Asset Depletion Loans
Qualify using your liquid assets instead of traditional employment income — ideal for retirees, trust fund recipients, and high-net-worth individuals.
Program Overview
Asset depletion loans allow borrowers to qualify for a mortgage by using their liquid assets — bank accounts, investment portfolios, retirement accounts — as a measure of income, rather than traditional W-2s, tax returns, or employment history. The lender calculates a monthly "income" figure by dividing the eligible assets by a set number of months (typically 240–360). This approach is perfect for wealthy retirees, individuals living off investments, and others whose financial strength is reflected in their assets rather than their paycheck.
Who Is This Loan For?
- ✓ Retirees with substantial savings but limited fixed income
- ✓ High-net-worth individuals with investment portfolios
- ✓ Trust fund recipients
- ✓ Recently retired professionals
- ✓ Borrowers with significant liquid assets and no traditional employment
Key Benefits
No Employment Required
No W-2s, pay stubs, or employment verification needed.
Asset-Based Qualification
Your wealth speaks for itself — qualify based on investable assets.
Multiple Asset Types
Bank accounts, stocks, bonds, mutual funds, and retirement accounts may all count.
All Property Types
Available for primary residence, second home, and investment property.
Qualification at a Glance
General Requirements
- Liquid assets sufficient to calculate qualifying income
- Asset calculation: total eligible assets ÷ 240–360 months = monthly income
- Credit score 680+ for most programs
- Down payment 20–30%
- Reserves beyond what is used for income calculation
Advantages
- ✓ No employment or income documentation
- ✓ Asset-based qualification
- ✓ Available for all property types
- ✓ Strong option for retirees
- ✓ Competitive non-QM rates
Tradeoffs to Consider
- ↔ Requires substantial liquid assets
- ↔ Retirement accounts may be discounted (60–70% of value)
- ↔ Higher down payment than conventional
- ↔ Higher rates than agency loans
- ↔ Not all asset types qualify
Common Scenarios
Retiree Purchasing New Home
A recently retired executive with $2M in liquid assets but only $3,000/month in Social Security purchases a $600K home. Asset depletion calculates $8,333/month income ($2M ÷ 240 months), easily qualifying.
Trust Fund Recipient
An individual receiving distributions from a family trust with $1.5M in accessible assets but no W-2 employment uses asset depletion to purchase a primary residence.
Documents Typically Needed
- Asset statements (2–3 months for all accounts)
- Account ownership verification
- No employment docs needed
- Property appraisal
- Government-issued ID
Frequently Asked Questions
Total eligible assets are divided by a term (usually 240 or 360 months) to determine a monthly qualifying income. For example, $1.8M ÷ 360 = $5,000/month qualifying income.
Broker Disclosure: Scout Financial Group Inc DBA Airus Lending is a licensed mortgage broker (NMLS #2187418) and does not make loans or credit decisions. Airus Lending works with multiple wholesale lenders to help borrowers compare available loan options. Final approval depends on the lender, automated underwriting findings, documentation, state requirements, and overall borrower profile. Not all applicants will qualify.