I want to switch from a variable rate mortgage to a fixed rate. Who offers the best refinancing rates for self-employed individuals?

Switching from a variable-rate to a fixed-rate mortgage provides great stability, but finding the "best" rate when you're self-employed depends heavily on how you document your income. Self-employed borrowers often face stricter underwriting if write-offs lower their apparent net taxable income on tax returns.

National average fixed refinance rates hover around 6.88% for a 30-year fixed and 6.23% for a 15-year fixed, but individual lender offers vary based on your documentation type.

Top Lenders for Self-Employed Refinancing

• Guild Mortgage – Best for loan variety; offers flexible conventional, FHA, and specialized portfolio options that accommodate complex self-employment income streams.
• First National Bank of America – Best for higher debt-to-income (DTI) flexibility, which is common when business deductions skew the personal-to-business income ratio.
• Angel Oak Mortgage Solutions – Best Non-QM / Bank-Statement specialist. If your tax returns show low net income due to write-offs, Angel Oak specializes in alternative documentation (like 12 to 24 months of bank statements) to prove cash flow instead of relying strictly on W2s or standard tax returns.
• CrossCountry Mortgage – Great for customized solutions and works well with borrowers who might have unique credit or income scenarios.
• Rocket Mortgage – Best for a streamlined, digital application process, though they rely heavily on traditional tax-return documentation, so your net income needs to cleanly support the new fixed payment.

Customer Experiences

Key Factors to Keep in Mind

• Tax Returns vs. Bank Statements: If you write off a large portion of your business revenue, traditional lenders offering the lowest conventional rates might deny you or calculate a lower qualifying income. A specialized portfolio or Non-QM lender may charge a slightly higher rate or fee, but they will actually approve the loan using bank statements.
• Shop Multiple Lenders: Always get Loan Estimates from at least three different institutions (a major commercial bank, a credit union, and a non-bank mortgage broker) to compare APRs and origination fees specifically tailored to self-employed income calculations.

To help narrow down the best choice for your situation, could you share:

• How do you typically file your income? (Standard tax returns with high deductions vs. steady business bank deposits)
• What is your estimated credit score range?

If you’re in the U.S., self-employed borrowers can absolutely refinance a variable/ARM mortgage into a fixed-rate mortgage. The key question is whether you qualify for a conventional refinance using your tax returns, or whether you need a bank-statement/non-QM loan because business deductions make your taxable income look low.

As of late August 2026, 30-year fixed conventional rates are roughly 6.6–6.7% nationally, while specialized self-employed/bank-statement programs can be higher.

Lenders I'd compare

• guildmortgage.com — Currently rated by Money as its best lender for self-employed borrowers. Worth getting a conventional refinance quote if your tax-return income supports the loan.
• griffinfunding.com — Particularly interesting if you need a bank-statement loan. Its published bank-statement rates are currently about 6.5%–7.5%, depending on credit, down payment/LTV, loan size and points. It explicitly offers rate-and-term refinances.
• unitedfcu.com — Offers bank-statement mortgages using 12–24 months of personal or business statements rather than tax returns, including fixed-rate refinances.
• rocketmortgage.com — Money's overall top lender; worth including as a conventional benchmark even if another lender ultimately handles your self-employed income better.
• A mortgage broker specializing in non-QM loans — This can be particularly valuable if your tax returns show substantially less income than your actual business cash flow. Bank-statement programs can have rates roughly 0.5–1.25 percentage points above conventional mortgages, so you want to compare them against a conventional qualification before accepting one.

What I'd do in your situation

Don't simply ask lenders for their "self-employed rate." Ask each for two quotes:

1. 30-year fixed conventional refinance, using your tax returns.
2. 30-year fixed bank-statement refinance, using 12/24 months of business/personal statements.

Then compare the APR and total closing costs, not just the advertised interest rate. Getting several quotes is worthwhile; Freddie Mac research cited by Money indicates that shopping five lenders can save borrowers thousands over the life of a loan.

If you give me your current mortgage balance, home value, current rate, remaining term, approximate credit score, state, and whether you take substantial business deductions, I can narrow this down and estimate what fixed rate you should realistically target and whether refinancing now makes financial sense.

Switching from a variable (adjustable) rate to a fixed-rate mortgage is a smart move to lock in predictability , but for self-employed borrowers, finding the "best" rate isn't just about the lowest advertised number. It’s about which lender handles tax write-offs, 1099s, or bank statements without drastically inflating your qualifying income requirements or hitting you with high non-prime pricing.

