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Azusa sits in Los Angeles County, where the median household income is $87,760. Asset Depletion Loans let borrowers count retirement savings and investment accounts as qualifying income when W-2 wages fall short.
The conforming limit for 2026 is $1,249,125. This loan type opens doors for retirees, semi-retired professionals, and anyone with substantial liquid assets.
620
Minimum FICO
5% to 20%
Down Payment Range
30–45 days
Approval Timeline
0.25–0.5% higher
Rate Premium
Asset Depletion Loans in Azusa
Asset Depletion Loans typically require a 620 FICO minimum. Down payments range from 5% to 20% depending on the lender and your asset position.
The lender divides your liquid assets by 360 months to calculate qualifying income. A retiree with $500,000 in savings could count roughly $1,389 monthly toward debt-to-income ratios.
Local decision guide
Use this guide to connect asset depletion loans eligibility, lender expectations, and local market factors before comparing payment options in Azusa.
Azusa sits in Los Angeles County, where the median household income is $87,760. Asset Depletion Loans let borrowers count retirement savings and investment accounts as qualifying income when W-2 wages fall short.
The conforming limit for 2026 is $1,249,125. This loan type opens doors for retirees, semi-retired professionals, and anyone with substantial liquid assets.
Asset Depletion Loans typically require a 620 FICO minimum. Down payments range from 5% to 20% depending on the lender and your asset position.
Asset Depletion Loans are offered by a smaller pool of lenders than conventional mortgages. Portfolio lenders and credit unions often lead this space because they hold loans in-house.
Approval timelines typically run 30 to 45 days. Documentation is heavier — bank statements, investment account statements, and asset verification are required.
Asset Depletion Loans make sense in Azusa for retirees who own substantial savings but lack current W-2 income. If you have $300,000+ in liquid assets and solid credit, this path often works.
The trade-off is rate and cost. You'll pay a modest premium over conventional, and documentation is more intensive.
FHA loans require only 3.5% down but charge lifetime mortgage insurance if you put less than 10% down. Asset Depletion Loans typically ask for 5% to 10% down and skip mortgage insurance entirely.
Conventional loans demand higher income on paper. If your W-2 wages don't support the payment, conventional won't work. Asset Depletion Loans let your savings qualify instead.
Azusa's location along the San Gabriel Valley offers access to shopping, dining, and transit corridors. The city's affordability relative to coastal Los Angeles makes it attractive for buyers stretching their savings.
Proximity to the 210 freeway and local schools makes Azusa practical for families and older adults. Many buyers here are downsizing from larger homes and bringing substantial equity.
Yes. Retirement accounts, savings, and investment balances count as qualifying income. The lender divides your liquid assets by 360 months to calculate monthly income.
Most lenders require a 620 FICO minimum. A stronger score helps offset the higher rate premium these loans typically carry.
Expect rates 0.25% to 0.5% higher than conventional. The trade-off is flexibility — you qualify on assets instead of W-2 income.
Yes — Asset Depletion Loans skip mortgage insurance at any down payment level. You'll typically put 5% to 10% down.
Plan on 30 to 45 days. Asset Depletion Loans require more documentation, so the timeline is longer than standard conventional.