“Financing a home with acreage and unconventional retirement income can be overwhelming, but LendFriend Mortgage made the process smooth from beginning to end.
They were always quick to respond, answered every question we had, and explained each step in a way that was easy to understand. We always had direct access to the people actually working on our loan, which made the experience much less stressful.
What really stood out was that even after the loan funded, they continued helping and making sure we understood the next steps. There was never a feeling of ‘the loan closed, good luck.’
We truly appreciated the patience, communication, and support throughout the entire process and would absolutely recommend LendFriend Mortgage, especially for anyone with a unique financial situation or rural property purchase.”
Georgia Asset Depletion Loans
Georgia homebuyers with substantial investment portfolios can qualify for a mortgage on assets rather than traditional income. Asset depletion loans serve high-net-worth buyers in Buckhead, Alpharetta, Sandy Springs, Milton, and Johns Creek, with financing up to $10M.
Why Homebuyers Trust Us for Asset Depletion Loans in Georgia
Georgia homebuyers come to us with significant wealth held in investment accounts, business equity, and retirement portfolios, and their income often doesn't match the W-2 pattern conventional mortgage underwriting expects. An asset depletion loan was built for exactly that situation.
We work with Buckhead professionals, North Atlanta tech executives in Alpharetta and Milton, retirees relocating to Sandy Springs or Roswell, coastal second-home buyers on Sea Island and St. Simons, and trust beneficiaries managing multi-generational wealth. Each gets matched to an asset depletion loan, a no income verification mortgage, or a jumbo Non-QM loan that fits how their assets are held.
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Asset Depletion Loan Experts
Since 2018, our team has originated over $1.5 billion in mortgages, partnering with the country's leading asset-based lenders to structure flexible financing for Georgia homebuyers and investors.
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No Tax Returns Required
A Georgia asset depletion loan works as both a no tax return mortgage and a no doc mortgage. Your asset base does the qualifying, with brokerage accounts, stock portfolios, retirement funds, pensions, annuities, and savings all counted toward eligibility.
Up to $10M Loans in Georgia
Asset depletion loans in Georgia reach up to $10 million, with jumbo loan options for Buckhead estates, Tuxedo Park properties, Alpharetta and Milton homes, and Sea Island coastal residences.
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Fast Approvals Across Georgia
Pre-approvals issue in as little as 24 hours, and most Georgia closings wrap in roughly 30 days. As your mortgage broker in Atlanta and across Georgia, we move quickly when Buckhead, Alpharetta, Sandy Springs, Milton, or Sea Island properties hit the market.
Who Benefits From a Asset Depletion Loan in Georgia
Georgia asset-based mortgage programs are built for buyers whose wealth doesn't fit the W-2 pattern conventional underwriting expects. If your portfolio is substantial but your reported income doesn't tell the full story, an asset depletion loan is the right fit.
- Buckhead and North Atlanta executives compensated through stock vesting, RSUs, deferred comp, or carry
- Founders and self-employed professionals whose tax returns reflect business write-offs or variable income
- Georgia retirees pulling from investment portfolios, IRAs, and 401(k)s instead of W-2 wages
- High-net-worth individuals with substantial assets and limited traditional documentation
- Real estate investors and trust beneficiaries with multi-generational wealth and no employer income
Asset-rich, income-light borrowers can use Georgia asset-based mortgage programs to qualify for a Georgia home loan on the strength of their portfolio. No pay stubs. No tax returns. No traditional employment documentation.
Across Georgia's high-value markets, from Buckhead and Tuxedo Park to Alpharetta, Milton, Sandy Springs, and the coastal Georgia second-home corridor, LendFriend Mortgage structures asset depletion loans and jumbo Non-QM loans built around the way you hold your wealth.
What Georgia Buyers Gain From an Asset Depletion Loan
An asset depletion loan in Georgia means buying a home without selling investments. Your wealth stays invested, and the mortgage closes on the strength of the portfolio you've already built.
- Qualification driven by your portfolio. No W2s, tax returns, or traditional income paperwork in underwriting. The asset base is what gets reviewed.
- Loans up to $10M+ on Georgia properties. Most asset depletion loans reach $10M, with jumbo asset depletion loans going higher for the right portfolio.
- Statewide market coverage. Primary residences, second homes, and investment properties all qualify, whether closing in Buckhead, Milton, Sandy Springs, or Sea Island.
- Closings on a shorter timeline. Asset-focused underwriting cuts the documentation burden that slows conventional mortgages.
- Portfolio preservation. No selling investments or triggering avoidable tax events to fund the down payment.
From a Buckhead estate to an Alpharetta home or a Sea Island retreat, a Georgia asset depletion loan lets you buy without disturbing the portfolio behind your wealth.
