High-Net-Worth Mortgages in Austin, TX

On the sale proceeds, once they have seasoned 4 to 6 months in your account. The programs I place convert eligible assets to income by dividing by 36, 60 or 84 months, or test whether assets cover the loan balance plus 60 months of your other obligations. Cash counts at 100%, marketable securities at 80% to 90%. Business assets, restricted stock and funds still inside the sold entity do not count until they are in your name.

They may, depending on the lender’s rules and your documented compensation history. Review vested and distributed awards, past receipt, the vesting schedule, and any employment or marketability restrictions. Restricted-stock income is also addressed in Fannie Mae’s conventional guidelines; it is not exclusively a Non-QM option. Shares already held as assets require a separate review, without double counting.

Eligible revocable trusts can be accepted by conventional and other lenders. The lender and title company must review the trust, signing authority, property ownership, and the individuals qualifying for the mortgage. Holding title in a trust and using trust distributions as qualifying income are separate questions.

Not on the Non-QM asset programs I place: they verify balances, they do not take a lien or require a transfer. A bank’s relationship-pricing offer is a different product that may require moving accounts or pledging them as collateral. I put both on the table with the conditions spelled out, because a 25-basis-point discount tied to a $2 million transfer is not always the cheaper loan.

Expect the lender to verify the accounts and income sources used for qualification. Required records vary by program and may include complete account statements, income documents, trust documents, or tax records. Start with a broad summary here; when documents are needed, I’ll arrange a secure way to share them.

No. A conforming loan up to $832,750 in the Austin-area counties, or an agency-eligible jumbo above it, fits when documented income supports the payment, and it will price better. Non-QM enters when the income is on the balance sheet instead of the tax return. I run both when the file allows it.

Property use changes the available options and underwriting. Tell me whether you are buying a primary residence, second home, or rental. For an investment property, we can also compare rental-income approaches. A land purchase or construction project needs its own review; a home-purchase program does not automatically cover either.

A private bank can be a strong option, especially when relationship pricing fits your broader plans. Compare the rate and fees alongside required account transfers, pledged collateral, liquidity restrictions and ongoing relationship conditions. Asset-based mortgage qualification and a securities-backed loan are different products.

Asset-based loans usually cost more than a conventional or jumbo loan your documented income already supports. Lower loan-to-value files price better. For borrowers with the assets but not the W-2, the alternative is usually no loan at all, so I quote both whenever the file allows.

The program divides your eligible assets by a fixed number of months to create qualifying income. The programs I place use 36, 60 or 84 months; the shorter the divisor, the more income the same assets produce. Some programs use a coverage test instead: assets must equal the loan balance plus closing costs plus 60 months of your other obligations.

Yes, at a discount. Retirement accounts count at 70% before 59½, and at 80% to 90% once you’re past 59½ and can access the funds. Cash counts at 100% and marketable securities at 80% to 90%.

There’s no single published minimum; the assets have to support the payment after the program’s divisor or coverage test. Plan for reserves too: often 6 months of the housing payment or more after closing, depending on the program and loan size.