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Asset Depletion Loans in Vista
Vista attracts retirees and investors who've built substantial portfolios but lack W-2 income. Asset depletion loans solve the documentation problem for borrowers with liquid assets in stocks, bonds, or savings accounts.
North County's mix of retirement communities and investment buyers creates steady demand for non-traditional qualification. We see these loans work for early retirees downsizing from coastal areas and business owners who reinvest most earnings.
Lenders calculate monthly income by dividing your liquid assets by 360 months. A $1.8M portfolio becomes $5,000/month qualifying income regardless of actual withdrawals.
You need 620+ credit and verified assets in accounts you control. Retirement accounts, brokerage statements, and bank balances all count if they're liquid and documented.
Only non-QM lenders offer asset depletion programs. Each calculates differently—some use 60 months, others 240 or 360. The divisor dramatically affects your qualifying power.
Rates run 1-2 points above conventional because these are portfolio loans. Vista buyers typically see rates in the 7-9% range depending on profile. Rates vary by borrower profile and market conditions.
Most borrowers don't realize they need to leave assets in the account after closing. Lenders require 6-12 months reserves on top of the calculated depletion amount.
We shop lenders based on your asset mix. Some prefer retirement accounts, others favor liquid savings. The wrong lender choice costs you $100K+ in buying power on the same portfolio.
Bank statement loans work better if you have business income but poor tax returns. Asset depletion beats DSCR for primary residences since rental income isn't needed.
Foreign nationals with US assets use this program when they can't document offshore income. Vista's international buyer market makes this a common pairing.
Vista's $600K-$900K price range means you need $2-3M in assets for comfortable qualification. The 360-month calculation works best for properties under $1M.
North County's competitive market favors cash-equivalent strength. Sellers see asset depletion approvals as nearly certain closings since the funds are already verified upfront.
No. Lenders calculate theoretical income from your portfolio balance. You keep the assets invested and only withdraw what you actually need.
Yes if you're both on the loan. All borrower assets combine for qualification. The account holder must be a co-borrower.
Typically 20-30% minimum. Higher down payments improve rates and approval odds since lenders see less risk with substantial portfolios.
Real estate doesn't count for asset depletion. Only liquid assets like stocks, bonds, savings, and retirement accounts qualify for the calculation.
2-3 weeks typical. Faster than bank statement loans since we verify assets once instead of analyzing 12-24 months of deposits.
Mortgage financing for independent contractors and freelancers who earn 1099 income instead of traditional W-2 wages.
Non-QM loans that use 12 to 24 months of bank statements to verify income for self-employed borrowers.
Short-term financing that bridges the gap between buying a new property and selling an existing one.
Debt Service Coverage Ratio loans that qualify investors based on a rental property's income rather than personal income.
Mortgage programs designed for non-US citizens and non-permanent residents who want to purchase property in the United States.
Asset-based short-term loans primarily used by real estate investors for property acquisition and renovation projects.
Mortgages that allow borrowers to pay only the interest for an initial period, resulting in lower monthly payments upfront.
Financing solutions tailored for real estate investors purchasing rental properties, fix-and-flip projects, or investment portfolios.
Home loans for borrowers who have an Individual Taxpayer Identification Number instead of a Social Security number.
Adjustable rate mortgages held in a lender's portfolio rather than sold on the secondary market, offering more flexible terms.
Non-QM mortgages that use a CPA-prepared profit and loss statement to verify income for self-employed borrowers.
Home loans with interest rates that adjust periodically based on market conditions after an initial fixed-rate period.
Specialized mortgage programs designed to support homeownership in underserved communities with flexible qualification criteria.
Mortgages that meet the guidelines and loan limits set by Fannie Mae and Freddie Mac for secondary market purchase.
Financing for building a new home or making major renovations, typically converting to a permanent mortgage upon completion.
Traditional mortgage financing not backed by a government agency, offering flexible terms and competitive rates for qualified borrowers.
Innovative loan products that leverage projected home equity growth to provide favorable financing terms.
Government-insured mortgages from the Federal Housing Administration with low down payments and flexible credit requirements.
A revolving line of credit secured by your home equity that allows you to borrow funds as needed during a draw period.
A fixed-rate second mortgage that provides a lump sum of cash by borrowing against the equity built in your home.
Mortgages that exceed the conforming loan limits set by the FHFA, designed for financing high-value luxury properties.
Loans for homeowners aged 62 and older that convert home equity into cash without requiring monthly mortgage payments.
Government-backed zero down payment mortgages for eligible rural and suburban homebuyers who meet income limits.
Government-guaranteed mortgages for eligible veterans, active-duty service members, and surviving spouses with zero down payment.