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Brisbane sits in San Mateo County, where the median household income is $156,000. The Bespoke mixed-use development at the former Talbot's downtown site signals ongoing neighborhood investment and stability for homebuyers.
Asset Depletion Loans let you qualify using retirement savings and investment accounts when income alone falls short. This program opens doors for semi-retired buyers and those with substantial assets but lower W-2 earnings.
620+
Minimum FICO
10–15%
Down Payment Range
45–60 days
Typical Timeline
$156,000
County Median Income
Asset Depletion Loans in Brisbane
Asset Depletion Loans typically require a 620+ FICO score and allow down payments as low as 10% to 15%. Your liquid assets—401(k)s, IRAs, brokerage accounts—are divided by 360 months to create qualifying income.
The county's $156,000 median household income buys homes in the $800,000 to $950,000 range comfortably. Asset depletion borrowers with significant savings can qualify for purchases well above typical income-based limits.
Local decision guide
Use this guide to connect asset depletion loans eligibility, lender expectations, and local market factors before comparing payment options in Brisbane.
Brisbane sits in San Mateo County, where the median household income is $156,000. The Bespoke mixed-use development at the former Talbot's downtown site signals ongoing neighborhood investment and stability for homebuyers.
Asset Depletion Loans let you qualify using retirement savings and investment accounts when income alone falls short. This program opens doors for semi-retired buyers and those with substantial assets but lower W-2 earnings.
Asset Depletion Loans typically require a 620+ FICO score and allow down payments as low as 10% to 15%. Your liquid assets—401(k)s, IRAs, brokerage accounts—are divided by 360 months to create qualifying income.
Asset Depletion Loans are offered by a smaller pool of lenders than conventional or FHA programs. Portfolio lenders and some credit unions specialize in this product because it requires deeper underwriting of asset documentation.
Expect a longer application timeline—typically 45 to 60 days—since lenders must verify and value your retirement accounts. Documentation is thorough: recent statements, account custodian letters, and proof of account ownership are standard.
Asset Depletion Loans make sense in Brisbane for semi-retired professionals and business owners whose net worth far exceeds their annual income. If you have substantial savings but modest W-2 earnings, this program often beats FHA or conventional denial.
The trade-off is documentation burden and a smaller lender network. If your income alone qualifies you, conventional is simpler and faster. Asset depletion shines when savings are your strongest financial position.
Asset Depletion Loans versus FHA: FHA requires only 3.5% down but charges lifetime mortgage insurance. Asset depletion typically needs 10–15% down but avoids mortgage insurance entirely if you have the savings.
Versus conventional: conventional demands 20% down to skip PMI and strong W-2 income. Asset depletion lets you put down less if your retirement accounts are substantial, making it ideal for asset-rich, income-modest buyers.
San Mateo County school districts placed bond measures on the June ballot, signaling investment in education infrastructure. For families buying in Brisbane, that commitment to schools supports long-term property values.
The Bespoke development at the former Talbot's site brings mixed-use retail and affordable housing to downtown San Mateo. Neighborhood improvements like this attract buyers and stabilize the market for homeowners.
Asset Depletion Loans remain a niche product in California, offered primarily by portfolio lenders and specialized credit unions. Demand grows among semi-retired buyers and high-net-worth individuals whose income doesn't reflect their financial strength.
San Mateo County's $156,000 median household income attracts asset-depletion borrowers who've built wealth through business ownership or retirement savings. These loans fill a gap between FHA and conventional for buyers with substantial liquid assets.
Yes. Asset Depletion Loans add your retirement savings to your qualifying income. If you have substantial 401(k)s or IRAs, you can qualify even with modest W-2 earnings.
401(k)s, IRAs, brokerage accounts, savings accounts, and money market funds all count. Lenders typically exclude primary residence equity and require recent statements to verify balances.
Most lenders require 10% to 15% down. Some allow as low as 10% if your asset position is strong and your FICO is 640 or higher.
No. Because you're putting down 10–15% and have verified assets, PMI or MIP is not required. This saves thousands over the life of the loan.
Expect 45 to 60 days. Lenders need time to verify your accounts and calculate asset-based income. Documentation is more detailed than conventional loans.