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Vista attracts retirees, investors, and business owners with strong balance sheets but irregular income. Asset depletion loans are built exactly for that borrower.
San Diego County's North County market runs expensive. If you're sitting on liquid assets, you don't need a W-2 to buy here — you need the right loan structure.
680 (typical)
Min Credit Score
Divided over 60–84 mo.
Asset Calculation
20–30% typical
Down Payment
60 days typical
Asset Seasoning
Non-QM
Loan Type
Asset Depletion Loans in Vista
Lenders divide your liquid assets by a set number of months — often 60 to 84 — to calculate a monthly income figure. That number replaces traditional employment income.
Eligible assets typically include checking, savings, money market, and investment accounts. Retirement accounts may count at a haircut, usually 60 to 70 percent of the balance.
Asset depletion is a non-QM product. Most retail banks won't touch it. You need a lender that specifically underwrites to non-QM guidelines.
We work with 200+ wholesale lenders at SRK CAPITAL. Several have dedicated asset depletion programs with different asset haircut rules and reserve requirements. That variation matters when you're qualifying.
The biggest mistake I see: borrowers assume all assets count equally. Restricted stock, annuities, and illiquid investments usually don't qualify. Liquid and accessible is what lenders want.
Documentation has to be airtight. Two to three months of statements per account, showing the full balance. If funds moved recently, be ready to explain the paper trail.
Bank statement loans work better if you have consistent self-employment deposits. Asset depletion fits borrowers who are retired or living off investments with little monthly cash flow.
DSCR loans apply to rental properties and qualify on rent income. Asset depletion works on primary residences, second homes, and investment properties using your balance sheet.
Vista has a strong retiree population relocating from pricier coastal cities. Many arrive with significant proceeds from a home sale — exactly the asset pool these loans use.
As of April 2026, San Diego County remains a high-cost market. Asset depletion loan limits follow jumbo thresholds here, so your asset pool needs to support a larger qualifying income figure.
Checking, savings, money market, and brokerage accounts typically qualify. Retirement accounts may count at 60–70% of the balance.
Yes, once the funds are in a liquid account and properly documented. Lenders want to see the money seasoned — usually 60 days of statements.
Most lenders start at 680. Higher scores get better rates. Rates vary by borrower profile and market conditions.
No. It works for anyone with significant liquid assets and limited documented income — investors, business owners, and retirees alike.
Lenders divide your eligible asset total by a set number of months, often 60 to 84. That monthly figure is your qualifying income.
Yes. Asset depletion works for primary residences, second homes, and investment properties. Property type affects down payment and rate.