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Asset Depletion Loans in Los Angeles
Can I qualify for an Asset Depletion Loan in Los Angeles with no recent income?
Yes. The program converts your liquid assets into qualifying income by dividing the total by 360 months. Lenders verify bank and brokerage statements instead of paystubs.
01
Los Angeles County's median household income of $87,760 doesn't stretch as far as it once did. Asset Depletion Loans let buyers qualify using retirement accounts and savings when W-2 income falls short.
The conforming limit for Los Angeles in 2026 is $1,249,125. This program opens doors for older buyers, self-employed borrowers, and anyone with substantial assets but modest recent earnings.
620+
Minimum FICO
10% minimum
Down Payment
$87,760
County Median Income
45–60 days
Typical Close
02
Asset Depletion Loans typically require a 620+ FICO score and 10% down minimum. Your liquid assets divide by 360 months to create a qualifying income figure.
Los Angeles County's median household income of $87,760 sets the baseline for what lenders expect. With asset depletion, you can qualify above that threshold even if your current paychecks don't support 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 Los Angeles.
Los Angeles County's median household income of $87,760 doesn't stretch as far as it once did. Asset Depletion Loans let buyers qualify using retirement accounts and savings when W-2 income falls short.
The conforming limit for Los Angeles in 2026 is $1,249,125. This program opens doors for older buyers, self-employed borrowers, and anyone with substantial assets but modest recent earnings.
Asset Depletion Loans typically require a 620+ FICO score and 10% down minimum. Your liquid assets divide by 360 months to create a qualifying income figure.
Rate check
Tell us the price range, down payment and credit range you are working with. We compare every lender we work with and show you the options side by side.
03
Asset Depletion Loans are less common than conventional or FHA options, so fewer California lenders offer them. Brokers typically source these through portfolio lenders and credit unions that keep loans in-house.
Underwriting takes longer because the lender must verify asset history and liquidity. Expect 45–60 days to close, and plan to provide bank statements, brokerage statements, and proof of account ownership.
04
Asset Depletion Loans shine for retirees and semi-retired buyers in Los Angeles who have substantial savings but limited current income. If you're 55+ with a healthy nest egg and want to buy before Social Security kicks in, this program pencils.
Below age 50 or without significant liquid assets, conventional or FHA usually costs less and closes faster. The program's strength is its specificity — it solves a real problem for a narrow group.
05
FHA loans require documented income and mortgage insurance for life if you put down less than 10%. Asset Depletion Loans skip the mortgage insurance but demand more asset verification and a longer close.
Conventional loans at 20% down have no mortgage insurance and faster underwriting, but they require recent W-2 income or tax returns. If your paychecks are light but your savings are heavy, Asset Depletion wins.
06
LAUSD faces fiscal oversight from LA County, raising questions about school stability for families buying in the district. Buyers relocating to Los Angeles should factor in potential school changes when evaluating neighborhoods.
The entertainment industry merger activity affecting 2,495 local jobs underscores the importance of stable housing for workers in volatile sectors. Asset Depletion Loans appeal to industry professionals with uneven income but solid retirement savings.
07
Asset Depletion Loans represent a small slice of California lending because they target a specific demographic: older borrowers with savings but limited current income. Portfolio lenders and credit unions dominate this space.
Los Angeles County's large retiree population and high cost of living make Asset Depletion Loans relevant here. As more buyers delay Social Security, this program's niche grows.
FAQ
Yes. The program converts your liquid assets into qualifying income by dividing the total by 360 months. Lenders verify bank and brokerage statements instead of paystubs.
Most lenders require a 620+ FICO score. Some portfolio lenders go lower with compensating factors like substantial down payment or reserves.
Asset Depletion Loans typically require 10% down minimum. Some lenders accept 5% with strong asset reserves and higher credit scores.
Plan for 45–60 days. The process takes longer than conventional because lenders verify asset history and liquidity across multiple statements.
No mortgage insurance applies. The substantial down payment and asset reserves protect the lender, eliminating PMI entirely.
Programs for first-time buyers that allow lower down payments and more forgiving credit and income rules.
Explore refinancing options to lower your rate, tap equity, or switch loan terms.
SRK CAPITAL in Los Angeles County
Our team of licensed mortgage brokers works Los Angeles County every week. Tell us where you are in the process and we will map out the loan, the timeline and the money you need at closing, with no obligation.
What working with us looks like
Licensed mortgage brokers
You talk with a broker, not a call center, from the first question to closing day.
17-21 day typical close
Most purchase loans close in 17-21 days once your paperwork is in.
Every county in California
We work across the state, including Los Angeles County, so local limits and rules are already familiar.
Financing solutions for rental properties, fix-and-flip projects, and real estate portfolios.
Mortgage programs with alternative income documentation for business owners and freelancers.
Federally insured or guaranteed programs (FHA, VA, USDA) that let lenders accept lower credit scores and smaller down payments.
Traditional mortgage options meeting standard lending guidelines with various term structures.
Alternative lending programs for borrowers who need flexible documentation or unique loan structures.
This page is for educational purposes only and does not constitute financial, legal, or tax advice. Mortgage rates, terms, and program availability can change and vary by borrower and property. Consult a licensed mortgage professional for guidance on your scenario.