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Sports and entertainment division · Florida
Sports and Entertainment Mortgage Loans
A seven-figure contract, a signing bonus paid once, royalties that arrive twice a year, a season that ends in April. Standard underwriting was written for a paycheck every two weeks. We know how to read income that looks nothing like that, and we keep every file confidential.
Why great earners get declined
Underwriting guidelines reward income that is steady, documented over two years and likely to continue for at least three more. Careers in sports and entertainment rarely line up with that. A rookie may have one year of huge income and no history. A veteran may be between teams. A writer may earn most of a year’s income from a single sale. An actor may have residuals that rise and fall with what streams that year.
None of that means the borrower is a poor risk. It means the file needs someone who can explain it. Our sports and entertainment division was set up for exactly that: we understand contracts, 1099s, bonuses, licensing, commissions and royalties, and we place each loan with a lender whose guidelines fit the way that client is actually paid.
Many of the people we help are in a transition when they call: changing teams, coming back from an injury, waiting on a contract with a club or a studio to be finalized, or moving to Florida for a new chapter. Those are the moments when a traditional lender says “come back in two years,” and when we can usually find a way forward now.
Income we can consider, and how it is counted
Pay in sports and entertainment rarely looks like a standard W-2. Here is how each type is usually treated, and what we will ask for to support it.
| Income type | How lenders usually count it | What helps |
|---|---|---|
| Player and talent contracts | The guaranteed portion of a signed contract, for the years it still has to run. Some programs accept a contract that begins after closing. | The full contract, any guarantee language, and confirmation from the team, studio or your agent |
| Signing and performance bonuses | Averaged over the period they have been received. A one-time signing bonus is more often treated as an asset than as income. | A history of the bonus, or proof it is still in the bank |
| 1099 and self-employment income | Net income from returns, or deposits from 12 to 24 months of bank statements when returns understate it | A CPA or business manager who can document the history |
| Royalties and residuals | Averaged over a history of receipt, with evidence that payments will continue | Royalty statements, agreements and a schedule of what is still earning |
| Licensing, endorsements and commissions | Counted for the term of the agreement when it is documented and has time left to run | Signed agreements showing amounts and dates |
| Savings and investment accounts | Asset-based programs turn eligible balances into a monthly qualifying income, with no employment needed | Statements for brokerage, cash and retirement accounts |
| Bank-statement cash flow | Average monthly deposits, for clients between contracts or paid through a loan-out company | 12 or 24 months of business or personal statements |
Every lender sets its own rules for non-traditional income, which is why we compare several. See bank statement loans for how deposit-based income is calculated.
Qualifying on what you have saved
Athletes and performers often finish a strong run with significant savings and no current paycheck. An asset-based loan, sometimes called asset depletion, is built for that. The lender takes your eligible assets, subtracts the down payment, closing costs and required reserves, and divides what is left by a set number of months. The result counts as monthly income.
The divisor is the lever. Some lenders spread assets over 60 or 84 months, others over 360. That single guideline can change what you qualify for several times over, and it is one of the main reasons shopping matters on this kind of loan.
| $3,000,000 left after down payment, costs and reserves | Monthly qualifying income | Rough housing payment at a 43% debt ratio, no other debts |
|---|---|---|
| Divided over 84 months (a shorter divisor some lenders use) | $35,714 | $15,357 |
| Divided over 120 months (a common middle ground) | $25,000 | $10,750 |
| Divided over 360 months (the longest divisor, used by many lenders) | $8,333 | $3,583 |
An illustration only. Credit, reserves, property type and each lender’s rules decide the final figure, and asset income can be combined with contract or royalty income.
Discreet, flexible financing
Privacy is not a courtesy in this business, it is a requirement. Every client’s information is protected under a signed non-disclosure agreement (NDA), and access to the file is limited to the people who need it to close the loan. We do not use client names, photos or stories in marketing without written permission.
We are used to working through the people around you. Your agent, business manager, attorney or CPA can send documents directly and get updates, so you are not chasing paperwork during a season, a shoot or a tour.
What we can finance
- A primary home in Florida, including for clients establishing Florida residency
- A second home near a team facility, a training base or family
- Investment property, including rentals qualified on the rent through a DSCR loan and closed in an LLC
- Loan sizes above the conforming limit through jumbo and portfolio lenders
- Cash-out refinances to free up equity between contracts
Situations we see often
Between teams or projects
No current contract, but strong savings and deposits. Asset-based and bank statement programs can carry the file until the next deal is signed.
New contract, short history
A first big contract with little track record behind it. Some lenders will lean on the guaranteed money and the assets instead of a two-year history.
Coming back from injury
Income paused or reduced during recovery. We document what is guaranteed, what is insured and what is saved, and present the whole picture.
Paid through a loan-out company
Performers and creators often bill through their own company. We can use the company’s deposits or your distributions, whichever reads better.
Irregular royalties
Large checks some years, small ones in others. We average correctly and show the lender what is still earning.
Moving to Florida
Buying before you have sold elsewhere, or timing the purchase around a season. We plan the loan around the calendar you actually have.
Start a confidential review
Share the basics and a loan officer from our sports and entertainment division will call you or your representative. We will sign an NDA before reviewing contracts or statements.
- No credit pull to start
- A clear view of which income can count and how much
- Lender options matched to how you are paid
Prefer to talk it through? Call 954-494-7288.
Tell us about the loan
No credit pull. A loan officer follows up, usually the same day.
Sports and entertainment mortgage questions
Can I get a mortgage without two years of tax returns?
Often, yes. Depending on the situation we can use a signed contract, bank statement deposits or your assets to qualify instead of a two-year tax history. The right path depends on how you are paid and what is documented.
Can a contract that has not started yet be used as income?
Some programs accept a signed, non-contingent contract that begins after closing, within their own time limits, and may ask for reserves to bridge the gap. The guaranteed portion matters most.
How is a signing bonus treated?
A one-time signing bonus is usually not counted as ongoing income. Once it is in the bank, though, it can count toward the down payment and reserves, or as part of an asset-based qualification.
Will my information stay private?
Yes. Every client file is covered by a signed non-disclosure agreement, access is limited to the people closing the loan, and we never use client names or stories in marketing without written permission.
Can my business manager or agent handle the paperwork?
Yes. With your authorization they can send documents and receive updates directly, so the process does not depend on your schedule.
Do you only work with athletes?
No. The division also works with actors, directors, writers, producers, musicians and other creative professionals whose income comes from contracts, royalties and residuals.
What our clients say
What Florida borrowers say after closing with On Mortgage. Five stars on Google (130 reviews) and Zillow (92 reviews).
“Caroline Da Silva from Miami Mortgage Brokers just got us approved for our first mortgage, and we would definitely work with her again after this experience! From the moment our broker connected us with Caroline, she was always several steps ahead throughout the process. We were impressed that Miami Mortgage Brokers had us clear to close a week early,...”
“Chris was outstanding throughout the entire transaction! Always accessible and was able to provide the best financing option when others could not! I would highly recommend him and hope to do more transactions with him.”
“I recently had the pleasure of working with Chris as my loan officer, and I cannot speak highly enough of his exceptional service. He guided me through every step with clarity and patience. What truly sets Chris apart is his remarkable efficiency: not only was he incredibly responsive to my inquiries, but he also expedited the loan process, resulting in the...”
Your income is unusual. Your mortgage does not have to be hard.
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