Asset Depletion Loans for High-Net-Worth Borrowers
From brokerage accounts to retirement funds, asset depletion mortgages give you the homebuying power to secure your dream home. No W2s or Tax Returns required.
What is an Asset Depletion Loan?
Unlike traditional mortgages that rely on W-2 income, an asset depletion loan (also called an asset depletion mortgage) lets you qualify using your liquid assets. Instead of tax returns, pay stubs, or business income, lenders calculate your “qualifying income” based on your investment portfolio, savings, and retirement accounts.
That means your net worth works for you—even if your monthly paycheck doesn’t tell the whole story. Asset depletion financing is especially popular with high-net-worth borrowers, retirees, business owners, and investors who have substantial assets but less verifiable income.
An Asset Depletion Loan Example: A borrower with $5M in liquid assets decides to use $1M for a down payment. The remaining $4M is divided across a qualifying term, generating more than $66,000 in monthly qualifying income. That income can support a mortgage well above $2.5M, all without showing W-2s or tax returns.
Why High Net Worth Individuals Trust LendFriend for Asset Depletion Loans?
At LendFriend Mortgage, we understand that asset-rich, income-light borrowers don’t fit neatly into traditional lending guidelines. That’s why we specialize in asset-based mortgages that convert your wealth into qualifying income. Whether you’re a retiree with Social Security and retirement accounts, an entrepreneur with large savings, or a trust beneficiary, we can help you qualify without the headaches of W-2s and tax returns.
Here’s why clients across Texas, Florida, California, and beyond choose us:
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We understand asset depletion loans. Many banks either don’t offer them or restrict them with rigid requirements. We work with multiple lenders to secure better terms.
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No tax returns required. Instead of two years of IRS transcripts, we calculate income from your brokerage accounts, retirement funds, and other assets.
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Social Security, pensions, and annuities count. We combine steady retirement income with asset-based income to maximize your approval.
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Fannie Mae and Freddie Mac options. We know the exact investor guidelines and how to structure your file for approval.
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Flexible approvals across the country. From Austin to Miami to Los Angeles, we’ve helped clients close jumbo asset depletion loans smoothly and quickly.
How LendFriend Helps You Calculate Your Income For An Asset Depletion Mortgage?
With our wide network of trusted asset-based lenders, LendFriend makes it simple for high-net-worth borrowers to qualify for financing through an asset depletion loan. Whether you’re applying for a jumbo mortgage, a non-QM program, or a flexible asset-backed loan, we help you turn your investments into qualifying income. As an experienced mortgage broker, we guide you through the process step by step and maximize your approval under Fannie Mae and Freddie Mac asset depletion guidelines.
Step 1: Identify Your Eligible Assets
We’ll help you list all accounts that can be used for asset depletion income, including checking, savings, CDs, money market funds, brokerage accounts (stocks, bonds, mutual funds), retirement savings (IRAs, 401(k)s), and in some cases, business equity or real estate holdings.
Step 2: Calculate Their Valuation
Lenders don’t count 100% of every asset when determining your qualifying income. Under asset depletion mortgage rules, conservative percentages are applied to reflect liquidity and market risk—ensuring the calculated income is sustainable.
Step 3: Convert to Monthly Income
Next, we use our asset depletion loan calculator to divide your eligible assets across 60 or 120 months (depending on investor guidelines). This generates a “monthly qualifying income” figure that determines your debt-to-income ratio and maximum loan size. With this method, you can qualify for a mortgage without W-2s, pay stubs, or tax returns.
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!
Want to learn more about Asset Depletion Mortgages?
Talk to a LendFriend Mortgage Expert today!
Who are Asset-Based Mortgage Solutions Right For?
- Retirees living on non-W-2 income who need an alternative to traditional income-based underwriting
- Self-employed professionals with complex tax returns, write-offs, or inconsistent income
- High-net-worth individuals (HNWIs) with significant assets but limited documentation
If you’re asset-rich but income-poor, this flexible alternative that's tax efficient and offers a way to qualify using what's in your portfolio—even without pay stubs or tax returns. This is where working with an experienced HNW mortgage broker like LendFriend makes all the difference.
What are the Key Benefits of Asset Depletion Mortgages?
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No W‑2s, tax returns, or proof of conventional income required
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Up to $5M loan amounts available through asset-based lending programs
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Works for primary residences, second homes, and investment properties
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Ability to close quickly since underwriting focuses on only asset value
- Lets you qualify for an asset-backed loan without selling investments—helping you avoid capital gains tax and keep your portfolio intact
Google Reviews From Happy Clients
5/5 Star Reviews on Google, Zillow, and Experience.
