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Livingston sits in Merced County, where the median household income of $65,044 stretches across a market with solid entry-level inventory.
The news around self-employed lending is shifting fast. Lone Star Funds just raised over $1 billion to expand mortgages for entrepreneurs and small-business owners.
620–640
Typical FICO Floor
10–20%
Down Payment Range
$832,750
2026 Conforming Limit
45–60 days
Typical Close Timeline
6–12 months
Post-Close Reserves
Asset Depletion Loans in Livingston
Asset depletion loans let you divide your liquid assets by 360 months to create qualifying income. A retiree with $300,000 in savings can count roughly $833 per month toward debt-to-income ratio.
Down payment ranges from 10% to 20% depending on the lender and your asset position. The conforming limit in Merced County for 2026 is $832,750. Most lenders want to see 6–12 months of reserves after closing — your remaining assets after the down payment.
Local decision guide
Use this guide to connect asset depletion loans eligibility, lender expectations, and local market factors before comparing payment options in Livingston.
Livingston sits in Merced County, where the median household income of $65,044 stretches across a market with solid entry-level inventory.
The news around self-employed lending is shifting fast. Lone Star Funds just raised over $1 billion to expand mortgages for entrepreneurs and small-business owners.
Asset depletion loans let you divide your liquid assets by 360 months to create qualifying income. A retiree with $300,000 in savings can count roughly $833 per month toward debt-to-income ratio.
Asset depletion loans are a niche product. Most big retail banks don't offer them; you'll find them through mortgage brokers and portfolio lenders who specialize in non-traditional income.
Underwriting takes longer because the lender must verify and value your assets — bank statements, investment accounts, retirement funds. Expect 45–60 days to close. The trade-off is worth it if you're asset-rich and income-light.
Asset depletion loans make sense in Livingston for retirees and early-exit entrepreneurs who've built savings but don't have W-2 income to match their down payment.
The catch: you're burning through assets to qualify. Lenders want to see that you'll still have reserves after closing. If your savings are your emergency fund, asset depletion may not be the right move.
Conventional loans require documented income — W-2s, tax returns, pay stubs. Asset depletion flips that: it counts your savings instead. If you have $300,000 in the bank but only $2,000 a month in retirement income, conventional won't work.
FHA loans also accept lower FICO and smaller down payments, but they carry lifetime mortgage insurance if you put down less than 10%. Asset depletion skips mortgage insurance entirely.
Livingston is a small city in Merced County with a cost of living well below the Bay Area. The median home price sits in the mid-$300,000s to low-$400,000s range — affordable enough that asset depletion borrowers can often buy outright or with minimal...
Merced County's population of 285,597 is growing steadily. Schools and infrastructure are improving, which matters if you're buying for long-term stability.
Yes. Asset depletion loans count your savings as qualifying income. Divide your liquid assets by 360 months to get your monthly qualifying income. Most lenders require 620–640 FICO and 6–12 months reserves after closing.
Lenders typically allow 100% of liquid assets (bank accounts, stocks, bonds, CDs) to be divided by 360 months. Retirement accounts like IRAs and 401(k)s may be included but often at a reduced percentage. Ask your broker for a full asset breakdown.
Conventional loans require documented income (W-2s, tax returns). Asset depletion uses your savings instead. If you have assets but low income, asset depletion works. Conventional won't. Both skip PMI at 20% down.
No. Lenders want you to keep 6–12 months of reserves after closing. Your down payment plus reserves come from your assets, but you're not required to drain everything. The lender calculates the minimum you need to retain.
Expect 45–60 days. Asset verification takes longer than standard underwriting. The lender must review bank statements, investment accounts, and sometimes appraisals of non-liquid assets. Plan accordingly.