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Asset Depletion Loans in Dos Palos
Can I qualify for an Asset Depletion Loan with no W-2 income?
Yes. Asset Depletion Loans are designed for retirees and people without current employment. Your savings and investments become your qualifying income.
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Dos Palos sits in Merced County, where the median household income is $65,044. California High-Speed Rail's $2.4 billion Merced-to-Madera extension is advancing procurement, signaling long-term regional investment.
Asset Depletion Loans let retirees qualify using savings and investments instead of just W-2 income. This matters in Dos Palos, where many buyers are transitioning to retirement.
620+
Minimum FICO
10% to 20%
Down Payment Range
$832,750
2026 Conforming Limit
45-60 days
Approval Timeline
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Asset Depletion Loans divide your liquid assets by 360 months to create countable income. A retiree with $300,000 in savings can add $833 monthly to their qualifying income.
Lenders typically require 620+ FICO and 10% to 20% down. The conforming limit for 2026 is $832,750, so most Dos Palos purchases stay well within reach.
Local decision guide
Use this guide to connect asset depletion loans eligibility, lender expectations, and local market factors before comparing payment options in Dos Palos.
Dos Palos sits in Merced County, where the median household income is $65,044. California High-Speed Rail's $2.4 billion Merced-to-Madera extension is advancing procurement, signaling long-term regional investment.
Asset Depletion Loans let retirees qualify using savings and investments instead of just W-2 income. This matters in Dos Palos, where many buyers are transitioning to retirement.
Asset Depletion Loans divide your liquid assets by 360 months to create countable income. A retiree with $300,000 in savings can add $833 monthly to their qualifying income.
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.
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Asset Depletion Loans are offered by a smaller pool of lenders than conventional or FHA products. Brokers can access them through portfolio lenders and some credit unions that specialize in retirement lending.
Underwriting takes 45 to 60 days because lenders verify asset history and retirement account statements. The application is more document-heavy than a standard W-2 loan.
04
Asset Depletion Loans make sense for Dos Palos buyers who've retired early or left the workforce. If you have $200,000+ in liquid assets and limited W-2 income, this program opens doors conventional lending won't.
They don't pencil when you have strong W-2 income or pension income that's already substantial. A retiree with $4,000 monthly Social Security plus $2,000 in pension doesn't need asset depletion.
05
Versus FHA, Asset Depletion Loans skip mortgage insurance entirely and let you tap savings instead of requiring a job. FHA requires 3.5% down and charges lifetime insurance if you put less than 10% down.
Versus conventional, Asset Depletion Loans accept lower credit scores and don't penalize you for leaving the workforce. Conventional lenders want two years of retirement income history or won't count it at all.
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The High-Speed Rail project extending through Merced County signals infrastructure investment that supports property values long-term. Buyers planning to stay 10+ years benefit from that kind of regional development.
Dos Palos is affordable compared to Bay Area suburbs, making it attractive for retirees on fixed income. The $65,044 county median means a modest home purchase stretches further here.
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Asset Depletion Loans remain a niche product in California, offered primarily by portfolio lenders and credit unions. Demand has grown as baby boomers retire and seek alternatives to W-2-based lending.
Merced County's affordable market attracts retirees from pricier regions. Lenders see steady interest in Asset Depletion products here because the purchase prices are lower and the borrower pool is retirement-focused.
FAQ
Yes. Asset Depletion Loans are designed for retirees and people without current employment. Your savings and investments become your qualifying income.
Lenders divide your liquid assets by 360 months. A $300,000 savings account adds roughly $833 monthly to your qualifying income.
Most lenders require 620+ FICO. Some may go lower with compensating factors like substantial liquid assets or a co-borrower.
No. Unlike FHA, Asset Depletion Loans skip mortgage insurance. You'll need 10% to 20% down, but no PMI or MIP applies.
Expect 45 to 60 days. Lenders need to verify your asset history and review retirement account statements thoroughly.
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 Merced County
Our team of licensed mortgage brokers works Merced 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 Merced 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.