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Napa attracts retired executives, vineyard owners, and high-net-worth buyers. Many have substantial assets but no W-2 income to show a traditional lender.
Asset depletion loans solve that problem. Lenders divide your liquid assets by a set number of months to calculate qualifying income.
620–680+
Min Credit Score
20–30%
Down Payment
60+ Days
Asset Seasoning
Non-QM
Loan Type
Asset Depletion Loans in Napa
Lenders typically divide eligible assets by 60 to 84 months. That calculated figure becomes your qualifying monthly income.
Most programs want a 680+ credit score and 20–30% down. The stronger your asset base, the more flexible lenders tend to be.
Local decision guide
Use this guide to connect asset depletion loans eligibility, lender expectations, and local market factors before comparing payment options in Napa.
Napa attracts retired executives, vineyard owners, and high-net-worth buyers. Many have substantial assets but no W-2 income to show a traditional lender.
Asset depletion loans solve that problem. Lenders divide your liquid assets by a set number of months to calculate qualifying income.
Lenders typically divide eligible assets by 60 to 84 months. That calculated figure becomes your qualifying monthly income.
Most big banks don't offer asset depletion programs. This is non-QM territory — specialty wholesale lenders dominate this space.
We work with 200+ wholesale lenders, including several with strong non-QM shelves. That gives Napa buyers real options here.
The biggest mistake I see: buyers presenting 401(k) funds without accounting for the lender's haircut. Most lenders discount retirement accounts by 30–40% before counting them.
Keep assets seasoned in your accounts for at least 60 days. Moved money raises flags and can stall your file.
Bank statement loans work if you run a business with consistent deposits. Asset depletion is the right call when your accounts are large but deposits are irregular.
DSCR loans fit investment properties with rental income. Asset depletion fits a primary or second home purchase where your wealth sits in a brokerage or savings account.
Napa's wine country draws buyers who cashed out businesses or sold appreciated stock. Many don't have traditional income — asset depletion was essentially designed for this profile.
Second home buyers are common in Napa. Asset depletion programs do cover second home purchases, though down payment and reserve requirements tend to run higher on those.
Checking, savings, brokerage, and vested retirement accounts typically qualify. Lenders discount retirement funds and exclude illiquid assets like real estate equity.
Yes. Most asset depletion programs allow second home purchases. Expect 25–30% down and higher reserve requirements on second home transactions.
They total your eligible assets and divide by the loan term in months. That monthly figure is treated as qualifying income for approval purposes.
No. Any borrower with sufficient liquid assets can qualify, regardless of employment status. It's simply an alternative income calculation method.
Yes, typically. Non-QM programs like this carry a rate premium over conventional loans. Rates vary by borrower profile and market conditions.
It depends on the loan amount and term. Higher-priced Napa properties require more assets to generate enough calculated monthly income for approval.