Qualify off your assets — not your income.
For retirees, post-exit founders, and high-net-worth borrowers whose wealth lives in brokerage accounts. No employment verification required.
Asset depletion program guidelines
Rough guidelines only — actual qualification depends on the full loan file (credit depth, reserves, property type, occupancy, and investor overlays). We'll confirm your exact numbers in writing.
| Guideline | Asset Depletion (60-month divisor) Higher qualifying income, slightly higher rate | Asset Depletion (84-month divisor) Lower qualifying income, better pricing |
|---|---|---|
| Min FICO | 700 · best 740+ | 680 · best 740+ |
| Min down payment | 20% | 20%–25% |
| Max DTI | 45% (using imputed income) | 45% |
| Reserves | Held assets count toward both qualifying & reserves | Same — assets count for both |
| Max loan | $3M+ | $3M+ |
| Occupancy | Primary, second, investment | Primary, second, investment |
| Eligible assets | Checking, savings, brokerage, mutual funds · retirement at 70%–80% | Same as 60-mo |
| Cash-out refi | Up to 70% LTV | Up to 70% LTV |
| Rate vs conv. | +0.75%–1.25% | +0.5%–1.0% |
Asset Depletion (60-month divisor)
Higher qualifying income, slightly higher rate
- Min FICO
- 700 · best 740+
- Min down payment
- 20%
- Max DTI
- 45% (using imputed income)
- Reserves
- Held assets count toward both qualifying & reserves
- Max loan
- $3M+
- Occupancy
- Primary, second, investment
- Eligible assets
- Checking, savings, brokerage, mutual funds · retirement at 70%–80%
- Cash-out refi
- Up to 70% LTV
- Rate vs conv.
- +0.75%–1.25%
Asset Depletion (84-month divisor)
Lower qualifying income, better pricing
- Min FICO
- 680 · best 740+
- Min down payment
- 20%–25%
- Max DTI
- 45%
- Reserves
- Same — assets count for both
- Max loan
- $3M+
- Occupancy
- Primary, second, investment
- Eligible assets
- Same as 60-mo
- Cash-out refi
- Up to 70% LTV
- Rate vs conv.
- +0.5%–1.0%
Example: how qualifying works
- Brokerage account$1,400,000
- IRA (discounted 80%)$400,000
- Eligible assets$1,800,000
- ÷ 60 months—
- Qualifying income$30,000/mo
Supports ~$13,500/mo housing payment at 45% DTI — roughly a $2M loan at current rates.
Asset depletion FAQs
What is an asset depletion mortgage?+
An asset depletion (or 'asset qualifier') mortgage lets you qualify based on your liquid assets instead of income. We divide your eligible assets by a set term — typically 60 months (5 yrs) or 84 months (7 yrs) — to create a monthly qualifying income figure. No employment or income documentation required on most shelves.
What assets count?+
Liquid assets only: checking, savings, money market, brokerage accounts, mutual funds, and (with discounting) IRAs/401(k)s. Real estate equity, business value, and crypto generally don't count. Retirement accounts are typically discounted to 70%–80% of value if you're under 59½.
Do I need any income at all?+
Most asset-depletion programs require ZERO income — assets alone qualify. A few hybrid shelves allow combined income + assets, useful if your assets alone don't fully cover the payment but get close.
How much in assets do I need?+
Rule of thumb: liquid assets ÷ 60 (or 84) months should comfortably cover PITI plus other debts. To buy a $1M home with 20% down ($800K loan, ~$6,500 PITI), you typically need $390K+ liquid for a 60-month divisor or $545K+ for an 84-month divisor — plus reserves.
Is this just for retirees?+
Common for retirees, but also widely used by post-exit founders, beneficiaries of trusts/inheritance, high-net-worth investors with low W-2 income, and anyone whose wealth lives in brokerage accounts rather than paychecks.
Wealthy on paper, low W-2?
Asset depletion turns your brokerage balance into qualifying income.
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