s. No full tax return review. No IRS transcripts.

What Is a 1099 Income Loan?

A 1099 income loan is a type of Non-QM (non-qualified mortgage) that uses IRS Form 1099 earnings statements as the primary income documentation in place of full tax returns. Rather than evaluating net taxable income after deductions, the lender calculates qualifying income based on gross 1099 earnings over the most recent 12 or 24 months.

The core advantage is straightforward. A 1099 contractor who earns $180,000 in gross annual income but shows $60,000 in net income after legitimate business deductions qualifies on $180,000 under a 1099 loan program. Under conventional underwriting, that same borrower qualifies on $60,000 and will likely be denied.

1099 income loans are a category of Non-QM lending, meaning they do not follow the standard guidelines set by Fannie Mae and Freddie Mac. This allows lenders to evaluate borrowers on the basis of verifiable gross earnings rather than taxable income, which is how self-employed and contract workers actually generate their financial capacity to repay a loan.

The program is built specifically for workers whose income is reported on Form 1099-NEC (nonemployee compensation) or Form 1099-MISC, including independent contractors, sole proprietors, freelancers, consulting professionals, commission-based earners, and gig workers who receive 1099s from platforms or clients.

Georgia's 1099 Workforce — The Scale of the Opportunity

The scale of Georgia's 1099 and independent contractor workforce is substantial, and it is growing across every major industry in the state.

Nationally, 70.4 million Americans were freelancing in 2025, approximately 36% of the total U.S. workforce, and that number is projected to reach 86.5 million by 2027, according to MBO Partners and industry survey data compiled by MakeMyPaystub. The full-time independent workforce grew from 13.6 million in 2020 to 27.7 million in 2024, a doubling in four years. Workers receiving a short-term W-2 or a 1099 accounted for 27% of all jobs held in 2024, according to ADP Research.

Georgia sits at the center of several of the industries most associated with 1099 and contract work.

Atlanta has 178,546 independent workers generating $7.4 billion in annual revenue, making it the seventh-largest independent workforce in the United States, according to the 2025 Freelancer Economic Impact Report. These workers average $41,668 in annual earnings, with technical contractors in software development and engineering averaging $58,789.

Georgia is the number one state for film production, according to Business Facilities Magazine's 2025 rankings. Nearly 60,000 workers are employed in the film and entertainment sector statewide, with over 5,000 in metro Atlanta alone. Many of these workers, producers, directors, production coordinators, technical crew, and post-production professionals, are classified as independent contractors and receive project-based 1099 income rather than steady W-2 wages.

Georgia processes more than 70% of all global financial transactions through Atlanta-based fintech companies, generating more than $72 billion in annual FinTech sector revenue. The contractors, software engineers, consultants, and independent analysts who support this ecosystem are predominantly 1099 earners who sit above the national income median but cannot qualify conventionally.

Georgia's logistics sector, where the state is home to 85% of third-party logistics companies and ranks first nationally for infrastructure and global markets, supports an enormous population of owner-operators, freight contractors, and independent logistics professionals along the I-75, I-85, and I-20 corridors and at the Port of Savannah.

Nationally, 4.7 million independent workers earned over $100,000 annually in 2024, up sharply from 3 million in 2020, according to MBO Partners. Georgia's share of that high-earning independent workforce is significant, and yet conventional mortgage programs continue to deny these borrowers based on tax-return income that reflects strategic deductions rather than actual earnings.

How 1099 Income Is Calculated for Mortgage Qualification

Understanding how lenders use 1099 forms to calculate qualifying income is important because it determines how much a borrower can borrow and whether they qualify at all.

12-Month Calculation The lender adds all gross income reported across all 1099 forms received in the most recent 12-month period and divides by 12 to arrive at a qualifying monthly income figure. No deductions are applied. The full gross figure is used.

Example: A Georgia independent consultant received four 1099-NEC forms totaling $156,000 in the past 12 months. Their qualifying monthly income is $13,000. Their tax return, after deductions, shows $52,000, less than one-third of what the 1099 calculation produces.

24-Month Calculation The lender adds all gross 1099 income over 24 months and divides by 24. The 24-month calculation smooths out income variability from year to year and is the preferred option for borrowers whose income fluctuates, whose most recent year was lower than the prior year, or whose lender requires a longer history.

Example: A Georgia film industry contractor received $130,000 in 1099 income in Year 1 and $170,000 in Year 2. The 24-month average is $150,000 per year, or $12,500 per month in qualifying income.

Income Trend Matters Underwriters look at whether income is stable or increasing versus declining. An upward trend from Year 1 to Year 2 is favorable. A declining trend may require explanation or additional compensating factors. Borrowers whose most recent year shows higher income than the prior year benefit from the 12-month calculation. Borrowers with a down year may benefit more from the 24-month average.

