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Calistoga sits at the top of Napa Valley. Properties here carry serious price tags, and many buyers have serious wealth — just not W-2 income.
Asset depletion loans turn liquid assets into qualifying income. Retirees, investors, and business owners use them to buy without showing a paycheck.
620+
Min Credit Score
84–360 months
Asset Calc Window
Non-QM
Loan Type
20–30%
Typical Down Payment
Asset Depletion Loans in Calistoga
Lenders divide your liquid assets by a set number of months — often 84 to 360. That monthly figure becomes your qualifying income.
Eligible assets typically include checking, savings, brokerage, and retirement accounts. Illiquid assets like real estate equity rarely count.
This is a non-QM loan. Most retail banks won't touch it. You need a broker with access to wholesale non-QM lenders — not a bank branch.
Rates run higher than conventional. That's the tradeoff for qualifying without income documentation. Rates vary by borrower profile and market conditions.
The biggest mistake I see: buyers underestimate how much in assets they need. Run the math before assuming you qualify.
Retirement accounts often get discounted 30–40% by lenders. A $2M IRA might generate less qualifying income than you expect.
Bank statement loans work better if you have active business income. Asset depletion fits buyers who are truly living off their wealth.
DSCR loans make more sense for investment properties with rental income. Asset depletion is cleaner for a primary or second home purchase.
Calistoga attracts wine country buyers — many are retired executives or investors. Asset depletion was practically built for this buyer type.
Second homes and luxury purchases are the norm here. Lenders familiar with high-value Napa properties are essential for smooth underwriting.
It depends on the loan amount and which lender's formula applies. Run the numbers with a broker before you make an offer.
Yes, but lenders typically discount them 30–40%. Know the net figure, not just your account balance.
Yes. Many lenders allow asset depletion on second homes. Reserve requirements may be higher than for a primary residence.
It's different, not necessarily harder. You need significant liquid assets and a strong credit profile.
Most lenders require 60 days of account statements. Some want 12 months of seasoning for large deposits.