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Escalon sits in the heart of San Joaquin County, where the Port of Stockton's infrastructure push is creating jobs and regional momentum. The county's median household income of $88,531 supports home purchases in the $400,000 to $550,000 range comfortably.
Most buyers here are moving from larger homes or relocating for family. Asset depletion loans let you count retirement savings as income without touching them.
640 (some lenders 620)
Minimum Credit Score
10% to 20%
Typical Down Payment
45–60 days
Closing Timeline
$88,531
County Median Income
Asset Depletion Loans in Escalon
Asset depletion loans require a solid credit score—typically 640 or higher—and enough liquid savings to support the loan. Lenders divide your total liquid assets by 360 months to create a monthly income figure.
Down payments range from 10% to 20% depending on the lender and your credit profile. The county's median household income of $88,531 means most Escalon buyers are purchasing in the $400,000 to $550,000 range.
Local decision guide
Use this guide to connect asset depletion loans eligibility, lender expectations, and local market factors before comparing payment options in Escalon.
Escalon sits in the heart of San Joaquin County, where the Port of Stockton's infrastructure push is creating jobs and regional momentum. The county's median household income of $88,531 supports home purchases in the $400,000 to $550,000 range comfortably.
Most buyers here are moving from larger homes or relocating for family. Asset depletion loans let you count retirement savings as income without touching them.
Asset depletion loans require a solid credit score—typically 640 or higher—and enough liquid savings to support the loan. Lenders divide your total liquid assets by 360 months to create a monthly income figure.
Asset depletion loans are offered by a smaller set of lenders than conventional mortgages. Most major banks don't offer them; you'll find them through mortgage brokers and specialized portfolio lenders.
California brokers typically work with 3 to 5 asset depletion specialists statewide. Closing timelines run 45 to 60 days. The trade-off is worth it for retirees—you keep your investments intact while buying a home.
Asset depletion loans make sense in Escalon for retirees who have $250,000 or more in liquid savings but minimal monthly income. If you have a pension or Social Security that covers living expenses and a nest egg you want to keep invested, this program is...
They don't work if your savings are tied up in retirement accounts you can't touch. IRAs and 401(k)s don't count toward asset depletion. If your only income is a small pension and you have less than $200,000 liquid, a different program may fit better.
Conventional loans require documented income—W-2s, tax returns, or pay stubs. Asset depletion loans let you use savings instead. If you're retired with minimal income but strong assets, conventional won't work; asset depletion will.
FHA loans also work for retirees but require mortgage insurance for life if you put down less than 10%. Asset depletion avoids that insurance cost if you can put 15% or 20% down.
Stockton's new City Hall partial opening signals regional investment. The city is moving forward with infrastructure and services that support surrounding communities like Escalon.
The Port of Stockton's infrastructure priorities meeting brought federal and business leaders together to outline goods-movement improvements. That kind of regional economic development matters to home values.
Lenders divide your total liquid assets by 360 months. A $300,000 savings account becomes $833 monthly income. That figure combines with any pension or Social Security to determine your debt-to-income ratio.
No. Asset depletion loans count your savings as income without requiring you to liquidate them. Your money stays invested while you qualify and buy the home.
Savings accounts, money market accounts, and taxable brokerage accounts count. Retirement accounts (IRAs, 401k, 403b) do not. CDs and bonds count if they're accessible within 30 days.
Yes. Asset depletion works for anyone with substantial liquid savings and limited documented income. Self-employed people, commission earners, and part-time workers use it alongside their actual income.
Most lenders require 640 or higher. Some portfolio lenders accept 620 with strong assets. The stronger your savings, the more flexibility lenders have on credit score.