The luxury-goods-broker mortgage, structured around how high-ticket commission income is actually earned.

Yes. Bank statement loans use a 24-month deposit average that smooths the variance. P&L loans use CPA-attested earnings. Asset depletion qualifies based on liquid wealth. All three programs are designed for exactly your scenario — variable revenue from high-ticket transactions.

Common with luxury brokers — inventory depreciation, Section 179 deductions, business meals/travel for inventory acquisition, and home-office deductions all reduce Schedule C net while real cash flow is solid. Bank statement programs are designed to bypass the tax-return mismatch and qualify on actual cash flow.

For mortgage qualifying, gross deposits in your business account are what we work with. Consignment commission deposits and owned-inventory sale proceeds both flow into the same account and aggregate as gross business revenue. The underlying business model affects expense ratios (consignment has lower COGS) but doesn't change the qualifying methodology.

Yes, slightly improves it usually. As an S-Corp owner you have W-2 wages plus K-1 distributions. We use Form 1084 to analyze the 1120-S returns and combine with your W-2 to determine total qualifying income. Often cleaner than Schedule C analysis.

Concentration risk is something underwriters note but generally don't penalize if the relationship is established and documented. We document the auction-house relationship with confirmed correspondence and 1099 history. Multi-year relationship with major house (Christie's, Sotheby's, Phillips, RM Sotheby's) is generally fine.

Yes — if the consignment has been completed (item sold, auction settled) and proceeds are owed to you but not yet received, that's an account receivable on your balance sheet. Documentation: signed consignment agreement, sale confirmation, expected payment date. Doesn't count as income but counts as asset for reserve requirements.

Authentication income (typically $200–$2,000 per piece) flows through Schedule C as ordinary self-employment income. It aggregates with your broker income for qualifying purposes. Useful as a more predictable income floor under your variable broker revenue.

Standard underwriting requires sourcing of large deposits. International wires need documentation: sale invoice, buyer KYC for known clients, and your business's KYC/AML records. Banks may also require additional source-of-funds documentation. We work through what the file needs.

Yes — physical inventory (watches, cars, art, jewelry) is a business asset on your balance sheet. For mortgage qualifying, lenders typically don't count physical inventory toward reserve requirements (it's not liquid), but it doesn't hurt either. We can document inventory value through your insurance schedule and recent appraisals.

Bank statement / P&L programs: typically 660+ minimum, 720+ for best terms. Asset depletion: usually 720+. Jumbo: 700+ minimum, 740+ for best rates. Many luxury brokers have higher scores than average given their personal financial sophistication.

Purchase loans: 35–50 days typical for bank statement / P&L programs (slightly longer than W-2 files due to additional document analysis). Refinance: 30–40 days. We give realistic timelines and work around your auction-calendar deadlines.

Documented yes, fine. Cash balances are normal for luxury brokers managing inventory opportunities. We document the source of the cash (prior sale, capital contribution, loan from credit line) and the underwriter has what they need. Large unexplained deposits are the issue, not cash positions per se.

Floor-plan or specialty inventory loans appear as business debt on your balance sheet — they reduce business equity but generally aren't personal debt for DTI purposes if structured as commercial loans. Personal guarantees on commercial floor plans may show on personal credit and need to be evaluated case-by-case.

Single-member LLC income typically flows through to Schedule C (default treatment) unless you've elected S-Corp taxation (Form 2553). Schedule C qualifying uses Form 1084 cash flow analysis on Schedule C plus personal returns. Pretty similar process; the underlying analysis is the same.

Yes. Joint mortgage applications combine both incomes through standard DTI calculation. If your business partner has separate W-2 income, that strengthens the combined picture. If both income streams are from the same business, qualifying is based on aggregate cash flow as already calculated.

Last 2 years of tax returns (personal + business), 12–24 months of business bank statements, current P&L from your bookkeeper or QuickBooks, all 1099-NEC from auction houses and trade partners, list of major recurring expense lines (rent, inventory financing, insurance), and current credit report (we'll pull this at the right point).

Mildly — but doable. Each LLC has separate tax returns and bank accounts. We analyze each entity's cash flow through Form 1084 and aggregate ownership-share income to your personal qualifying. The structural complexity adds analyst time but the qualifying methodology is well-established.

For mortgage qualifying, what matters is U.S. tax return reporting — gross sales, U.S. income tax paid. International tax treatment (VAT, foreign withholding, treaty positions) is your CPA's issue. From mortgage side: we use your U.S. returns and bank statements as primary documentation.

Helps. Bank statement programs use a 24-month average that includes the banner year. P&L programs use the actual P&L. Asset depletion uses your current asset position (which is higher because of the banner year). Some lenders look at year-over-year growth as a positive trajectory signal.

Yes — rental income from the departing residence counts under Fannie Mae rental income rules (Form 1007 or Schedule E). Typically at 75% of gross rent to account for vacancy and management. Critical to document the executed lease before closing the new purchase.

Deductible retirement contributions reduce Schedule C net but can be partially added back to qualifying income under Fannie Mae cash flow analysis (they're discretionary, not required business expenses). The 401(k) and SEP-IRA balances are liquid assets that can support asset depletion or reserve requirements.

Bank statement programs using 24-month averages typically smooth single-year dips. If last year was significantly lower (e.g., 50%+ down vs. prior year), we may need to address it specifically — either with documentation of the temporary cause (auction-house consolidation, category-specific downturn) or by pivoting to a program that uses current-period rather than historical earnings.

Yes, in many programs. Title held in LLC is common for luxury brokers who prefer not to have personal-name property records public. The mortgage may be in your personal name with title vested in LLC, or in specific commercial loan programs the loan itself can be entity-vested. We work with your attorney on structure.

NEXA Mortgage LLC is licensed in 48 states. Specific licensed-state list available on request. We work with luxury brokers nationally — particular depth in luxury-broker-dense markets: NYC, Miami, LA, Beverly Hills, Greenwich CT, Scottsdale, Aspen, Palm Beach, San Francisco.

Discovery call is usually the right first step for luxury-broker mortgages — your business is complex enough that a quick form won't capture the right qualifying path. Bring your CPA or bookkeeper if helpful. NMLS #1072866 — direct contact, full discretion, no callcenter handoffs.