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Asset Depletion Loans in Westlake Village
Westlake Village attracts retirees, executives with equity comp, and entrepreneurs who hold wealth in investments rather than paychecks. Traditional income docs don't capture their buying power.
Asset depletion loans convert liquid assets into qualifying income. A $2 million portfolio becomes monthly income for loan purposes, matching how Westlake Village buyers actually hold wealth.
Lenders divide your liquid assets by 360 months to create qualifying income. $1.8 million in stocks and bonds becomes $5,000 monthly income on paper.
You need 20-30% down and 660+ credit. Retirement accounts, brokerage portfolios, savings, and CDs all count. Real estate equity doesn't.
This is pure non-QM territory. Regional banks and credit unions won't touch it. You need wholesale lenders who underwrite asset profiles daily.
Different lenders use different depletion formulas. Some divide by 240 months, others by 360. That math changes your buying power by 50%.
We shop 15+ non-QM lenders who price asset depletion differently. Rate spreads between lenders hit 75 basis points on identical scenarios.
Most Westlake Village buyers who need this loan don't know it exists. They assume no W-2 means no mortgage. That's left money on the table for a decade.
The biggest mistake is liquidating investments for a cash purchase when asset depletion gets you financed at 6-7%. Keep your portfolio working.
Bank statement loans work if you run income through business accounts. Asset depletion works if your wealth sits in Schwab, not your checking account.
DSCR loans need rental income from the property itself. Asset depletion ignores the property — you qualify on what you already own.
Westlake Village sits split between LA and Ventura counties. Some lenders cap LA County loans at $2M for non-QM, which limits options here.
The city draws Biotech executives with RSU packages and early-exit founders. Both groups hold seven figures in stock but show $80K salaries. Perfect fit.
Stocks, bonds, mutual funds, savings, CDs, and money market accounts all count. Most lenders allow 70% of retirement account balances if you're over 59.5.
For a $1M purchase with 25% down, you'd need roughly $1.5M in liquid assets after your down payment to qualify comfortably. Actual numbers depend on the lender's depletion formula.
No. Lenders verify your assets but don't require liquidation. You keep your portfolio invested throughout the loan.
Rates run 1-2% above conforming loans. Strong credit and larger down payments move you toward the lower end. Rates vary by borrower profile and market conditions.
Yes. Asset depletion works for primary homes, second homes, and investment properties, though investment properties typically require larger down payments.
Mortgage financing for independent contractors and freelancers who earn 1099 income instead of traditional W-2 wages.
Non-QM loans that use 12 to 24 months of bank statements to verify income for self-employed borrowers.
Short-term financing that bridges the gap between buying a new property and selling an existing one.
Debt Service Coverage Ratio loans that qualify investors based on a rental property's income rather than personal income.
Mortgage programs designed for non-US citizens and non-permanent residents who want to purchase property in the United States.
Asset-based short-term loans primarily used by real estate investors for property acquisition and renovation projects.
Mortgages that allow borrowers to pay only the interest for an initial period, resulting in lower monthly payments upfront.
Financing solutions tailored for real estate investors purchasing rental properties, fix-and-flip projects, or investment portfolios.
Home loans for borrowers who have an Individual Taxpayer Identification Number instead of a Social Security number.
Adjustable rate mortgages held in a lender's portfolio rather than sold on the secondary market, offering more flexible terms.
Non-QM mortgages that use a CPA-prepared profit and loss statement to verify income for self-employed borrowers.
Home loans with interest rates that adjust periodically based on market conditions after an initial fixed-rate period.
Specialized mortgage programs designed to support homeownership in underserved communities with flexible qualification criteria.
Mortgages that meet the guidelines and loan limits set by Fannie Mae and Freddie Mac for secondary market purchase.
Financing for building a new home or making major renovations, typically converting to a permanent mortgage upon completion.
Traditional mortgage financing not backed by a government agency, offering flexible terms and competitive rates for qualified borrowers.
Innovative loan products that leverage projected home equity growth to provide favorable financing terms.
Government-insured mortgages from the Federal Housing Administration with low down payments and flexible credit requirements.
A revolving line of credit secured by your home equity that allows you to borrow funds as needed during a draw period.
A fixed-rate second mortgage that provides a lump sum of cash by borrowing against the equity built in your home.
Mortgages that exceed the conforming loan limits set by the FHFA, designed for financing high-value luxury properties.
Loans for homeowners aged 62 and older that convert home equity into cash without requiring monthly mortgage payments.
Government-backed zero down payment mortgages for eligible rural and suburban homebuyers who meet income limits.
Government-guaranteed mortgages for eligible veterans, active-duty service members, and surviving spouses with zero down payment.