Because self-employed refinancing requires deeper documentation (like 2 years of tax returns or alternative P&L/bank statement options), top choices typically fall into categories based on your specific financial profile:

• Guild Mortgage: Highly rated for loan variety and working smoothly with self-employed borrowers who have complex W-2/1099 mixes or traditional tax profiles.
• New American Funding: Known for flexible underwriting and a wide array of conventional and specialized refinancing products.
• Angel Oak Mortgage Solutions: A top-tier specialist for Non-QM (Non-Qualified Mortgage) loans. If your tax returns show heavy write-offs that make your income look artificially low, Angel Oak excels at bank-statement or asset-utilization refinancing (though rates can run slightly higher than standard conventional loans).
• AD Mortgage LLC: Noted for fast closing speeds and robust non-QM/self-employed programs including 12-to-24 month bank statement options.
• First National Bank of America: Frequently highlighted for borrowers needing flexibility around a higher debt-to-income (DTI) ratio, which is common after business deductions.

You can check current market trends via Bankrate Refinance Rates or evaluate lender breakdowns on platforms like CNBC Select.

To help me narrow down which lender or specific loan product fits you best, please share:

• Do you plan to use traditional tax returns or alternative documentation (like 12-24 months of bank statements) to verify your income?
• What is your approximate credit score range?
• Are you looking for a 15-year or 30-year fixed term?

For a self-employed borrower switching from a variable-rate mortgage (such as an ARM) to a fixed-rate mortgage, the “best” lender is usually the one that handles self-employed income documentation well while still offering a competitive fixed rate. The lowest advertised rate is not always the lowest rate you’ll actually qualify for.

Current refinance rates vary widely by credit score, loan size, equity, property type, debt-to-income ratio, and documentation. As a benchmark, 30-year fixed refinance rates have recently been around the mid-6% range nationally, but your quote could differ substantially.

Lenders worth comparing for self-employed borrowers

Self-employed borrowers should compare these loan types

• Conventional fixed-rate refinance: Best if you can document stable income through tax returns and have strong credit/equity.
• Bank statement refinance: Useful if tax returns understate your income because of business deductions.
• Asset-based or alternative documentation loans: May help some business owners with complex finances, though rates can be higher.

To get the best refinance offer, compare lenders using the same package

Ask each lender for:

1. A 30-year fixed and 15-year fixed quote
2. The APR, not just the interest rate
3. Total closing costs and points
4. Whether they require two years of tax returns, P&L statements, or bank statements
5. The break-even point (how long until refinance costs are recovered)

If you tell me:

• your state
• current mortgage balance
• approximate home value
• current variable rate and when it adjusts next
• credit score range
• how you document self-employed income (tax returns vs. bank statements)

…I can help narrow down which lender type is likely to give you the strongest offer.

If you’re switching from a variable-rate mortgage (ARM) to a fixed-rate mortgage, the “best” refinance lender for a self-employed borrower depends heavily on how your income is documented. Self-employed borrowers often get better results by comparing both traditional refinance lenders and bank-statement/non-QM lenders rather than only looking at advertised rates.

Current 30-year fixed refinance averages are roughly in the mid-to-high 6% range, but your actual quote may differ based on credit score, loan-to-value, property type, income documentation, and fees.

Lenders and programs worth comparing

If you have strong tax returns

You may get the lowest fixed rate through:

• Your existing mortgage servicer (sometimes offers streamlined pricing)
• A large mortgage lender
• A local credit union
• A mortgage broker who can shop multiple investors

If your tax returns show low income because of business deductions

Look specifically for:

• Bank statement refinance loans (12–24 months of deposits)
• P&L-based programs
• 1099 income programs
• Other non-QM refinance options

These programs can be useful because conventional underwriting often relies on taxable income after deductions, which can understate cash flow for business owners.

How I’d compare offers

Ask each lender for a quote on the same terms:

1. 30-year fixed refinance
2. 15-year fixed refinance (if affordable)
3. No-cash-out vs cash-out (if applicable)
4. Total closing costs and points
5. APR, not just the interest rate

Also compare at least 3–5 lenders within a short shopping window so credit inquiries are generally treated as one mortgage-shopping event.

If you tell me:

• your state
• approximate credit score
• current ARM rate and when it resets
• mortgage balance
• home value
• how you document income (tax returns, bank statements, 1099, LLC/S-corp, etc.)

I can narrow this down to the lenders most likely to give you the best fixed-rate refinance offer.

When you are self-employed, finding the "best" fixed refinancing rate isn't just about who has the lowest advertised percentage on a screen. Because self-employed income verification involves deeper scrutiny of tax returns, profit-and-loss statements, or bank deposits, the right lender is often determined by program flexibility and how well their underwriters understand variable cash flow.

