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Agoura Hills buyers face a tight market where median home prices climb well above the 2026 conforming limit of $1,249,125. Asset Depletion Loans let qualified buyers tap retirement savings and investment accounts to prove repayment ability.
LA County's median household income of $87,760 buys less here than it did five years ago. Asset Depletion Loans open a path for retirees, business owners, and professionals whose liquid assets exceed their documented annual earnings.
620
Minimum FICO
10–20%
Down Payment Range
Substantial liquid assets
Asset Requirement
45–60 days
Underwriting Timeline
Asset Depletion Loans in Agoura Hills
Asset Depletion Loans require a minimum FICO score of 620 and typically ask for 10% to 20% down. The lender divides your liquid assets by 360 months to calculate qualifying income.
Los Angeles County's median household income is $87,760 annually. Buyers with substantial savings but lower W-2 income can qualify for mortgages on homes above the conforming limit using asset depletion.
Local decision guide
Use this guide to connect asset depletion loans eligibility, lender expectations, and local market factors before comparing payment options in Agoura Hills.
Agoura Hills buyers face a tight market where median home prices climb well above the 2026 conforming limit of $1,249,125. Asset Depletion Loans let qualified buyers tap retirement savings and investment accounts to prove repayment ability.
LA County's median household income of $87,760 buys less here than it did five years ago. Asset Depletion Loans open a path for retirees, business owners, and professionals whose liquid assets exceed their documented annual earnings.
Asset Depletion Loans require a minimum FICO score of 620 and typically ask for 10% to 20% down. The lender divides your liquid assets by 360 months to calculate qualifying income.
Asset Depletion Loans are offered by a smaller set of lenders than conventional or FHA products. Most require a broker relationship rather than direct retail origination.
Underwriting takes 45 to 60 days because the lender must verify and value your liquid assets carefully. California brokers work with portfolio lenders and credit unions that specialize in asset-based qualification.
Asset Depletion Loans make sense in Agoura Hills when you have substantial liquid assets but your W-2 income falls short. If you're retired, semi-retired, or self-employed with uneven income, this program bridges the gap.
The program doesn't work if your assets are illiquid — real estate, art, or business equity don't count. If you have steady W-2 income, conventional financing is faster and cheaper.
Asset Depletion Loans versus conventional financing: conventional demands higher W-2 income and typically requires 20% down to avoid PMI. Asset Depletion asks for less income but more liquid assets and accepts 10% down.
FHA loans require only 3.5% down and a 580 FICO, but they carry lifetime mortgage insurance if your down payment is under 10%. Asset Depletion at 10% down has no mortgage insurance at all.
LA County placed LAUSD under heightened fiscal oversight due to concerns about the district's ability to meet future obligations. For Agoura Hills buyers evaluating schools, this signals budget pressure across the county's largest district.
The Paramount-Skydance merger puts roughly 2,495 local jobs at risk across LA County's entertainment sector. Agoura Hills residents working in studio production should factor employment stability into their mortgage decision.
Asset Depletion Loans represent a small but growing segment of California mortgage originations. Lenders offering this product focus on borrowers with non-traditional income or substantial savings.
Broker-originated Asset Depletion Loans typically close within 45 to 60 days. Portfolio lenders and credit unions dominate this space because they can hold loans and accept higher documentation risk.
Bank accounts, investment accounts, brokerage holdings, and retirement accounts count. Real estate, business equity, vehicles, and art do not. The lender verifies ownership with recent statements.
No. W-2 income is not required if your liquid assets are sufficient. The lender divides your assets by 360 months to calculate qualifying income.
Typically 10% to 20% down. Some lenders accept 10% with strong asset reserves. Conventional loans often demand 20% to avoid PMI.
Plan for 45 to 60 days. The lender must verify and value your liquid assets carefully. Conventional loans close faster, usually in 30 to 45 days.
Yes, but the lender must document the source. Some lenders allow 401k or IRA withdrawals if properly documented. Verify with your lender before committing.