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Asset Depletion Loans in Belvedere
Belvedere draws retirees and high-net-worth buyers who hold wealth in stocks, bonds, and investment accounts rather than W-2 paychecks. Asset depletion loans let you qualify using those liquid assets—no tax returns or employment verification needed.
This loan type fits Marin's demographic perfectly. Many Belvedere buyers are early retirees, tech executives with stock-heavy comp, or investors who show minimal taxable income but have substantial portfolios.
Traditional underwriting fails these borrowers. You might have $3M in equities but only show $80K on tax returns after deductions and depreciation. Asset depletion programs divide your liquid assets by the loan term to calculate qualifying income.
You need $500K-$1M+ in liquid assets to make the math work for most Belvedere purchases. Lenders divide your total by 360 months (30-year term) or 180 months (15-year) to create a monthly income figure for qualification.
Credit scores start at 680, though 700+ gets better pricing. You'll need 20-30% down depending on the lender and loan amount. Assets must be seasoned—usually 60 days minimum in your accounts.
Qualified assets include stocks, bonds, mutual funds, and savings. Some lenders accept retirement accounts at 70% value. Real estate equity and illiquid assets don't count toward the calculation.
Asset depletion lives in the Non-QM space. We work with 15-20 wholesale lenders who price these deals, and rate spreads between them can hit 100 basis points on identical scenarios.
Each lender calculates depletion differently. Some use 360-month amortization regardless of loan term. Others use actual term. A few allow age-based adjustments for retirees, creating higher qualifying income.
Documentation varies too. Most want 60 days of statements across all accounts. Some accept single-page portfolio summaries from major brokerages. This is where broker access to multiple lenders matters—we match your asset structure to the lender with the cleanest path.
The biggest mistake is burning liquid assets for down payment before running numbers. If you need $1M qualifying and drop your accounts from $2M to $1.2M with a large down payment, you just killed your own approval.
Run depletion calculations before moving money. Sometimes a smaller down payment with higher assets qualifies better than draining accounts to put 30% down. We model this before you transfer a dollar.
Also watch asset types. One client had $2.5M total but $1.8M was in a family trust. Most lenders won't count trust assets unless you're the sole beneficiary. We placed him with a lender who accepted documented trust income at 50% value.
Bank statement loans work better if you run business income through personal accounts. Asset depletion fits pure investors and retirees with minimal cash flow but substantial holdings.
Foreign national loans overlap when offshore buyers have U.S. assets but no domestic income. DSCR loans make sense if you're buying Belvedere investment property—you qualify on rental income, not personal assets.
We run all scenarios. Sometimes combining programs works—use DSCR for a rental property while preserving assets, then use depletion for your primary residence. Rates vary by borrower profile and market conditions.
Belvedere's limited inventory and high price points make asset depletion common here. You're competing with all-cash buyers, so closing speed matters. Asset depletion approvals run 3-4 weeks versus 6-8 for traditional income verification.
Many Belvedere sellers prefer financed offers from asset-qualified buyers over contingent sales from W-2 earners. Your financial strength is obvious—you're showing seven-figure portfolios in underwriting.
Property types matter too. Condos in Belvedere face stricter review. Some lenders cap depletion loans at 70% LTV for condos but allow 75-80% for single-family. Know the property before running numbers.
With 25% down, you need a $1.5M loan. Most lenders require $1.2M-$1.5M in liquid assets to qualify, using 360-month depletion calculation. Higher assets improve approval odds and rate.
Yes, but most lenders value retirement accounts at 60-70% due to early withdrawal penalties and taxes. A $1M IRA might count as $700K in the depletion calculation.
No. You're qualifying on the assets—not selling them. You still need cash for down payment and closing costs, but the bulk of your portfolio stays invested.
Rates run 1-2% above conventional, currently 7.5-9% depending on credit, down payment, and assets. Stronger profiles with 30%+ down and 740+ scores get better pricing. Rates vary by borrower profile and market conditions.
We close most in 21-30 days. Documentation is simpler than tax return loans—just asset statements and appraisal. Belvedere's competitive market rewards speed.
No impact beyond standard account documentation. Lenders verify balances but don't restrict trading. You maintain full control of your investments throughout the process.
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.