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We worked with the LendFriend team and could not recommend it more. As first time home buyers, there is a lot to learn - and LendFriend know how to share their knowledge with patience and professionalism.For anyone considering working with them, just go ahead and give them a call. You will not regret it.
Jesper Holdensen
Closed June 2025 -
Wow my husband and I were truly impressed with how easy the LendFriend team made our home buying experience. Eric and his team took extra care in explaining and outlining each step -- a real customer first experience. On top of that, each member of the team was incredibly knowledgeable, organized, and responsive; resulting in an expeditious close! The website promise of working around the clock to support you is 100% factual, we had staff answering questions late night and weekends. The entire team was a real pleasure to work with, so if you are looking for a mortgage broker look no further, LendFriend is the team for you! They will give you peace of mind, get you the best rates, and make you feel confident when buying your home :)
Sarah Carr
Closed May 2025 -
I had been looking for a house for 2-3 years and while it was a journey as a business owner with a difficult financial situation this company did what 6 others could not. They got me a jumbo loan based off my business income and when I needed more they just made it happen twice. This process of funding can be extremely difficult and basically a blow to the ego but Eric and his team are literally magicians and my fiancee and I are now closed on out dream house. I recommend them whole heartedly
Shawn Tassone, MD, PhD
Closed April 2025 -
LendFriend is the only place to go for mortgage brokerage services. Their unparalleled technical knowledge, relationships with a wide array of lenders, and outstanding service make them the absolute best place to secure your next mortgage.
Robert Daake
Closed March 2025 -
LendFriend was such a wonderful partner in the process of buying our first home. They were so helpful and patient in giving us guidance, and their availability to communicate was next-to-none. I can't recommend them highly enough!
Hunter Hampton
Closed February 2025 -
Highly recommend LendFriend!!! As daunting as the process can be to get pre-approved for a mortgage loan, the entire team was great that we worked with that got us to the finish line. Each team member helped us in clearly communicating each step to ensure every step was smooth, in addition being available for a quick call to walk through our questions and concerns when needed. LendFriend was also very competitive with rates and dropped our interest rate last minute right before we closed! They got the job done and made it as stress free as possible.
Ingrid Eichenberger
Closed December 2024
FAQs: How Asset Depletion Loans Work for You
Can I combine asset depletion income with other types of income?
Yes! Many asset depletion mortgage lenders allow you to blend asset depletion income with other income sources such as Social Security, pensions, rental income, or even part-time W-2 wages. This increases your total qualifying income and strengthens your debt-to-income ratio—especially if you’re pursuing a jumbo asset-backed loan under Fannie Mae or Freddie Mac guidelines.
How much do I need in assets to qualify for an asset depletion mortgage?
While requirements vary, most asset depletion loan programs require at least $1 million in eligible assets (cash, brokerage accounts, retirement funds, etc.) to qualify. Some lenders allow smaller balances for conforming loan amounts, while jumbo asset depletion mortgages typically require higher asset levels. A mortgage broker can guide you based on your loan size, property type, and investor requirements.
Can I qualify if my assets are held in a trust?
Yes — many asset-based lenders accept trust-held assets, retirement accounts, and even digital assets if you can verify access and liquidity. As long as your trust documents allow funds to be used for housing purposes, they can be included in your asset depletion income calculation. This flexibility makes asset depletion mortgages popular with retirees, trust beneficiaries, and investors.
What happens if my assets change during the loan process?
If your balances drop due to a large withdrawal or market fluctuation, it could affect your approval. Since asset depletion loans are based on your liquid net worth, lenders may re-calculate your qualifying income during underwriting. Always consult your loan officer before shifting funds between accounts.
Does an asset depreciation mortgage have a higher rate than a conventional loan?
The answer is - it depends on your assets. Many asset depletion mortgages fall under non-QM lending and may carry slightly higher rates than conventional loans. However, with a strong portfolio and the right asset-based lending program, borrowers often secure competitive pricing that reflects their low credit risk and high liquidity.
Do assets count as income for mortgage approval?
Absolutely. With an asset depletion loan, lenders use your eligible accounts to calculate monthly qualifying income—often by dividing liquid assets across 60 or 120 months, depending on whether the loan follows Fannie Mae or Freddie Mac asset depletion guidelines. This makes asset-based mortgages ideal for borrowers who are asset-rich but have limited traditional income streams.
Why Work With a HNW Mortgage Broker Who Understands Asset-Based Lending?
At LendFriend Mortgage, we’re more than just 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 like 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 mortgage programs allow you to qualify based on your assets—not 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.
Confidence comes with learning...
And our Learning Center gives you access to everything you need to know about asset depletion mortgages, buying a home and refinancing your mortgage. Read some of our favorite articles below.
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