Get an Asset Depletion Loan Rate Quote
When a Georgia Buyer Should Consider Asset Depletion
Many Georgia homebuyers carry strong investment portfolios but lack the W-2 documentation conventional underwriting requires. Whether you're a Buckhead executive paid through equity vesting or a North Atlanta founder with significant business equity, the math on a conventional mortgage rarely works. A Georgia asset depletion loan solves that by qualifying you on portfolio strength.
Markets like Buckhead, Tuxedo Park, Alpharetta, Milton, and Johns Creek see prices that conventional income-based qualification can't easily justify, particularly for executives whose W-2 is a fraction of total compensation. Asset depletion loans bridge that gap and finance homes from Fulton County estates to Forsyth County properties to coastal Georgia retreats on Sea Island.Buyers and homeowners in Fulton County's estate neighborhoods can see how jumbo asset depletion loans in Fulton County handle a Johns Creek purchase or a Buckhead cash-out refinance.
Georgia asset depletion loans are a strong fit for:
- Buckhead and Tuxedo Park executives paid through stock vesting, RSUs, or partnership distributions
- Founders and entrepreneurs running businesses in the Atlanta or Alpharetta tech corridor
- Retirees and second-home buyers in coastal Georgia or the North Atlanta suburbs bringing substantial liquid wealth
With a Georgia asset depletion loan, your real net worth qualifies you for the loan, and your portfolio stays fully invested.
Asset Depletion Options Beyond Georgia
Many of our Georgia clients own a second home or a former primary residence in another state, and the qualification method travels with them. Executives relocating between Atlanta and Dallas or Houston can qualify for a Texas asset depletion loan on the same portfolio. Families moving from Short Hills or Millburn to Alpharetta and Milton can keep the northern home financed through New Jersey asset depletion loans rather than selling investments to carry it.
Buyers on Sea Island and St. Simons often weigh those markets against Hilton Head Island and Kiawah, where a South Carolina asset depletion loan covers Lowcountry purchases. Atlanta families who spend summers in Highlands, Cashiers, or Lake Toxaway can finance a mountain home through a North Carolina asset depletion loan with the same eligible accounts and reserve requirements.
The search can also run south along the Gulf, where Rosemary Beach, Seaside, Alys Beach, and the rest of the 30A corridor qualify on assets through Florida asset depletion loans at the larger loan amounts panhandle prices require.
Whether your search stays inside metro Atlanta or extends to a second home in another state where LendFriend is licensed, the financing can be settled before you make an offer.
How Underwriting For a Georgia Asset Depletion Loan Works
Our team has guided Georgia homebuyers through every step of the asset depletion process, with deep familiarity in Fannie Mae, Freddie Mac, and Non-QM lending guidelines.
Step 1: Identify Your Eligible Assets
We begin by reviewing the assets that can be used for qualification. This typically includes checking and savings accounts, CDs, brokerage accounts, stocks, bonds, mutual funds, IRAs, and 401(k)s. In certain cases, real estate holdings or business equity may also be included, depending on the program.
Step 2: Apply Asset Valuation
Lenders do not use the full value of every asset. Instead, they apply a conservative percentage to account for liquidity and market volatility, converting your total holdings into a stable and verifiable income base for underwriting purposes.
Step 3: Convert Assets Into Monthly Income
Your eligible assets are divided over a standard term, typically 60 to 120 months, to generate a monthly qualifying income. This income is then used to determine your debt-to-income ratio and loan eligibility, allowing you to qualify without W-2s, pay stubs, or tax returns.
Asset Depletion Loans We’ve Closed for Georgia Borrowers
Retirees, executives, founders, and homeowners across Georgia use their assets to qualify when tax returns understate what they can afford. Because asset depletion guidelines differ from one lender to the next, we shop each file across 40+ investors and match the borrower’s assets, goals, and property to the right program. These are real scenarios with names and identifying details changed for privacy.
Johns Creek Buyer Closes $3.2M Home Without Selling Investments
A buyer purchasing a $3.2M home in Country Club of the South wanted to keep his portfolio invested rather than sell securities to enlarge the down payment. We structured a jumbo asset depletion loan that converted his brokerage and retirement assets into qualifying income, and the purchase closed with the down payment he had planned.
Buckhead Homeowner Pulls $1M From a $7M Property
A Buckhead homeowner with a property valued near $7M wanted to raise his mortgage from $2.5M to $3.5M and put the difference into an AI startup. Asset depletion qualified the larger payment on his investments, and the jumbo cash-out refinance closed without selling securities or the home.
Sandy Springs Refinance Funds a Son's Down Payment
A Sandy Springs homeowner with a residence worth about $5M increased his mortgage from $1M to $2M to help his son buy a home down the street. We qualified the larger loan on his eligible assets rather than documented income, and he accessed roughly $1M while keeping substantial equity in his own home.
