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Asset Depletion Loans in Vacaville
Vacaville sits between Sacramento and the Bay Area, attracting retirees and high-net-worth buyers who don't fit traditional income boxes.
Asset depletion works here because plenty of buyers have portfolios but no steady paycheck. We see this with early retirees from tech and defense contractors moving from pricier markets.
This loan type lets you qualify based on what you own, not what you earn. Lenders divide your liquid assets by 360 months to create a qualifying income number.
You need substantial liquid assets—typically $500K minimum after down payment and reserves. Stocks, bonds, mutual funds, and retirement accounts all count.
Credit scores start at 620, but most lenders want 680+ for competitive rates. Higher reserves mean better pricing and easier approval.
Lenders take your total liquid assets, subtract reserves, then divide by 360 to calculate monthly income. That number must support your debt-to-income ratio.
Asset depletion sits in the Non-QM space, so you won't find it at Wells Fargo or Bank of America. We access 15-20 specialized lenders who price this differently.
Rates run 1-2% above conventional because these loans don't sell to Fannie or Freddie. Bigger asset cushions get better pricing—show $2M in accounts versus $600K and you'll see a rate difference.
Some lenders cap at $3M loan amounts in Solano County. Others go higher but add pricing hits above $2M.
Most buyers don't know this program exists until we suggest it. If you sold a business, retired early, or live off investments, this beats trying to manufacture W-2 income.
The calculation is simple but lenders differ on what assets count. Some accept 70% of retirement accounts, others go to 100%. We know which lenders offer the best treatment for your specific asset mix.
Don't drain accounts for a bigger down payment thinking it helps. You need those assets to qualify. We often tell buyers to put down less and keep liquidity visible.
Bank statement loans work if you have business income to document. Asset depletion works when you don't have income at all—just wealth.
Compared to DSCR loans, asset depletion works for primary homes, not just rentals. It's the only non-income option for owner-occupied properties in Vacaville.
Foreign national loans require different docs but similar asset verification. If you're a U.S. citizen with assets, this path is cleaner and cheaper.
Vacaville properties under $1M work best for asset depletion. Above that, you need serious liquidity to hit the income calculation.
We see this program used by Bay Area transplants downsizing with equity. They're asset-heavy but between jobs or retired. Traditional approval doesn't work for them.
Solano County appraisals move fast, so get your asset statements ready early. Lenders need 60 days of account history, and any large deposits trigger questions.
Stocks, bonds, mutual funds, and retirement accounts count. Most lenders accept 70-100% of IRA and 401k balances depending on age and penalties.
Yes, it works for primary homes, second homes, and sometimes investment properties. Requirements get stricter for non-primary residences.
Figure $140K down payment, $50K reserves, then enough to generate qualifying income. Usually $800K-$1.2M total depending on debts.
Most carry prepayment penalties for 1-3 years. Some lenders waive them for higher rates, but that trade rarely makes sense.
30-45 days with clean asset documentation. Delays happen when buyers can't explain deposit sources or account transfers.
Mortgage financing for independent contractors and freelancers who earn 1099 income instead of traditional W-2 wages.
Non-QM loans that use 12 to 24 months of bank statements to verify income for self-employed borrowers.
Short-term financing that bridges the gap between buying a new property and selling an existing one.
Debt Service Coverage Ratio loans that qualify investors based on a rental property's income rather than personal income.
Mortgage programs designed for non-US citizens and non-permanent residents who want to purchase property in the United States.
Asset-based short-term loans primarily used by real estate investors for property acquisition and renovation projects.
Mortgages that allow borrowers to pay only the interest for an initial period, resulting in lower monthly payments upfront.
Financing solutions tailored for real estate investors purchasing rental properties, fix-and-flip projects, or investment portfolios.
Home loans for borrowers who have an Individual Taxpayer Identification Number instead of a Social Security number.
Adjustable rate mortgages held in a lender's portfolio rather than sold on the secondary market, offering more flexible terms.
Non-QM mortgages that use a CPA-prepared profit and loss statement to verify income for self-employed borrowers.
Home loans with interest rates that adjust periodically based on market conditions after an initial fixed-rate period.
Specialized mortgage programs designed to support homeownership in underserved communities with flexible qualification criteria.
Mortgages that meet the guidelines and loan limits set by Fannie Mae and Freddie Mac for secondary market purchase.
Financing for building a new home or making major renovations, typically converting to a permanent mortgage upon completion.
Traditional mortgage financing not backed by a government agency, offering flexible terms and competitive rates for qualified borrowers.
Innovative loan products that leverage projected home equity growth to provide favorable financing terms.
Government-insured mortgages from the Federal Housing Administration with low down payments and flexible credit requirements.
A revolving line of credit secured by your home equity that allows you to borrow funds as needed during a draw period.
A fixed-rate second mortgage that provides a lump sum of cash by borrowing against the equity built in your home.
Mortgages that exceed the conforming loan limits set by the FHFA, designed for financing high-value luxury properties.
Loans for homeowners aged 62 and older that convert home equity into cash without requiring monthly mortgage payments.
Government-backed zero down payment mortgages for eligible rural and suburban homebuyers who meet income limits.
Government-guaranteed mortgages for eligible veterans, active-duty service members, and surviving spouses with zero down payment.