Consistency Across Multiple 1099 Sources 1099 income from multiple clients or platforms can be combined. A Georgia freelancer receiving 1099s from three technology clients, for example, qualifies on the combined gross total across all three, not just the largest single source. Diversity of 1099 income sources is viewed positively because it reduces the risk of total income disruption from losing one client.

Who 1099 Income Loans Are Built For in Georgia

The 1099 income loan program addresses a broad and growing population of Georgia borrowers across industries and income levels.

Film and Entertainment Professionals Georgia is the number one film production state in the country. Producers, directors, technical crew, post-production professionals, production company owners, and talent managers frequently earn project-based 1099 income across multiple productions and clients. The 24-month 1099 averaging approach accommodates the project-cycle nature of their earnings and allows them to qualify on combined gross income across multiple productions.

Technology Contractors and Freelancers Atlanta is a major technology and fintech hub. Independent software developers, UX designers, cybersecurity consultants, data analysts, and digital marketers working as contractors for Georgia's technology companies earn significant 1099 income that their tax returns do not fully reflect. The 1099 loan captures gross project and consulting income without deduction reduction.

Healthcare Contract Workers Georgia's healthcare sector is one of the largest employers in the state. Independent physicians with private practices, travel nurses, contract therapists, physical therapists, dentists, and other healthcare professionals frequently operate on 1099 income structures. These borrowers are highly creditworthy and often earn above the state median but cannot qualify through conventional documentation.

Logistics and Trucking Owner-Operators Georgia's position as the number one state for logistics infrastructure supports a large population of owner-operators and independent freight contractors. Many operate single-truck businesses that generate substantial gross revenue reported on 1099 forms, but after vehicle depreciation, fuel costs, insurance, and maintenance deductions, their taxable income is reduced significantly. The 1099 loan qualifies them on gross earnings, not the deduction-adjusted net.

Real Estate Agents and Brokers Georgia real estate professionals earn commission income reported on 1099s. Income fluctuates with the market but can be substantial. The 1099 loan captures full gross commission income across 12 or 24 months, giving Georgia real estate agents access to borrowing capacity that matches their actual earnings.

Construction and Trade Contractors Independent contractors in construction, electrical work, plumbing, HVAC, and related trades are among the largest groups of 1099 earners in Georgia. They earn solid incomes but carry high levels of legitimate business deductions that deflate their tax-return income significantly. The 1099 loan is the primary NonQM product built around their documentation reality.

Gig Platform Workers at High Income Levels Not all gig workers earn low incomes. Georgia's gig economy includes high-earning professionals using platforms for consulting, legal services, software development, and specialized creative work. Workers earning $60,000 or above annually through platforms that issue 1099 forms can qualify for meaningful home financing under the 1099 loan structure.

Qualification Requirements

1099 Loan Requirements Table

Additional documentation typically required includes proof of self-employment such as a business license, CPA letter, or client contracts confirming ongoing business activity. A year-to-date profit and loss statement may be requested on some programs if the most recent 1099 year is not yet complete.

1099 Income Loans vs. Conventional Loans vs. Bank Statement Loans

Georgia contractors often ask how a 1099 income loan compares to a bank statement loan or a conventional mortgage. Each program uses a different income basis, and the right choice depends on which produces the highest qualifying income and best overall terms for the borrower's specific situation.

Program Comparison Table

For most Georgia 1099 workers, the 1099 income loan produces the highest qualifying income because it uses gross earnings before any deductions. A bank statement loan may produce a comparable or higher figure if the borrower also has significant non-1099 business revenue flowing through their accounts. Our specialists can run both calculations and identify which program maximizes your borrowing capacity for your specific profile.

What to Prepare Before Applying

Borrowers who organize their documents before applying move through underwriting significantly faster. For a 1099 income loan in Georgia, here is what Truss Financial Group will typically need.

For income documentation, you will need 12 or 24 consecutive months of 1099-NEC or 1099-MISC forms from all sources, covering the period immediately prior to application. If the current calendar year is underway, a year-to-date profit and loss statement or recent client payment records may be requested to supplement the most recent full-year 1099s.

For proof of self-employment, you will need one of the following: a current business license, a letter from a licensed CPA confirming self-employed status and business activity, executed client contracts demonstrating ongoing work relationships, or professional membership or licensing documentation.

For the credit review, you will need to authorize a tri-merge credit pull. A soft inquiry is available at the rate quote stage. The full credit pull occurs at application.

For the transaction, purchase applications require an executed purchase contract and property address. Refinance applications require a recent mortgage statement and property address.

For reserves verification, you will need recent bank or investment account statements showing 3 to 6 months of PITIA in liquid assets post-closing.

