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South San Francisco sits in one of California's priciest markets, where the median home price demands creative financing. Asset depletion loans let you count retirement accounts and investments toward qualification, not just liquid savings.
The conforming limit for 2026 is $1,249,125 in this area. Most buyers here are working with properties well above the county's median household income of $156,000, making alternative qualification methods essential.
620+
Minimum FICO
$500,000+
Typical asset minimum
45–60 days
Underwriting timeline
$1,249,125
2026 conforming limit
Asset Depletion Loans in South San Francisco
Asset depletion loans typically require a 620+ FICO score and allow you to use retirement account balances divided by life expectancy as qualifying income. This opens doors for buyers with strong assets but limited current employment income.
San Mateo County's median household income of $156,000 buys a modest starter home here. Asset depletion lets retirees, semi-retired professionals, and business owners with substantial portfolios qualify for purchases up to the conforming limit.
Local decision guide
Use this guide to connect asset depletion loans eligibility, lender expectations, and local market factors before comparing payment options in South San Francisco.
South San Francisco sits in one of California's priciest markets, where the median home price demands creative financing. Asset depletion loans let you count retirement accounts and investments toward qualification, not just liquid savings.
The conforming limit for 2026 is $1,249,125 in this area. Most buyers here are working with properties well above the county's median household income of $156,000, making alternative qualification methods essential.
Asset depletion loans typically require a 620+ FICO score and allow you to use retirement account balances divided by life expectancy as qualifying income. This opens doors for buyers with strong assets but limited current employment income.
Asset depletion loans are less common than conventional or FHA financing, but California lenders increasingly offer them for borrowers with strong balance sheets. Most programs require documented proof of assets and a clear depletion schedule.
Underwriting timelines run 45–60 days because lenders must verify asset values and calculate life-expectancy divisors. Broker shops often have faster access to niche lenders than retail banks do for this loan type.
Asset depletion loans make sense in South San Francisco for retirees with $500,000+ in liquid retirement accounts but minimal W-2 income. The conforming limit of $1,249,125 covers most homes here, and your portfolio becomes the qualification engine.
They don't pencil when you have strong W-2 income or access to co-borrower employment history. Standard conventional underwriting is faster and cheaper if your job history supports the debt-to-income ratio.
Conventional loans require documented income and typically 5–20% down. Asset depletion loans let you substitute retirement account balances for employment history, opening qualification when W-2s don't exist.
The tradeoff is underwriting complexity and longer timelines. Conventional closes in 30–40 days; asset depletion runs 45–60 days. If you have employment income, conventional is simpler.
San Mateo's Bespoke mixed-use development at the former Talbot's downtown site signals infrastructure investment and urban renewal. For retirees buying in South San Francisco, these projects support long-term property values and walkable neighborhoods.
School districts across San Mateo County are seeking voter funding on the June ballot. If you're buying with family in mind, these bond measures reflect district commitment to facilities and programs.
Asset depletion lending in California has grown as the population ages and more retirees relocate to high-cost areas like South San Francisco. Lenders are refining asset-verification processes to speed underwriting.
Broker shops dominate this niche because retail banks rarely staff specialists in asset depletion. If you're exploring this loan type, working with a broker gives you access to multiple niche lenders at once.
Yes. Retirement accounts are divided by life expectancy to create qualifying income. Most lenders require $500,000+ in liquid retirement assets and a 620+ FICO score.
The 2026 conforming limit is $1,249,125. Asset depletion loans can reach this ceiling if your portfolio supports the debt-to-income ratio.
Plan for 45–60 days. Lenders must verify asset values, calculate life-expectancy divisors, and document the depletion schedule. Conventional loans typically close faster.
Most lenders require 5–10% down. Your retirement accounts count toward qualification, but you still need cash or assets for the down payment itself.
Rates are typically comparable to conventional loans. The real cost is longer underwriting timelines and more documentation. Ask your broker for rate quotes on both programs.