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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.
Asset Depletion Loans in Westlake Village
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.