Two practical tips that improve 1099 loan outcomes: keep business and personal bank accounts separate throughout the 1099 period, as commingled accounts can slow underwriting. And if your 1099 income is growing year over year, the 12-month calculation will typically produce a higher qualifying figure than the 24-month average.

How the Process Works

Step 1 — Rate Quote (Same Day) Submit basic information through our online rate quote tool. Receive program options and indicative rates without a hard credit pull, typically within hours. No tax return information needed to begin.

Step 2 — Document Collection (1 to 3 Days) Upload your 1099 forms and proof of self-employment through our secure digital portal. Our team calculates your qualifying income from the 1099 history, confirms program eligibility, and prepares your file for underwriting submission.

Step 3 — Underwriting (5 to 10 Business Days) Underwriting reviews your 1099 income calculation, credit profile, and property details. No IRS transcript requests. No tax return analysis. For many programs, automated valuation models eliminate the physical appraisal bottleneck and accelerate approval timelines.

Step 4 — Approval and Closing (As Fast as 5 Business Days Post-Approval) Most Georgia 1099 loan transactions close within two to three weeks of a complete application — a significant advantage over conventional loans, which frequently require 30 to 60 days. E-notary and remote closing options are available statewide. No in-person branch visit required.

Georgia Real Estate Market — The Timing Case for 1099 Borrowers

For Georgia's 1099 workers who have been waiting to enter the housing market, the current environment offers a combination of conditions that rarely align simultaneously.

According to the Georgia Association of Realtors' 2025 Annual Housing Market Report, the statewide median sales price held steady at $360,000 with average prices rising modestly to $448,554. New listings rose 7.8% to 211,349, the highest new inventory count in several years. Months of supply reached 3.9, the most balanced market since 2019, giving buyers more negotiating leverage than they have had since before the pandemic-era surge.

In Metro Atlanta, median prices stabilized around $411,000 in late 2025 according to the Atlanta Realtors Association, while the Emerging Trends in Real Estate report ranked Atlanta seventh among top U.S. markets to watch in 2026.

For Georgia contractors who have been earning strong 1099 income but struggling to qualify through conventional channels, these conditions represent a meaningful window. Prices have stabilized, inventory has expanded, and competition from conventional borrowers has moderated. The documentation barrier, not the financial one, is what has been keeping most 1099 borrowers out of the market. The 1099 income loan removes that barrier.

Georgia Cities and Markets We Serve

Truss Financial Group is licensed to originate 1099 income loans across the entire state of Georgia. We serve independent contractors, freelancers, gig workers, and commission-earning professionals in every major market, including:

Atlanta Metro: Atlanta, Alpharetta, Sandy Springs, Marietta, Buckhead, Midtown, Decatur, Smyrna, Kennesaw, Roswell, Dunwoody, Duluth, Norcross, Lawrenceville, Peachtree City, Fayetteville, Newnan, Woodstock, Johns Creek, East Cobb

Coastal Georgia: Savannah, Tybee Island, Brunswick, St. Simons Island, Jekyll Island, Darien, Hinesville

Northeast Georgia: Athens, Gainesville, Dahlonega, Cumming, Buford, Braselton, Jefferson

Central and West Georgia: Macon, Columbus, Warner Robins, Valdosta, Albany, LaGrange, Carrollton

East Georgia: Augusta, Evans, Martinez, Statesboro, Milledgeville, Dublin

Whether you are purchasing a primary residence in Alpharetta, buying a rental property in Savannah, or refinancing your home in Augusta, our 1099 income loan programs are built to work across Georgia's full range of markets.

Frequently Asked Questions

What is a 1099 income loan and how does it work?

A 1099 income loan is a Non-QM mortgage that uses IRS Form 1099 earnings statements as the primary income qualification document instead of full tax returns. Lenders take the gross income reported on your 1099 forms over the most recent 12 or 24 months, divide by the number of months, and use the result as your qualifying monthly income. No deductions are applied. This means the income figure used is your actual gross earnings, not the reduced net income that appears after write-offs on your tax return.

Can I use 1099s from multiple clients to qualify?

Yes. 1099 income from multiple clients, platforms, or sources is combined. A Georgia contractor receiving 1099s from three technology companies, two consulting clients, and a platform like Upwork can use the combined gross total across all those sources. Diversity of 1099 income is viewed positively by underwriters because it reduces the risk of complete income disruption from losing any single client.

Do I need to file tax returns if I use a 1099 loan?

You are required to file tax returns as a matter of tax law, but you do not need to provide them to the lender as part of your mortgage qualification. 1099 income loans do not require tax return submission, IRS transcripts, W-2s, or pay stubs. The 1099 forms themselves serve as the income documentation.

How long do I need to have been receiving 1099 income?

