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Healdsburg attracts retirees, winery owners, and tech exits who hold wealth in investments, not W-2s. Asset depletion loans let you qualify using retirement accounts, brokerage balances, and liquid holdings instead of employment income.
This loan type works particularly well in Sonoma County where many buyers have significant portfolios but inconsistent or zero documented income. Lenders divide your verified assets by a fixed term to calculate qualifying income.
Some lenders now accept cryptocurrency holdings as qualifying assets, expanding what counts as usable wealth. Rates vary by borrower profile and market conditions, typically running 1-2% above conventional rates.
Asset Depletion Loans in Healdsburg
You need substantial liquid assets — typically $500k minimum for most lenders, though some programs start at $300k. Lenders divide your total assets by 84, 120, or 360 months depending on the program to calculate monthly qualifying income.
Credit scores start at 680 for most programs, with 720+ unlocking better rates. Down payments range from 10-25% based on loan amount and asset levels. The property must be your primary residence, second home, or investment.
Assets must be in verifiable accounts: IRAs, 401(k)s, brokerage accounts, savings, and now crypto wallets with proper documentation. Retirement accounts typically get a 70% haircut to account for early withdrawal penalties.
Local decision guide
Use this guide to connect asset depletion loans eligibility, lender expectations, and local market factors before comparing payment options in Healdsburg.
Healdsburg attracts retirees, winery owners, and tech exits who hold wealth in investments, not W-2s. Asset depletion loans let you qualify using retirement accounts, brokerage balances, and liquid holdings instead of employment income.
This loan type works particularly well in Sonoma County where many buyers have significant portfolios but inconsistent or zero documented income. Lenders divide your verified assets by a fixed term to calculate qualifying income.
Some lenders now accept cryptocurrency holdings as qualifying assets, expanding what counts as usable wealth. Rates vary by borrower profile and market conditions, typically running 1-2% above conventional rates.
Asset depletion sits in the non-QM space, which has grown significantly as brokers realize how many buyers it serves. Not every lender offers it, and those who do have wildly different asset calculation methods and rate structures.
Some lenders use 84-month depletion, others use 360 months — the difference completely changes your qualifying income. A few now accept crypto holdings, but they require blockchain verification and typically apply larger discounts than traditional assets.
Working with a broker who shops 200+ lenders matters here because asset depletion pricing and terms vary more than conventional loans. One lender might approve what another rejects based purely on how they count assets.
Most Healdsburg asset depletion deals involve retirees under 65 who have money but no pension yet, or business owners with wealth trapped in retirement accounts. The 70% haircut on retirement funds surprises people, but it protects lenders against early withdrawal penalties.
If you hold both taxable brokerage accounts and retirement funds, lead with the brokerage money — it counts at 100%. Save the retirement assets as supplemental reserves. Some borrowers pull just enough from their 401(k) to boost qualifying income, then use the rest as reserves.
The crypto asset expansion helps, but documentation requirements remain strict. You need exchange statements, wallet verification, and often third-party valuation. Most lenders apply a 50-60% haircut to crypto given volatility.
Bank statement loans work better if you have business income flowing through accounts but minimal liquid assets. Asset depletion works when you have the opposite: big portfolios, low cash flow. Neither requires tax returns or employment verification.
DSCR loans make sense for investment properties if rental income covers the mortgage. For primary homes in Healdsburg, asset depletion often beats DSCR because it doesn't depend on rental comps or appraisal income calculations.
Foreign national loans require asset depletion-style qualification anyway since most lack U.S. tax returns. If you're choosing between those programs, the foreign national route typically offers higher loan amounts but requires larger down payments.
Healdsburg real estate includes everything from downtown condos to vineyard estates, and asset depletion works across that range. The program handles properties up to $3-4 million at most lenders, which covers most single-family homes here.
Sonoma County buyers often hold wealth in business equity or agricultural land that doesn't generate liquid income. Asset depletion sidesteps that issue entirely by focusing only on accessible accounts, not real estate or business valuations.
Wine industry exits and tech retirees make up a significant portion of Healdsburg buyers, and many arrive with seven-figure portfolios but zero traditional income. This loan type was built for exactly that profile.
Most lenders require $500k minimum in liquid assets, though some programs start at $300k. The lender divides your total by 84-360 months to calculate qualifying income.
Yes, but lenders typically count only 70% of retirement account balances to account for early withdrawal penalties. Taxable brokerage accounts count at full value.
Yes, though some lenders limit them to primary homes and second homes. DSCR loans often make more sense for pure investment properties in Healdsburg.
Rates typically run 1-2% above conventional loans and vary by credit score, down payment, and asset levels. Rates vary by borrower profile and market conditions.
Select lenders now accept verified crypto holdings, but expect a 50-60% haircut and strict documentation including exchange statements and wallet verification.
Bank statement loans use deposits to prove income. Asset depletion ignores income entirely and qualifies you based on total liquid holdings divided over a fixed term.