Texas mortgage options · Adam Styer
Qualify for a Mortgage Using Your Assets
Strong assets. More ways to qualify. Let’s look at your options.
Your savings and investments can help you qualify for a home loan—or add to your existing qualifying income.
I work with Non-QM lenders offering asset-based mortgages across Texas. Tell me what you’re trying to buy or refinance, and I’ll help you understand your options.
Tell me what you’re trying to do. I’ll review your goal, income situation, and timing. You don’t need to choose a loan program first.
Send Your Scenario
Estimates are fine. Leave unknown figures blank. Only fields marked * are required.
This short review is not a loan application, pre-approval, or commitment to lend. Privacy
Could this work for you?
Options include asset depletion, asset utilization, and programs that use assets as a basis for repayment. These names can describe different qualification methods; I’ll help you find the one that fits.
An asset depletion mortgage uses eligible savings and investments to calculate income for mortgage qualification. It can help when traditional income falls short, or supplement strong income when you need a little more to qualify.
- You’re retired and your portfolio is stronger than your pension or Social Security income.
- You sold a business and have substantial proceeds, but no regular paycheck.
- You’ve stepped away from work and want to buy your next home.
- You have strong income, but need additional qualifying income to bring your debt-to-income ratio within the lender’s limits.
I’m based in Austin and help borrowers across Texas, including Dallas and Houston. Most of my asset depletion work is with Non-QM lenders—mortgage options outside the standard Fannie Mae and Freddie Mac guidelines.
Non-QM asset depletion at a glance
This approach turns eligible assets into monthly qualifying income. Asset utilization and other assets-as-a-basis-for-repayment programs may instead measure whether your assets can cover specified obligations.
- Income calculation
- Typically 60–84 months
Eligible assets are divided by this period to calculate monthly income.
- Age
- No retirement-age requirement
No program-specific age minimum; account access still matters.
- Assets
- All eligible assets
Start with cash, brokerage accounts, and retirement savings.
- Financing
- Usually up to 80% LTV
LTV means loan-to-value: typically 20% down or equity.
These are typical terms for the Non-QM options I review. The lender’s current guidelines and your scenario determine the final terms.
What assets can I use?
Cash in checking or savings, stocks, bonds, mutual funds, and eligible retirement accounts are common starting points. If assets are held jointly or in a trust, tell me how they’re owned. I’ll review what can count and how much is usable.
How the asset depletion calculation works
Suppose you have $1.2 million in eligible assets remaining after funds needed for closing, reserves, and any required asset discounts or deductions.
$1,200,000 ÷ 60 months
$20,000in monthly qualifying income
This is income used to evaluate the mortgage. It is not a requirement to withdraw $20,000 each month.
Illustration only, using a 60-month calculation. Your loan amount also depends on the mortgage payment, other debts, credit, and property.
Try the asset depletion calculator →Questions you may be asking
Do I have to sell my investments?
Not necessarily. Asset depletion uses an account balance to calculate qualifying income; it does not automatically require you to sell the portfolio or take monthly withdrawals. You’ll still need accessible funds for your down payment and closing costs. I’ll confirm any liquidation or pledge requirements before you move money.
Can I qualify before age 62?
Yes. The Non-QM options I work with do not have a program-specific age minimum. You do not need to be retired to explore this approach. For retirement accounts, I’ll also check when and how you can access the funds.
Can I use retirement accounts?
Yes, eligible IRAs and 401(k)s can be considered. The amount usable for qualification may be less than the statement balance because of access rules, withdrawal penalties, or lender discounts. I’ll calculate the usable amount from your account details.
How much do I need for a down payment?
A typical starting point is 20% down, or 20% equity for a refinance, based on financing up to 80% of the property’s value. Closing costs and any required reserves are separate. I’ll check the available financing for your credit, property, and loan amount.
Can asset depletion supplement my existing income?
Yes. With a lender that allows it, we can add income calculated from eligible assets to your existing qualifying income. This can lower your debt-to-income (DTI) ratio and help you qualify. I’ll check which income sources can be combined without counting the same assets twice.
Let’s take a first look
You don’t need to figure out the lender’s formula before we talk. Start with:
- Your approximate asset balances and the types of accounts.
- Your target purchase price, or property value and mortgage balance for a refinance.
- How much you want to put down and where the property is located.
- Whether it’s your home, a second home, or an investment—and your timing.
I’ll review the fit, explain the available paths, and tell you what we need next. A rough summary is enough to start; when statements are needed, we’ll arrange a secure way to share them.
Ready for a formal loan review? Apply Now.
Help finding the right mortgage
I’m an independent mortgage broker specializing in self-employed, private-wealth, and Non-QM lending. I’ll look at your full situation and explain the financing options in plain English.
Explore high-net-worth mortgage options for broader asset-based strategies, bank statement loans when business cash flow is your strength, or the Non-QM loan guide for other ways to document income.
How do Fannie Mae and Freddie Mac asset depletion options compare?
Conventional options also exist. Fannie Mae divides net eligible employment-related assets by the loan's amortization term in months. Freddie Mac divides net eligible assets by 240. Each has its own age, asset, and loan-to-value requirements. I’ll consider these when they fit your situation.
For the detailed agency rules, see Fannie Mae B3-3.4-06 and Freddie Mac §5307.1.
Adam Styer, NMLS #513013 · Kyber Mortgage Corporation dba HyperSmart Home Loans, NMLS #2653540. Educational information; not a commitment to lend.
A real scenario to explore
An asset-rich buyer inquiry shows what to review when limited income history blocks a traditional mortgage path.
Plenty of Assets, Limited Income History: What to Review Next →
Strategy review. Identifying borrower details are omitted. Outcomes vary by individual circumstances and are not a prediction or guarantee.