Qualify Using Your Assets. No Traditional Income Required.
Use your savings, investments, and retirement accounts to qualify for a mortgage — no W-2s, tax returns, or employment income needed. Ideal for retirees and high-net-worth borrowers.
Your wealth qualifies you. Convert savings, investments, and retirement accounts into qualifying income without liquidating a single asset.
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No Employment Required
Qualify without W-2s, pay stubs, or tax returns. Your accumulated assets — savings, investments, retirement funds — serve as your qualifying income.
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Keep Assets Invested
You don't need to sell or liquidate investments. The lender calculates income from your current balances while your portfolio continues working for you.
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Retiree-Friendly
Perfect for retirees with substantial 401(k), IRA, and investment accounts. Combine with Social Security and pension income for even stronger qualification.
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Simple Calculation
Total qualifying assets minus down payment and closing costs, divided by 36 to 84 months. Transparent math you can calculate yourself before applying.
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Multiple Property Types
Finance primary residences, second homes, and investment properties. Single-family, condo, townhome, and multi-unit (2-4 units) eligible.
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Purchase or Refinance
Use asset depletion for home purchases, rate-and-term refinances, and cash-out refinances. Access equity or buy your next home using your wealth.
Eligibility
Who Qualifies for an Asset Depletion Loan?
Asset depletion loans are designed for borrowers with substantial liquid assets who may not have traditional employment income.
Asset Documentation
Qualifying Assets
Checking & savings accounts (100% value)
Stocks, bonds, mutual funds, ETFs (100% value)
Retirement accounts — 401(k), IRA (60-70% value)
Money market accounts & CDs (100% value)
Vested stock options (documented value)
How it works: Total qualifying assets minus down payment and closing costs, divided by 36 to 84 months = your calculated monthly income. For example, $1.2M in assets ÷ 84 months = about $14,286/month qualifying income.
Loan Requirements
Credit & Down Payment
Minimum 640 credit score (720+ for best rates)
Down payment from 10% for purchase, set by credit, property type and loan amount
Cash-out refinance up to 80% LTV, depending on credit score and property type
Assets divided by 36 to 84 months for income
Reserves & Property
Reserves after closing, often as little as 3 months PITIA
Primary, second home, or investment property
1-4 unit residential properties
Condos, townhomes, single-family eligible
Asset Depletion Refinance
Refinance Using Your Wealth
Access your equity or improve your mortgage terms using your accumulated assets as qualifying income. No employment income, no W-2s — just your portfolio.
Cash-out up to 80% of your home's value, depending on credit score and property type
Consolidate high-interest debt into one payment
No employment or income documentation required
Assets divided over 36 to 84 months
Combine with Social Security or pension income
Keep investments fully invested during the process
We calculate your qualifying income by dividing your eligible liquid assets by a set number of months. Your investments stay invested — no liquidation required.
Liquid Assets: $1,500,000 Down Payment/Costs: -$75,000 Net Assets: $1,425,000 Qualifying Income: $16,964/mo (÷84) Example only — not a quote or an eligibility determination.
Have regular bank deposits instead? Explore our Bank Statement Loan for cash-flow-based qualification.
Asset Depletion Purchase
Buy a Home Using Your Assets
Retired, between careers, or living off investments? Your accumulated wealth qualifies you for a mortgage — no employment income needed.
With asset depletion, your savings and investments determine your mortgage qualification. Larger portfolios mean higher qualifying income and greater purchasing power.
Liquid Assets: $2,000,000 Down Payment (20%): -$160,000 Net Assets: $1,840,000 Qualifying Income: $21,905/mo (÷84) Example only — not a quote or an eligibility determination.
Understanding the costs associated with asset depletion loans helps you plan effectively.
Cost Item
Purchase
Refinance
Down Payment
From 10%, reviewed for your file
N/A
Interest Rate
Ask for written terms
Ask for written terms
Closing Costs
Itemized on your Loan Estimate
Itemized on your Loan Estimate
Origination Fee
Itemized on your Loan Estimate
Itemized on your Loan Estimate
Appraisal Fee
Quoted before it is ordered
Quoted before it is ordered
Reserves Required
From 3 months PITIA
From 3 months PITIA
Max LTV
Up to 80-90%
Up to 80% cash-out, depending on credit score and property type
Rate Factors for Asset Depletion Loans
Your rate depends on credit score, LTV, loan amount, property type, and total qualifying assets. Borrowers with 720+ credit, larger asset portfolios, and lower LTV ratios receive the most competitive pricing.
