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Pleasanton's market has seen steady activity as the region attracts retirees and established professionals. The median household income across Alameda County is $126,240, which supports purchases in the $800,000 to $1,100,000 range comfortably.
These loans let you tap accumulated assets instead of relying solely on W-2 income or Social Security. If you've built a nest egg and want to buy in Pleasanton without liquidating investments, this program can work.
620–640
Minimum FICO
60–120 months of payment
Asset requirement
10–20%
Down payment range
45–60 days
Typical close timeline
+0.25% to +0.5%
Rate premium vs. conventional
Asset Depletion Loans in Pleasanton
Asset Depletion Loans typically require 620+ FICO, though 640+ is more competitive. Down payment ranges from 10% to 20% depending on the lender and your asset position.
Alameda County's median household income of $126,240 translates to roughly $10,500 per month. If your W-2 income is lower or zero, lenders will calculate how many months your assets can sustain the payment.
Local decision guide
Use this guide to connect asset depletion loans eligibility, lender expectations, and local market factors before comparing payment options in Pleasanton.
Pleasanton's market has seen steady activity as the region attracts retirees and established professionals. The median household income across Alameda County is $126,240, which supports purchases in the $800,000 to $1,100,000 range comfortably.
These loans let you tap accumulated assets instead of relying solely on W-2 income or Social Security. If you've built a nest egg and want to buy in Pleasanton without liquidating investments, this program can work.
Asset Depletion Loans typically require 620+ FICO, though 640+ is more competitive. Down payment ranges from 10% to 20% depending on the lender and your asset position.
Asset Depletion Loans are a niche product. Most retail banks don't offer them; portfolio lenders and credit unions dominate this space. California has a handful of specialists, but availability varies by county and loan amount.
Brokers in California can access a wider network of portfolio lenders than retail banks can. The trade-off is that rates may run slightly higher than conventional conforming loans, and closing costs can be steeper.
Asset Depletion Loans make sense in Pleasanton when you're retiring early or have exited a business but hold substantial liquid assets.
They don't make sense if you have strong W-2 income or can qualify for conventional financing. Conventional loans close faster, carry lower rates, and require less documentation.
Conventional loans require documented income—W-2s, tax returns, or business financials. If you're retired or between jobs, conventional underwriting stalls. Asset Depletion bypasses income documentation entirely, letting your savings do the talking instead.
The trade-off: Asset Depletion rates run 0.25% to 0.5% higher than conventional, and closing takes 2–3 weeks longer. Conventional also offers better terms if you have 20%+ down and strong credit.
Dublin City Council recently approved a 113-unit senior affordable housing project on Regional Street. That signals investment in housing for retirees and older adults across the East Bay.
The East Bay dining scene is expanding rapidly—Filipino, burger, Mexican, and Nicaraguan restaurants have opened recently. Pleasanton's proximity to these amenities makes it attractive for retirees who want urban access without urban density.
Yes. Asset Depletion Loans are designed for retirees and others with limited W-2 income. Your liquid assets replace income documentation.
Most lenders require assets equal to 60 to 120 months of your proposed mortgage payment. On a $4,500 monthly payment, that's $270,000 to $540,000 in liquid assets. The exact requirement depends on the lender and your credit score.
Savings accounts, money market funds, stocks, bonds, and mutual funds count. Real estate, retirement accounts (401k, IRA), and vehicles typically do not.
Expect 45 to 60 days. Asset verification is thorough and takes time. Conventional loans close in 30 to 40 days. The extra time reflects the deeper documentation required to prove your assets can sustain the payment.
Yes, typically 0.25% to 0.5% higher. Asset Depletion is a niche product with fewer lenders and higher underwriting costs. The rate premium reflects that specialization and risk profile.