Retirees Buy a $1.9M Savannah Home on Portfolio Strength
A retired couple relocating from the Northeast bought a $1.9M home in Savannah's Ardsley Park with a $1.3M mortgage. Their wealth sat in IRAs and a brokerage account with no W-2 income behind it, so we converted those assets into monthly qualifying income and they closed in roughly 30 days without liquidating anything.
Stronger Negotiating Position when Buying a Home
The equity in your current home is unlocked and used as a downpayment on your new home; meaning no sales contingency required! Sellers HATE sales contingencies. Without a sales contingency, your offer is stronger, increasing your chances of buying your next home with ease.
Get the Highest and Best Sale Price
Without feeling pressured to sell quickly, you can wait for the best offer on your current home. List your home at the best time, market it effectively, and attract more competitive offers. With no rush, you can negotiate better terms and get the highest selling price.
Reduced Stress
Don't worry about finding temporary housing or organizing multiple moves. Avoid the chaos of having to coordinate the sale of your current home and the purchase of a new one. Transition seamlessly from one home to another and reduce stress or anxiety, making the moving process more manageable and organized.
Time for Improvements
Make necessary renovations or updates to your new property before you move in. Painting, remodeling, or other improvements would be more challenging if you were already living there. Moving into a freshly updated home (instead of living in it during renovations) is just so much nicer!
Get Approved for a Georgia Asset Depletion Loan Today
Connect with LendFriend and start your mortgage approval.
See Why Asset Depletion Borrowers Choose LendFriend Mortgage
See how retirees, investors, and borrowers with substantial assets have worked with LendFriend Mortgage to qualify for a home without relying solely on traditional employment income.
“The team did a great job from start to finish. It was a pleasure working with them.”
“I had a phenomenal experience working with Eric, Morgan, and Crystal at LendFriend and cannot recommend them enough. They helped me secure a 30 year fixed rate mortgage enabling me to purchase an amazing home for my family.
I reached out through their website contact form on a Saturday night, and Eric connected with me the very next morning (Sunday) to discuss asset depletion mortgages and my goals.
Eric called regularly with updates on potential lenders, rates, and more. It was an amazing experience from start to finish and I truly felt they would move heaven and earth to get me the financing I needed.
Thank you, Eric, Morgan, Crystal, and the entire LendFriend team!”
“My husband just retired and we are officially snowbirds thanks to Lend Friend. We just bought a winter home in Boca. Everyone was so lovely to work with. Eric, Crystal and Morgan answered all our questions and made sure we were comfortable from start to finish.
Im so excited for all my grandchildren to visit me during the holidays.”
“I’m in early retirement and currently have no traditional income, and I needed a loan to purchase a new home. I assumed getting financing under those circumstances was going to be extremely difficult, if not impossible.
LendFriend made what seemed impossible surprisingly simple. They understood my situation, found a way to make the loan work, and most importantly, got everything closed on time.”
“For the past two years I have been contemplating buying a home. I was referred to Lendfriend mortgage and when I say the experience from start to finish was an awesome experience. The WHOLE TEAM was there for me.
The Professionalism and support was truly unbeatable. 100% recommending Lendfriends mortgage.”
5/5 Star Reviews on Google, Zillow, and Experience.
See How Much Mortgage Your Assets Could Support
Use our Asset Depletion Mortgage Calculator to estimate how your savings, investment accounts, retirement funds, and other eligible assets could be used to qualify for a mortgage without relying entirely on traditional income.
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FAQs
What assets count for a Georgia asset depletion loan?
Qualifying assets for a Georgia asset depletion loan include brokerage accounts, savings, CDs, stocks, bonds, mutual funds, IRAs, 401(k)s, and eligible cryptocurrency. Trust-held accounts count when the trust documents allow the funds to be used, and some programs also credit real estate equity or business holdings. The full list sits in our review of asset depletion mortgage requirements.
Do I need W-2 employment income to qualify in Georgia?
No. A Georgia asset depletion loan qualifies you on verified investment and retirement holdings rather than wages. Many lenders also let you blend asset-based income with Social Security, pensions, or rental income, which strengthens the debt-to-income ratio for Buckhead and Sea Island purchases. Our overview of asset depletion mortgages walks through how the income is stacked.
How does a Georgia asset depletion loan convert assets into qualifying income?
Eligible assets are divided over a fixed term, usually 60 to 120 months for Non-QM programs, to produce a monthly income figure that drives the debt-to-income calculation. Agency programs use longer terms and their own age rules, which we explain in our breakdown of the Fannie Mae asset depletion formula.
How much do I need in assets to qualify for a Georgia asset depletion loan?
Most programs look for at least $1 million in eligible assets, with jumbo asset depletion loans on Buckhead or Alpharetta homes requiring more. Loan amounts typically reach $10M, and the ceiling depends on portfolio size, property type, and the lender's divisor. Run your own numbers with the asset depletion mortgage calculator, then compare programs across the best asset depletion mortgage lenders.