Rates vary by credit score, LTV, loan amount, property type, and total qualifying assets, and change daily — request current written terms for an exact quote.
Loan Comparison
Asset Depletion vs. Bank Statement
Both are non-QM options for non-traditional borrowers. Here's how they differ.
Asset Depletion
Bank Statement
Qualification Method
Assets ÷ months = income
Bank deposits over 12-24 months
Ideal Borrower
Retirees, HNW individuals
Self-employed, business owners
Employment Required
No
Self-employed 2+ years
Min. Credit Score
640
620
Min. Down Payment
From 10%
10-20%
Max Loan Amount
$3M+
$3M+
Documentation
Asset account statements
12-24 mo bank statements
Rate Premium
Priced above agency — ask for written terms
Priced above agency — ask for written terms
Reserves Required
From 3 months
3-6 months
Can Combine Income
Yes — SS, pension, rental
W-2 + self-employment
Choose asset depletion if you have substantial savings/investments but limited cash flow. Choose bank statement if you have strong monthly deposits from self-employment.
Payment Calculator
Estimate Your Asset Depletion Loan Payment
Toggle between Refinance and Purchase to see your estimated monthly payment. Qualify using your accumulated assets — no employment income required.
From 10%, depending on your file
Illustration as of Sep 17, 2026 — not a quote
Up to 80% of home value, depending on credit score and property type
Estimates only. The rate shown is an illustration as of September 17, 2026, not a quote or an offer — your actual rate depends on credit, LTV, loan amount, property type and total qualifying assets, and changes daily. Subject to credit approval. This is not a commitment to lend.
The Process
Your Asset Depletion Loan Journey
From gathering asset statements to funding in 21-30 days. Here's how it works.
1
Gather Asset Statements
1–2 Days
Collect recent statements for all qualifying accounts — brokerage, bank, retirement, CDs, and money market. We'll tell you exactly which accounts qualify and at what percentage.
2
Pre-Qualification
1–3 Days
We total your qualifying assets, apply the depletion calculation, and show you the qualifying income it produces and the options it opens. A rate is locked later, once you have moved to a full application.
3
Processing & Underwriting
14–21 Days
Asset verification, depletion income calculation, appraisal ordered, and title work completed. Our underwriters specialize in non-traditional income qualification.
4
Closing
1 Day
Sign your final documents. For purchases, get the keys to your new home. For refinances, start saving or receive your cash-out funds within days.
Frequently Asked Questions
Asset Depletion Loan FAQs
Answers to the most common questions about asset depletion loans, qualifying with assets, and how the calculation works.
No. Texana Bank Mortgage uses a soft credit inquiry for pre-qualification, which has absolutely no impact on your credit score. You can check your rate, explore loan options, and get pre-approved without any effect on your credit. A hard inquiry only occurs later if you formally move forward with a full application.
An asset depletion loan is a non-QM mortgage that allows borrowers to qualify using their liquid assets — such as savings, investments, stocks, bonds, and retirement accounts — instead of traditional employment income. The lender divides your qualifying assets by a set number of months (typically 36 to 84) to calculate a monthly "income" figure used for qualification. This is ideal for retirees, high-net-worth individuals, and anyone with substantial assets but limited documented income.
Asset depletion loans are designed for borrowers with significant liquid assets who may not have traditional W-2 or self-employment income. Common borrowers include retirees living off savings and investments, early retirees, trust fund beneficiaries, high-net-worth individuals between careers, divorced individuals receiving lump-sum settlements, and anyone with substantial assets but non-traditional income.
The lender takes your total eligible liquid assets, subtracts the down payment and closing costs, then divides the remaining balance by a set number of months — typically 36 months (3 years) to 84 months (7 years) depending on the program. The result is your calculated monthly income. For example, if you have $1.2 million in eligible assets after down payment and closing costs, divided by 84 months, your qualifying income would be about $14,286 per month.
