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Pacifica's coastal location and San Mateo County's $156,000 median household income support steady home values. The county's office market is strengthening — Burlingame's 220 Park tower just hit 100% occupancy with tech tenants like Confluent and Upstart.
Asset Depletion Loans let retirees and semi-retired buyers qualify using savings and investment accounts instead of W-2 income. If you've built retirement assets but your annual income is modest, this program opens doors that conventional lending closes.
620
Minimum FICO
10% to 20%
Down Payment Range
None
Mortgage Insurance
30–45 days
Typical Close
$156,000
County Median Income
Asset Depletion Loans in Pacifica
Asset Depletion Loans typically require 620+ FICO and allow you to count retirement accounts, brokerage holdings, and savings toward qualifying income. The lender divides your liquid assets by 360 months to create a qualifying income figure.
Down payment ranges from 10% to 20% depending on the lender and your credit profile. San Mateo County's $156,000 median household income means a typical buyer here has built meaningful savings.
Local decision guide
Use this guide to connect asset depletion loans eligibility, lender expectations, and local market factors before comparing payment options in Pacifica.
Pacifica's coastal location and San Mateo County's $156,000 median household income support steady home values. The county's office market is strengthening — Burlingame's 220 Park tower just hit 100% occupancy with tech tenants like Confluent and Upstart.
Asset Depletion Loans let retirees and semi-retired buyers qualify using savings and investment accounts instead of W-2 income. If you've built retirement assets but your annual income is modest, this program opens doors that conventional lending closes.
Asset Depletion Loans typically require 620+ FICO and allow you to count retirement accounts, brokerage holdings, and savings toward qualifying income. The lender divides your liquid assets by 360 months to create a qualifying income figure.
Asset Depletion Loans are offered by a smaller subset of California lenders than conventional or FHA programs. Brokers can access them through portfolio lenders and some jumbo specialists who understand retirement-income scenarios.
Closing timelines run 30 to 45 days. Documentation is heavier than conventional because the lender needs to prove the assets are real and accessible.
Asset Depletion Loans make sense in Pacifica for retirees who've sold a business, inherited wealth, or built a strong investment portfolio.
They don't work if you're still employed and have W-2 income — conventional will be cheaper and faster. They also don't work if your assets are illiquid (real estate, private equity, art).
Conventional loans require documented W-2 income and typically 20% down to avoid PMI. Asset Depletion Loans let you put 10% down and qualify on savings instead of paychecks.
FHA loans also accept lower credit scores and smaller down payments, but they carry lifetime mortgage insurance if you put less than 10% down. Asset Depletion Loans skip mortgage insurance entirely.
San Mateo County's transit conversation is shifting. The City Council recently considered a regional sales tax measure to fund Caltrain and BART expansion.
Downtown San Mateo's dining scene is expanding too. Reposado opened a second location in February 2026, and Bravo Taqueria reopened after a major renovation.
Yes. Asset Depletion Loans are designed for retirees. The lender divides your liquid assets by 360 months to create qualifying income. No W-2 or 1099 required if your savings are strong enough.
Bank accounts, money market funds, stocks, bonds, mutual funds, and brokerage accounts count. Real estate, private equity, and retirement accounts (401k, IRA) typically don't. The lender will verify statements and confirm accessibility.
Most Asset Depletion Loans require 10% to 20% down. The exact amount depends on your credit score, the lender's guidelines, and your total liquid assets. Lower credit scores may require more down.
No. Asset Depletion Loans skip PMI entirely, even with 10% down. That's a major advantage over FHA, which charges lifetime insurance below 10% down.
Expect 30 to 45 days. Asset verification takes longer than conventional underwriting because the lender must review account statements and confirm asset history. Plan for extra documentation requests.