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Santa Rosa attracts retirees and high-net-worth buyers who hold significant assets but minimal W-2 income. Asset depletion loans turn your investment accounts into qualifying income.
Wine country draws entrepreneurs who've sold businesses and tech professionals with stock portfolios. Traditional income verification doesn't capture their actual financial strength.
Sonoma County's housing costs demand creative underwriting. Lenders divide your liquid assets by 360 months to calculate monthly qualifying income.
Asset Depletion Loans in Santa Rosa
You need $500,000+ in verified liquid assets to make this program work. Retirement accounts, brokerage balances, and savings all count toward qualification.
Lenders require 620-680+ credit depending on loan amount. They'll want 20-30% down for purchase transactions in most cases.
Your assets must be held in accounts you can access. Real estate equity and 401(k)s you can't touch don't count toward depletion calculations.
Local decision guide
Use this guide to connect asset depletion loans eligibility, lender expectations, and local market factors before comparing payment options in Santa Rosa.
Santa Rosa attracts retirees and high-net-worth buyers who hold significant assets but minimal W-2 income. Asset depletion loans turn your investment accounts into qualifying income.
Wine country draws entrepreneurs who've sold businesses and tech professionals with stock portfolios. Traditional income verification doesn't capture their actual financial strength.
Sonoma County's housing costs demand creative underwriting. Lenders divide your liquid assets by 360 months to calculate monthly qualifying income.
Only 15-20 wholesale lenders offer true asset depletion programs. Most local banks don't understand the underwriting model.
Portfolio lenders provide the most flexibility on which assets count. Some allow 70% of retirement account balances, others stick to liquid-only accounts.
Expect 60-90 day close timelines. Asset verification takes longer than income documentation because lenders need multiple months of statements.
I've closed asset depletion deals for Santa Rosa buyers with $2M in stocks earning 6% rates. The math works when your portfolio generates real returns.
Biggest mistake: assuming all assets count equally. One lender might allow 100% of your brokerage account but only 70% of IRA balances.
Smart buyers combine this with cash-out refinancing after purchase. Once you own the home, you can tap equity while keeping investments intact.
Bank statement loans work better if you run business income through accounts. Asset depletion makes sense when your wealth sits in investments.
DSCR loans beat asset depletion for investment properties generating rent. Use your rental income instead of depleting personal assets.
Foreign national programs overlap with asset depletion for international buyers. Some lenders blend both approaches for stronger qualification.
Sonoma County sees asset depletion loans on $800K-$2M properties. Below $800K, conventional loans usually provide better rates.
Wine industry executives and vineyard owners use this program between harvest cycles. Their income fluctuates but asset bases stay strong.
Santa Rosa's proximity to Bay Area tech means buyers with RSU vesting schedules. Asset depletion bridges gaps when stock grants haven't vested yet.
They divide your total liquid assets by 360 months (30 years). A $1.8M portfolio creates $5,000 monthly qualifying income.
Yes, but lenders typically count only 60-70% of IRA and 401(k) balances. Accessible brokerage accounts count at 100%.
Rates run 1-2% above conventional loans. Strong credit and larger down payments get you closer to 1% premium. Rates vary by borrower profile and market conditions.
No. Lenders verify balances through statements but don't require you to sell. Your assets stay invested throughout the process.
Most lenders want 20-30% down. Higher down payments unlock better rates and increase approval odds with borderline credit.