Qualifying assets typically include checking and savings accounts (100%), stocks and bonds (100%), mutual funds and ETFs (100%), money market accounts (100%), certificates of deposit (100%), retirement accounts like 401(k) and IRA (typically counted at 60-70% of value), and vested stock options. Non-qualifying assets usually include business assets, real estate equity, personal property, cryptocurrency (varies by lender), and non-vested stock options.
No. Retirement accounts such as 401(k), IRA, and 403(b) are typically counted at 60-70% of their current value to account for taxes and potential early withdrawal penalties. If you are over 59½, some lenders may count retirement assets at a higher percentage since early withdrawal penalties no longer apply. The exact percentage depends on the specific lender and program.
Most asset depletion loan programs require a minimum credit score of 640. Borrowers with credit scores of 720 or higher qualify for the best rates, lower down payments, and more favorable asset depletion calculations. Higher credit scores may also allow a shorter divisor period, increasing your qualifying income.
Asset depletion loans are available up to $3 million or more depending on your total qualifying assets, credit score, and property type. Since your loan amount is limited by your calculated monthly income (assets divided by months), borrowers with $2 million or more in liquid assets can typically qualify for larger loan amounts.
Down payments start at 10%. The exact figure depends on your credit, the property type, and the loan amount, and is confirmed when your file is reviewed. Remember that your down payment reduces the assets available for the depletion calculation.
Yes. Asset depletion loans are available for primary residences, second homes, and investment properties. Investment properties typically require a larger down payment (20-25%), higher credit score (700+), and greater post-closing reserves. The asset depletion calculation remains the same.
Yes. Asset depletion refinances are available for both rate-and-term and cash-out refinances. This is particularly useful for retirees or high-net-worth individuals who want to refinance but no longer have traditional employment income to qualify with a conventional lender.
Yes. Cash-out refinances are available with asset depletion qualification. The maximum LTV for cash-out is up to 80%, depending on credit score and property type. You can use the cash proceeds for any purpose including debt consolidation, home improvements, or purchasing additional properties.
Asset depletion loan rates are typically higher than conventional mortgage rates. The premium reflects the non-traditional qualification method. Borrowers with larger asset portfolios, higher credit scores, and lower LTV ratios qualify for rates closer to conventional pricing, and rates change daily — request current written terms for an exact quote.
After accounting for the down payment, closing costs, and the assets used in the depletion calculation, reserve requirements vary by program and are often as little as 3 months of PITIA. Since asset depletion borrowers inherently have substantial assets, meeting reserve requirements is usually straightforward.
Yes. Many programs allow you to combine asset depletion income with other documented income sources such as Social Security, pension, rental income, annuity payments, or part-time employment income. This hybrid approach can significantly increase your total qualifying income and allow you to qualify for a larger loan amount.
Asset depletion and asset-based lending are often used interchangeably, but there can be subtle differences. Asset depletion specifically refers to dividing liquid assets over time to create a calculated monthly income. Asset-based lending is a broader term that may also include using assets as direct collateral. At Texana Bank, our asset depletion program uses the standard depletion calculation method.
No. You do not need to sell or liquidate your investments or retirement accounts to qualify for an asset depletion loan. The lender simply uses your current asset balances to calculate your qualifying income. Your investments can remain fully invested and continue earning returns throughout the life of the loan.
Absolutely — retirees are among the most common asset depletion borrowers. If you've accumulated significant savings, retirement accounts, and investments over your career but no longer have W-2 income, asset depletion allows you to qualify based on the wealth you've built. You can combine it with Social Security and pension income for even stronger qualification.
Asset depletion loans typically close in 21-30 days. The timeline is similar to other non-QM products. Having your asset statements organized and readily available — brokerage statements, bank statements, retirement account statements — helps ensure a smooth and fast process. Refinances may close slightly faster than purchases.
Choose an asset depletion loan if you have substantial liquid assets but limited or no regular income deposits into bank accounts — common for retirees, investors living off capital gains, and trust beneficiaries. Choose a bank statement loan if you are actively self-employed with regular income deposits. The key difference: bank statement loans look at your cash flow, while asset depletion loans look at your accumulated wealth.
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★★★★★
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★★★★★
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★★★★★
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★★★★★
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★★★★★
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★★★★★
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JFields
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Ready to Qualify Using Your Assets?
Your accumulated wealth is your qualification. Our asset depletion specialists help retirees and high-net-worth borrowers secure the mortgage they deserve.
