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American Canyon is seeing real momentum. Napa County added 1,800 jobs in 2025, with healthcare leading growth. That job stability matters for buyers who are retired or semi-retired and relying on savings instead of W-2 income.
Asset Depletion Loans let you count retirement accounts and savings as income over time. Instead of proving annual earnings, you show the lender a portfolio.
680
Minimum Credit Score
5% to 10%
Down Payment Range
$108,970
County Median Income
45–60 days
Typical Timeline
Asset Depletion Loans in American Canyon
Asset Depletion Loans require a solid credit score — typically 680 or higher. Down payment starts at 10% for most borrowers, though some lenders accept 5% with compensating factors.
The key difference: instead of showing a W-2 or tax return, you document retirement accounts, investment portfolios, or savings. The lender calculates how much annual income those assets generate over the loan term. That's the income they use to qualify you.
Local decision guide
Use this guide to connect asset depletion loans eligibility, lender expectations, and local market factors before comparing payment options in American Canyon.
American Canyon is seeing real momentum. Napa County added 1,800 jobs in 2025, with healthcare leading growth. That job stability matters for buyers who are retired or semi-retired and relying on savings instead of W-2 income.
Asset Depletion Loans let you count retirement accounts and savings as income over time. Instead of proving annual earnings, you show the lender a portfolio.
Asset Depletion Loans require a solid credit score — typically 680 or higher. Down payment starts at 10% for most borrowers, though some lenders accept 5% with compensating factors.
Asset Depletion Loans are a niche product. Most big retail banks don't offer them. Mortgage brokers and portfolio lenders — banks that hold loans instead of selling them — are your best bet. Brokers can shop multiple lenders in days.
Underwriting takes longer because the lender must verify and model your asset base. Expect 45 to 60 days from application to close. Documentation is heavier than a standard loan, but the payoff is clear: retirees and semi-retired professionals get access to...
Asset Depletion Loans make sense in American Canyon if you're retired or semi-retired with a solid portfolio and good credit. The county's median household income of $108,970 supports homes in the $500,000 to $700,000 range.
They don't make sense if you have strong W-2 income. A conventional loan will be faster and cheaper. Asset Depletion is for people whose income story is unconventional — a retiree, a business owner with uneven earnings, or someone living off investments.
Conventional loans are faster and cheaper if you can document employment income. Asset Depletion Loans cost more in points and take longer, but they're the only path if your income is retirement accounts, not a paycheck.
Think of it this way: conventional is built for W-2 earners. Asset Depletion is built for people who've already stopped working or are phasing out. Pick the one that matches your income reality, not the other way around.
Festival Napa Valley celebrates its 20th anniversary July 4–19, 2026, with international stars and free concerts. That kind of cultural draw matters if you're retiring to American Canyon.
Downtown Napa is also evolving. Normandie, a French fine-dining restaurant, opened in March 2026. Wylde, a Spanish and Portuguese tapas spot, is opening in Yountville this spring.
Yes. Asset Depletion Loans are designed for retirees. You document your savings and retirement accounts, and the lender calculates income from those assets over the loan term. That becomes your qualifying income.
Most lenders require 680 or higher. Some will go lower with compensating factors — a large down payment, substantial reserves, or a strong asset base. Call to discuss your specific situation.
Typically 5% to 10%. Some lenders accept 5% if you have strong reserves and good credit. Others want 10% as standard. The bigger your portfolio, the more flexible lenders become.
Plan on 45 to 60 days. The lender needs time to verify and model your assets. That's longer than a conventional loan, but the payoff is access to credit you wouldn't get otherwise.
No. Asset Depletion Loans don't require employment income. You qualify on savings, investment accounts, and retirement portfolios instead. That's the whole point — for people whose income is unconventional.