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St. Helena draws retirees and winery owners with significant assets but irregular income. Traditional lenders reject these borrowers despite their wealth.
Asset depletion loans divide your liquid assets by 360 months to create qualifying income. A $2M portfolio generates $5,555 monthly for approval purposes.
This program fits Napa's demographics where vineyard profits swing yearly and retirees hold substantial investment accounts. Banks miss these deals entirely.
Asset Depletion Loans in St. Helena
You need $500K minimum in liquid assets and 620+ credit. Lenders count stocks, bonds, retirement accounts, and savings—not real estate equity.
Expect 20-30% down on purchases and 70-80% max LTV on refinances. Higher reserves mean better rates since assets secure the loan.
Most lenders require 6-12 months reserves after closing. With a $1M loan, keep $60K-$120K liquid beyond your 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 St. Helena.
St. Helena draws retirees and winery owners with significant assets but irregular income. Traditional lenders reject these borrowers despite their wealth.
Asset depletion loans divide your liquid assets by 360 months to create qualifying income. A $2M portfolio generates $5,555 monthly for approval purposes.
This program fits Napa's demographics where vineyard profits swing yearly and retirees hold substantial investment accounts. Banks miss these deals entirely.
Only non-QM lenders offer asset depletion. We access 40+ lenders pricing these deals. Rate spreads hit 2-3% between best and worst options.
Lenders vary on which assets qualify. Some exclude retirement accounts under 59½, others count them at 70%. This changes your qualifying income dramatically.
Portfolio lenders price better than aggregators. We see 0.5-1% rate improvement through direct relationships versus retail mortgage banks.
St. Helena buyers often hold assets across multiple accounts. Consolidating statements speeds approval but isn't required if documentation is clean.
Rates run 7-9% as of February 2026. High asset borrowers with 740+ credit and 30% down land below 7.5%. Marginal profiles push 9%+.
We structure these as 3-year ARMs when possible. Rates drop 0.5-0.75%, and most borrowers refinance within three years anyway once income normalizes.
Bank statement loans work better if you have business income to show. Asset depletion beats them when you're truly retired or living off investments.
DSCR loans suit rental properties but won't help with primary residence purchases. Asset depletion covers any property type you'll occupy.
Foreign national programs require larger downs and higher rates. If you're a U.S. citizen with assets, this program prices 1-2% better.
Napa County wineries create unique income patterns that confuse traditional underwriters. Asset depletion sidesteps harvest timing and vintage volatility entirely.
St. Helena properties often appraise high but lack comparable sales. Non-QM lenders use broader comps than conventional programs, helping appraisals hit target.
Many buyers here own vacation homes elsewhere. Asset depletion allows qualification without counting existing mortgages against debt ratios since income isn't calculated traditionally.
Stocks, bonds, mutual funds, money markets, and savings count at 100%. Most lenders include IRAs and 401ks at 70% if you're under 59½, 100% if older.
Yes, but some lenders require both spouses on the loan. Others allow you to use joint accounts even if only one spouse applies for the mortgage.
30-45 days typically. Gathering asset statements takes time, but underwriting moves faster than tax return loans since there's less documentation to verify.
No. Lenders calculate income from your statements but don't require you to sell anything. Assets stay invested while you own the home.
Lenders use a 60-90 day average, not a single day's balance. This smooths market volatility and prevents denials from temporary drops.
Yes, expect 2-4% above conforming rates. You're paying for flexibility to qualify without employment income. Rates vary by borrower profile and market conditions.