Most programs require a minimum of two years of self-employment or contractor history in the same field. Some programs accept 12 months of 1099 history for borrowers who transitioned from W-2 employment into the same industry as a contractor. A consistent two-year track record of 1099 income from the same profession produces the strongest qualification.

Can I use 1099 income if I also have some W-2 income?

Yes. Many Georgia borrowers have a combination of W-2 and 1099 income. Both can typically be used together for qualification. The W-2 income is documented conventionally and the 1099 income is documented through the 1099 forms. Combined, they produce a higher qualifying income figure than either would alone.

What is the minimum credit score for a 1099 income loan in Georgia?

Most programs begin at a minimum FICO score of 620. Better pricing and higher LTV ratios are available at 680 and above. Premium terms are accessible for borrowers at 720 and above. Credit score is one of the primary factors controlling both approval and pricing in a 1099 loan program.

How much do I need to put down for a 1099 income loan in Georgia?

Down payment requirements start at 10% for primary residences on most programs. Second homes typically require 10 to 15%. Investment properties generally require 20 to 25%. Larger down payments at lower credit scores are often required to compensate for reduced documentation confidence.

Can I use a 1099 income loan for an investment property in Georgia?

Yes. 1099 income loans are available for primary residences, second homes, and investment properties. For investment properties, some programs also allow the rental income of the subject property to contribute to qualification alongside the borrower's 1099 income.

How is a 1099 loan different from a bank statement loan?

A 1099 loan uses gross 1099 earnings as the qualifying income base. A bank statement loan uses gross bank deposits adjusted by an expense ratio. For borrowers who receive consistent 1099 income but do not run business revenue through a business account, the 1099 loan is often the cleaner and more efficient path. For borrowers with high deposit volume that exceeds their 1099 income, the bank statement loan may produce a higher qualifying figure. Our specialists can calculate both options and recommend the one that maximizes your borrowing capacity.

How long does a 1099 income loan take to close in Georgia?

Most 1099 income loan transactions through Truss Financial Group close within two to three weeks of a complete application. Our fastest programs can fund within five to ten business days. This is significantly faster than conventional loans, which typically require 30 to 60 days due to IRS transcript processing and agency underwriting timelines.

Can I refinance my Georgia home using 1099 income to qualify?

Yes. Both rate-and-term refinances and cash-out refinances are available using 1099 income qualification. A cash-out refinance allows Georgia homeowners to access equity without submitting full tax returns, making it a strong option for contractors who want to fund business investment, purchase additional property, or consolidate debt.

Why Truss Financial Group for Your Georgia 1099 Loan

Truss Financial Group is a specialist NonQM mortgage broker built exclusively around the programs that conventional lenders cannot offer. 1099 income loans, bank statement loans, DSCR, no-doc, and asset depletion programs represent the entirety of what we do, not a niche product line alongside conventional lending.

Founded by Jeff Miller, a 25-year mortgage industry veteran who built the firm around the conviction that creditworthy borrowers should not be disqualified by documentation requirements that fail to reflect how they actually earn, Truss brings that same conviction to every 1099 loan file we originate across Georgia.

For Georgia 1099 borrowers specifically, working with Truss means access to a curated network of specialized NonQM lenders competing for your file rather than a single bank's proprietary program. It means loan amounts up to $3,000,000 for qualified borrowers, same-day rate quotes without a hard credit pull, digital application and remote closing statewide, and a team that underwrites 1099 income loans every day and understands every nuance of how gross contractor earnings translate into mortgage qualification.

NMLS #2006915 — Licensed to lend in Georgia.

Ready to Move Forward?

You earn real income. It just shows up on a 1099 instead of a W-2. Truss Financial Group offers Georgia's independent contractors, freelancers, and gig workers the programs, the expertise, and the process speed to qualify based on what you actually earn — not what your tax return shows after deductions.

Get a same-day rate quote. No tax returns needed to start.

Truss Financial Group | NMLS #2006915 | Licensed to lend in Georgia All loan approvals subject to underwriting review. Program terms and availability subject to change without notice.

Sources: MBO Partners State of Independence Report 2024 (full-time independent workers, high-income independent workers) · ADP Research — The Gig Economy: A Tale of Two Labor Markets (2025) · MakeMyPaystub Gig Economy Statistics Report (February 2026) · 2025 Freelancer Economic Impact Report (Fiverr / Inteinclude) — Atlanta Independent Worker Data · AtlantaFi.com Georgia Film Industry Report 2025 · Viking Mergers — Top Industries in Atlanta 2025 (FinTech, Logistics) · Georgia Association of Realtors 2025 Annual Housing Market Report · Atlanta Realtors Association · Emerging Trends in Real Estate (PwC / Urban Land Institute)