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San Diego County just added more low-income rental units than in nearly 40 years. Vista sits in this active market where buyers compete for homes in the $800,000 to $1,100,000 range.
Asset Depletion Loans let you count savings and investments as income when W-2 wages don't meet standard thresholds. This opens the door for retirees, business owners between ventures, and anyone with liquid assets but lower current earnings.
620 FICO
Minimum Credit Score
10% to 15%
Down Payment Range
$102,285
County Median Income
30–45 days
Typical Closing Time
Asset Depletion Loans in Vista
Asset Depletion Loans require a minimum FICO score of 620. Typical down payments range from 10% to 15% of the purchase price.
San Diego County's median household income is $102,285, which supports homes around $850,000 to $950,000 with standard income. Asset Depletion lets you exceed that by tapping savings.
Local decision guide
Use this guide to connect asset depletion loans eligibility, lender expectations, and local market factors before comparing payment options in Vista.
San Diego County just added more low-income rental units than in nearly 40 years. Vista sits in this active market where buyers compete for homes in the $800,000 to $1,100,000 range.
Asset Depletion Loans let you count savings and investments as income when W-2 wages don't meet standard thresholds. This opens the door for retirees, business owners between ventures, and anyone with liquid assets but lower current earnings.
Asset Depletion Loans require a minimum FICO score of 620. Typical down payments range from 10% to 15% of the purchase price.
Asset Depletion Loans are offered by a smaller pool of lenders than conventional or FHA products. California brokers have solid access through portfolio lenders and credit unions.
Closing timelines typically run 30 to 45 days because asset documentation takes longer to review. Appraisals and title work move at standard pace.
Asset Depletion Loans make sense in Vista for retirees with $300,000 or more in liquid assets but Social Security income alone. They also work for business owners between ventures.
Conventional loans are still cheaper if your W-2 income qualifies on its own. Asset Depletion is a qualification tool, not a rate advantage.
FHA loans require only 3.5% down but carry lifetime mortgage insurance if you put less than 10% down. Asset Depletion typically asks for 10% to 15% down but skips mortgage insurance entirely.
Conventional loans demand higher credit scores and full income documentation. Asset Depletion is more flexible on income but stricter on assets.
San Diego County is strengthening housing supply with the largest low-income construction year in 40 years. This signals long-term stability in Vista's market.
The Galū Cafe team is opening a sister location in City Heights this fall. Growing dining investment across the county makes Vista increasingly attractive to buyers.
Asset Depletion Loans represent a small but growing segment of California lending. Retirees with strong savings but modest pensions are driving demand for this product.
Vista's median home price sits in the range where Asset Depletion shines. Lenders are actively competing for this borrower profile.
Savings accounts, stocks, bonds, and mutual funds all count. Retirement accounts may count depending on the lender. Real estate and vehicles do not.
No. Your assets are divided by 360 months to create qualifying income. You keep the money—the lender counts it as income on paper.
Yes. This program is designed for retirees with savings but low Social Security income. Lenders specifically build Asset Depletion for this scenario.
No. Rates match conventional loans at the same credit score and down payment. Asset Depletion is a qualification tool, not a rate adjustment.
Typically 10% to 15% down. Some lenders allow as low as 10% if your assets are strong. Plan on $90,000 to $135,000 at closing.