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San Marino's median home prices sit well above the county average. Asset depletion loans let you count retirement savings and investments toward qualification.
Buyers here often have substantial assets but may be semi-retired or self-employed. This program opens doors when W-2 income alone falls short.
620+
Minimum FICO
$1,249,125
2026 Conforming Limit
45-60 days
Typical Close
Divided by 360 months
Asset Qualification
Asset Depletion Loans in San Marino
Asset depletion loans typically require a 620+ FICO score. Liquid assets are divided by 360 months to add qualifying income.
Los Angeles County's median household income is $87,760 annually. In San Marino, that income combined with asset depletion often supports a $1,249,125 purchase.
Local decision guide
Use this guide to connect asset depletion loans eligibility, lender expectations, and local market factors before comparing payment options in San Marino.
San Marino's median home prices sit well above the county average. Asset depletion loans let you count retirement savings and investments toward qualification.
Buyers here often have substantial assets but may be semi-retired or self-employed. This program opens doors when W-2 income alone falls short.
Asset depletion loans typically require a 620+ FICO score. Liquid assets are divided by 360 months to add qualifying income.
Asset depletion loans remain a niche product in California. Most portfolio lenders and some credit unions offer them, but they're less common than conventional or FHA programs.
Brokers typically source these loans through portfolio lenders rather than the secondary market. Expect a 45-60 day close and thorough documentation of bank statements.
Asset depletion loans shine for San Marino buyers who've accumulated wealth but lack current W-2 income. A retired executive with $2 million in investments qualifies easily.
They don't make sense if you have strong W-2 income or illiquid assets. Stick with conventional if your income alone qualifies you.
Conventional loans require documented income and typically 20% down to avoid PMI. Asset depletion loans let you put down less by converting savings into qualifying income.
The tradeoff: asset depletion underwriting is slower and rates run slightly higher. If your income alone qualifies you, conventional is faster and cheaper.
LA County education officials placed LAUSD under heightened fiscal oversight. For San Marino buyers with school-age children, private school options remain strong.
The county's job market faces headwinds from the Paramount-Skydance merger. For semi-retired buyers, this reinforces the appeal of San Marino's established community.
Asset depletion lending remains concentrated among portfolio lenders and credit unions. These lenders hold loans in-house rather than selling to Fannie Mae or Freddie Mac.
San Marino's high home prices and concentration of semi-retired professionals make it a natural fit. Demand here outpaces demand in lower-cost markets.
Yes. Semi-retired buyers with substantial liquid assets often qualify more easily. Your investment accounts and retirement savings count toward qualifying income.
Bank accounts, money market funds, stocks, bonds, and mutual funds all count. Retirement accounts like IRAs and 401(k)s count too.
Asset depletion loans typically close in 45-60 days. Underwriting is slower than conventional because the lender must verify each asset separately.
Asset depletion loans often allow 10-15% down. Your assets help offset the lower down payment in the lender's risk calculation.
Most lenders require a 620+ FICO score. Some portfolio lenders may go lower with compensating factors like substantial liquid assets.