What credit score does a Georgia asset depletion loan require?
Georgia asset depletion programs generally require a 700 or higher credit score, since these are Non-QM loans built for high-net-worth borrowers using alternative documentation. A 780 or higher score unlocks the best pricing. We cover the tiers in how your credit score affects your mortgage rate.
Do I need to liquidate my investments to qualify for a Georgia asset depletion loan?
No. Your portfolio stays fully invested, and the assets are used only to calculate a qualifying income figure for underwriting. Selling appreciated securities to fund a purchase can trigger capital gains and shrink long-term returns, which is why many Georgia buyers choose not to sell stocks to buy a house.
Can I do a cash-out refinance with a Georgia asset depletion loan?
Yes. Cash-out refinances are available under Georgia asset depletion programs, so a Buckhead or Sandy Springs homeowner can access equity while qualifying on assets rather than W-2 income. Lenders cap cash-out amounts and loan-to-value differently, and our guide to cash-out refinancing with asset depletion compares the options.
What is the minimum down payment for a Georgia asset depletion loan?
Most lenders require at least 15% down on a Georgia purchase, and 20% opens up noticeably better pricing. The down payment and closing costs are subtracted from your assets before the income calculation, so the balance that remains matters. See jumbo Non-QM down payments explained for the tiers.
Can I use an asset depletion loan to buy a vacation home outside Georgia?
Yes. The same portfolio may qualify you for a second home in another state where LendFriend is licensed. Atlanta families buying a cabin in the Smoky Mountains or a lake house near Chattanooga may use a Tennessee asset depletion loan. A ski home in Aspen, Vail, or Breckenridge may close on a Colorado asset depletion loan with the same statements.
Can I use crypto as an asset for a Georgia asset depletion mortgage?
Yes. Eligible Bitcoin and Ethereum holdings can be used in certain crypto mortgage programs as part of an asset depletion calculation. The lender assigns an eligible value to your crypto and converts it into monthly qualifying income, so you qualify without selling or pledging your digital assets. A Georgia crypto mortgage can also combine eligible crypto with stocks, retirement accounts, and cash. Digital assets can also anchor a jumbo crypto mortgage for Georgia homes priced above the conforming limit.
Why Work With a HNW Mortgage Broker Who Understands Asset-Based Lending?
At LendFriend Mortgage, we're more than a lender. We're your trusted HNW mortgage broker, dedicated to helping you qualify for the right asset-backed loan without the burden of traditional documentation. As a top-tier asset-based mortgage lender, we specialize in mortgages for high-net-worth individuals who prefer flexible solutions such as asset depletion loans and non-QM mortgages.
Our user-friendly tech and transparent process make it easy to compare loan options, get pre-approved, and close quickly.
Around the Clock
We're available 7 days a week, 365 days a year to help you compare rates, explore asset-based lending options, and move forward confidently, whether you're buying, refinancing, or upgrading.
Asset-Based Mortgage Solutions for High-Net-Worth Borrowers
Our asset depletion loan programs let you qualify on the strength of your assets rather than traditional income, so you can secure the home you want without compromise or delay.
Get Pre-Approved Quickly
Apply online to get pre-approved for an asset-based loan in minutes. It’s the fastest way to strengthen your offer and move forward with confidence.
Competitive Rates with No Hidden Fees
We help you secure competitive asset depletion loans with fair, transparent pricing. No junk fees, no unnecessary points, just financing that reflects your financial strength.
Personalized Mortgage Guidance
You’ll work one-on-one with a dedicated mortgage expert who specializes in asset-based loans and will guide you through the best-fit programs based on your net worth and financial strategy.
Close in just 3 Weeks
Our process is built for speed. Most asset-based loans and non-QM mortgage products can close in just 3 weeks, often faster than conventional financing.
Learn More About Asset Depletion Loans
Our Learning Center gives you access to everything you need to know about asset depletion loans, including how lenders calculate qualifying income from your assets, which accounts may be eligible, how asset depletion compares with other retirement loan options, and how these programs can be used when buying a home or refinancing an existing mortgage. Read some of our favorite articles below.
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Other Non-QM Mortgage Solutions for Georgia Borrowers
LendFriend Mortgage works with more than 40 wholesale lenders, so Georgia borrowers have other Non-QM loans to consider when an asset depletion mortgage is not the right fit.
No-Ratio Loans
The lender reviews credit, equity, reserves, and mortgage history and does not calculate a debt-to-income ratio. No-ratio loans are for primary residences only.
Bank Statement Loans
A bank statement loan lets business owners in Buckhead, Alpharetta, and Savannah qualify on 12 or 24 months of deposits in place of tax-return income.
DSCR Loans
A DSCR loan qualifies a Georgia rental property on the rent it produces, with no tax returns, W-2s, or personal income documents.