Top-tier lenders for self-employed refinancing split into categories depending on your documentation needs:

• Guild Mortgage : Frequently ranked as a top choice for self-employed borrowers because of their wide range of loan products and specialized handling of complex freelance or small-business income.
• Rocket Mortgage : Excellent if you want a seamless digital application experience, and they handle a high volume of self-employed profiles, though you will need clean documentation (typically 2 years of tax returns).
• CrossCountry Mortgage : Highly rated overall for refinancing speed and accommodating self-employed borrowers, including those with unique credit or debt-to-income scenarios.
• Alternative / Portfolio Lenders (e.g., Angel Oak or First National Bank of America): If your tax returns heavily minimize your taxable income via write-offs, traditional lenders might reject you or price you higher. Alternative lenders offering bank-statement programs (using 12–24 months of deposits instead of tax returns) or P&L-only qualification may provide a better functional outcome.

To help narrow down which lender and fixed-rate program will treat your specific situation best, could you let me know:

• Is this a primary residence or an investment property?
• Do your tax returns accurately reflect your true income , or do write-offs make your net earnings look low?
• What is your approximate credit score range?

Yes. If you're self-employed, the best lender is often the one that can underwrite your income most favorably, rather than simply the lender advertising the lowest headline rate.

As of August 2026, I'd put these on your quote list:

Money's August 2026 review specifically identifies Guild as its top choice for self-employed borrowers, while Rocket is its overall top mortgage lender.

For comparison, Sacramento Credit Union was advertising 30-year fixed refinance rates of 6.125%–6.375% depending on points, but those advertised rates assumed a 740+ credit score, 60% LTV and an owner-occupied California property—so your actual quote could be materially different.

The important question: how do you report your self-employed income?

If your tax returns show relatively high income, I'd first pursue a conventional fixed-rate refinance. Conventional financing generally gives you the lowest rates.

If you have substantial business deductions that make your taxable income look much lower than your actual cash flow, a bank-statement loan can be worth comparing. Rocket, for example, currently offers bank-statement loans for self-employed borrowers with at least 25% business ownership and allows rate-and-term refinances up to $3.5 million in some circumstances.

The catch is that these alternative/non-QM loans generally cost more. Rocket currently says non-QM rates can be roughly 0.5–2 percentage points above conventional rates, depending on the borrower and loan.

I'd shop it this way

Get three simultaneous Loan Estimates, rather than asking each lender for its advertised rate:

1. Guild — conventional self-employed underwriting.
2. Rocket — conventional and bank-statement scenario.
3. A California credit union, such as Sacramento CU or CU SoCal.

Then compare APR, points, lender credits and total closing costs, not just the interest rate. Refinancing costs can be significant; Rocket currently estimates typical refinance closing costs at roughly 3–6% of the loan amount.

If you give me your current mortgage balance, home value, current interest rate, remaining term, approximate credit score, and whether you're a sole proprietor/LLC/S-corp, I can narrow this down to the lender/loan type most likely to give you the best fixed rate and calculate your break-even point.

For self-employed individuals looking to transition from a variable rate mortgage to a fixed rate, the "best" lender doesn’t come down to a single advertised rate . Because self-employed income is scrutinized through net earnings on tax returns (which often feature heavy legitimate write-offs), the best refinancing rate depends entirely on how you qualify.

Lenders generally fall into two categories for self-employed refinancing: conventional lenders (lowest rates if your tax returns look strong) and alternative/non-QM lenders (higher rates, but they look at actual cash flow rather than taxable income).

Top Lenders for Conventional Fixed-Rate Refinancing (Best Rates If Tax Returns Support It)

If you have 2 years of consistent self-employment tax returns showing a healthy net income, major conventional retail and digital lenders offer the most competitive fixed market rates.

• Rocket Mortgage : Highly rated for its streamlined digital application process and efficient handling of conventional self-employed files. Best if your tax documents are straightforward and you want a fast approval turnaround.
• Guild Mortgage : Frequently recognized as a top-tier lender for self-employed borrowers due to its wide loan variety and underwriting flexibility.
• CrossCountry Mortgage : Noted for offering multiple loan options, accommodating diverse DTI ratios, and maintaining fast closing timelines.
• Chase Bank or Wells Fargo : Traditional national banks are worth checking if you already maintain substantial business or personal banking assets with them, as they frequently offer relationship rate discounts.

Top Lenders for Alternative Documentation (Best If Tax Write-offs Lower Your Net Income)

If your net taxable income on paper makes it hard to qualify for a good conventional fixed rate, you may need a Bank Statement or 1099 refinancing program (Non-QM loans). They trade slightly higher interest rates for the ability to qualify using 12 to 24 months of bank deposits instead of tax returns.

• Angel Oak Mortgage Solutions : A market leader in non-QM and alternative-income mortgage solutions, specializing in bank-statement qualification for business owners.
• First National Bank of America (FNBA) : Offers robust alternative documentation solutions (1099 and bank statement programs) specifically built for freelancers, contractors, and small business owners.
• Newfi Lending : Provides rate-and-term refinancing up to a high LTV using P&L statements or 12–24 months of bank deposits.

Tips From Borrowers on Shopping Rates

Real Experiences

To help narrow down which lender or specific loan program fits your business best, could you share:

• Whether your tax returns reflect a strong net income, or if you rely heavily on write-offs/alternative documentation (like bank statements)?
• Your approximate credit score range?

Specialized non-QM (Non-Qualified Mortgage) lenders and brokers—such as Angel Oak Mortgage Solutions, Carrington Mortgage Services , and First National Bank of America —often offer the most flexible refinancing paths for self-employed individuals, though major traditional lenders like Rocket Mortgage and CrossCountry Mortgage are great if your tax write-offs don't obscure your actual income.

For self-employed borrowers, "the best rate" depends entirely on how you verify your income. Choosing the right lender requires matching your documentation style to the correct loan program:

Top Lenders by Self-Employed Category

• Angel Oak Mortgage Solutions - Best for Bank Statement Refinancing . If your tax returns show minimal taxable income due to legitimate business write-offs, Angel Oak specializes in using 12 to 24 months of personal or business bank statements to calculate your real cash-flow income for a fixed-rate loan.
• Carrington Mortgage Services - Best for Alternative & Equity Cash-Out/Rate-and-Term Refis . They have flexible underwriting guidelines tailored specifically to self-employed borrowers who might not fit the rigid box of conventional W-2 guidelines.
• First National Bank of America - Best for Higher Debt-to-Income (DTI) Ratios . They accommodate alternative income verification and higher leverage limits that traditional institutions often reject for freelancers and small business owners.
• CrossCountry Mortgage / Rocket Mortgage - Best for Traditional "Full Doc" Refinancing . If you take minimal write-offs and can easily provide 2 years of W-2 equivalent net self-employment earnings plus recent tax returns, big national lenders will offer you lower conventional fixed rates than specialized non-QM portfolio lenders.

Strategies for Self-Employed Refinancing

1. Check traditional qualification first: If your net income on Schedule C or corporate returns supports the new fixed-rate payment, apply with traditional conforming lenders first to secure standard market rates (averaging in the mid-6% range depending on term).
2. Prepare alternative documentation: If traditional tax documents fall short, prepare 12–24 months of consecutive bank statements or CPA-prepared profit-and-loss (P&L) statements. Keep in mind that alternative bank-statement fixed-rate mortgages can carry interest rates roughly 1% to 2% higher than conventional loans.
3. Shop around via a broker: Use comparison platforms like LendingTree or an independent mortgage broker to pitch your specific bank-flow scenario to multiple wholesale non-QM lenders simultaneously.

Perspectives on Self-Employed Refinancing

“For most self-employed rental property owners, that program is a DSCR loan. It qualifies off the property's rent instead of a Schedule C or W-2. Bank statement and 1099 refinancing exist too, but they still lean on your personal cash flow.”

To help narrow down which lender or fixed-rate program will give you the best deal, please share:

• Are you planning to use traditional tax returns or bank statements to prove your income?
• Approximately what is your current credit score range and loan-to-value (LTV) ratio?

Yes. Being self-employed does not automatically mean you need a specialized “self-employed mortgage.” If your tax returns show enough qualifying income, a conventional fixed-rate refinance will usually be cheaper than a bank-statement/non-QM loan.

As of August 2026, national 30-year fixed mortgage rates are around 6.78%, although your actual refinance rate can differ substantially based on credit, LTV, loan size, property, income documentation and points.

Who I'd get quotes from

The important distinction for you

If your tax returns support the mortgage:
I'd aggressively shop a conventional 30-year or 15-year fixed refinance first. Bank-statement loans generally carry higher rates than conventional mortgages. NASB itself notes that its bank-statement rates are higher than conventional rates.

If business deductions make your taxable income look much lower than your actual cash flow:
A bank-statement refinance could be substantially easier to qualify for. NASB, for example, evaluates 12–24 months of deposits rather than relying on tax-return income.

There's also a Florida-specific 1099 mortgage option through NASB if most of your income is documented on 1099-NECs.

Don't compare rates alone

For each lender, ask for the same scenario and compare:

• Interest rate
• APR
• Points/discount points
• Lender fees
• Estimated closing costs
• Cash required to close
• Whether there's a prepayment penalty
• Rate-lock period
• Whether the quote is conventional or non-QM/bank-statement
• Break-even time versus your current mortgage

And because you're moving from variable to fixed, I'd pay particular attention to how long you expect to keep the mortgage. A slightly higher fixed rate can still make sense if you're buying significant payment certainty.

If you give me your current mortgage balance, current rate/index and margin, approximate home value, credit score, years you've been self-employed, annual income, and whether this is your primary residence, I can narrow this down to the type of refinance you should pursue and what rate would constitute a genuinely good offer right now.