Non-QM Purchase Financing
Buy a Home in Georgia Using the Assets You've Already Built
Your financial strength isn't always captured by a paycheck or a tax return. Asset depletion and asset qualifier options may allow eligible borrowers to use verified assets as part of mortgage qualification.
If you've been told your income doesn't support the home you want, that may be a documentation problem rather than a financial one. This page covers how the approach works, who it fits, and when another product deserves the first look.
.svg)
Based in Atlanta, serving buyers across Georgia
.webp)
Custom Pricing
See What Your Assets May Qualify You For
Strong assets, limited income on paper. If that's you, the useful next step isn't a generic rate table. It's a look at how your actual asset mix would be treated under the programs available right now.
Requesting a quote is not a loan application, an approval, a rate lock, or a commitment to lend. Pricing on non-QM asset based programs varies by borrower, property, structure, and lender, and changes with the market.
What to expect: a short conversation about your assets, the property, and your timeline.
What we'll ask: roughly what you hold and where, and whether there's income you'd still like counted.
What you'll see: current pricing across the wholesale programs your scenario supports, not one lender's single option.
What we won't do: steer you into an asset based structure when full documentation would qualify you on better terms.
Your Scenario, Reviewed Directly
Built around your real assets rather than a sample rate typed onto a web page. Because these are non-QM programs, expect a conversation rather than an instant number.
Prefer to talk it through first? Talk With A Loan Expert or call 404.919.5533.
The Basics
What is an asset depletion loan?
An asset depletion mortgage uses eligible verified assets to help establish qualifying income, or another qualifying basis, instead of relying only on salary or traditional employment income. It's sometimes called an asset qualifier mortgage, and the calculation depends on the program, the asset type, and the borrower.
Instead of asking what you earn each month, this approach starts with what you've already built. Eligible assets are verified under current program requirements, and the result can support an application that a standard income worksheet would understate. It's a documentation strategy for financially strong borrowers, not a shortcut around underwriting. Your file still gets read closely. It just gets read correctly.
Asset depletion or asset qualifier: what's the difference?
Your eligible assets, minus the down payment and out-of-pocket closing costs, are divided over 60 months to create qualifying monthly income. An 84-month option exists on some programs.
No income conversion at all. One current option qualifies you when your post-closing assets equal at least 125% of your total outstanding mortgage debt.
Closely related, often used interchangeably, but under current programs they're two distinct qualification paths:
What assets may count?
Programs look at cash and cash equivalents, brokerage accounts, stocks, bonds, mutual funds, retirement accounts, and trust accounts, and not every dollar is treated the same way. Under current programs, cash, money market, stock, bond, and mutual fund balances may be credited at 100%. Vested retirement accounts are typically credited at 70% before eligible retirement age, and up to 100% once you've reached it. Trust accounts may count in full with the right documentation.
Assets generally need only about 30 days of seasoning, and everyone listed on the accounts goes on the loan. Program rules determine the rest: which accounts are eligible, how ownership between spouses or entities is handled, and what documentation is required. We review your actual mix against current requirements rather than assuming a universal rule.
Who It May Fit
Borrowers Who Often Consider Asset Based Qualification
This strategy exists for people whose balance sheet tells a stronger story than their pay stub. Retirees are the clearest fit, and far from the only one.
Retirees
Substantial retirement and brokerage assets alongside limited pension or Social Security income. The most common reason borrowers explore this path.
Buyers approaching retirement
Still working, planning to stop soon, and reluctant to take on a mortgage underwritten against income that's about to change.
High net worth buyers
Significant verified assets where taxable income, after deductions and tax planning, doesn't reflect real financial strength.
Business owners between ventures
Strong liquidity following a sale or transition, before new income has shown up on two years of returns.
Investors living from their portfolio
Borrowers whose lifestyle is funded by holdings rather than paychecks, with distributions that vary year to year.
Executives leaving salary income
Professionals transitioning out of employment, taking a package, or moving to consulting, who remain financially strong throughout.
Buyers who'd rather not liquidate
People with the cash to buy outright who would prefer to keep long term positions invested and finance instead.
Asset rich, income light borrowers generally
Anyone with substantial verified assets but limited, irregular, or hard to document reported income.
Recognizing yourself in one of these profiles doesn't mean you qualify. Eligibility depends on verified assets, credit, the property, complete program requirements, and underwriting approval.
The Honest Part
When an Asset Depletion Loan May Not Be the Right Fit
We'd rather point you to the right product than talk you into this one. A different path deserves the first look when any of these describe you.
- You have documentable income that supports the purchase. Full documentation financing is simpler and usually prices better.
- Your assets are mostly illiquid, such as real estate equity, a private business interest, or restricted stock. Programs generally count liquid and near liquid assets.
- Your self employed income just doesn't show well on returns. A bank statement program often qualifies the same borrower on ongoing cash flow, regardless of asset size.
- You're buying to rent the property out. A DSCR loan is evaluated on the property's cash flow rather than on you, and is usually the more direct fit.
- Your balances swing widely month to month. Programs verify assets at a point in time under specific seasoning rules, and volatility complicates that review.
- You'd need to draw the assets down right after closing. The math assumes they're there, and spending them down creates real payment pressure later.
- You want the lowest available rate above all else. Non-QM pricing reflects the flexibility, and full documentation usually costs less when it's available to you.
- Credit, not income, is the actual obstacle. Assets don't substitute for credit, and that's worth addressing on its own terms first.
Options worth comparing instead
None of these are consolation prizes. Part of our job is telling you which tool the situation calls for.
- Conventional loans, when income documents cleanly and the amount fits conforming limits.
- Self employed and bank statement options, when ongoing cash flow is the real story.
- Jumbo loans, when loan size is the constraint and income documents traditionally.
- DSCR investor loans, when the property is an income producing investment.
- Home equity options, when you already own and want to access equity instead.
- UHome's No Income No Employment Loan, when you'd rather not document income or employment at all.
The Full Picture
Potential Benefits, Weighed Against Real
Considerations
Asset based qualification buys recognition of financial strength that standard underwriting misses. It costs you the simplicity and pricing of a conventional loan. Whether that trade is worth making depends on your situation.
Credit scores as low as
For primary and second homes. Investment options exist with scores as low as 600 at reduced LTVs.
Down payments from
LTV up to 85% on eligible purchases with stronger credit. Lower scores mean larger down payments.
Loan amounts up to
Starting at $100,000, depending on the program.
Qualifying assets from
The lesser of $500,000 or the loan amount on some programs. Others set it at $1 million.
POTENTIAL BENEFITS
- Verified assets may establish a qualifying basis when monthly income is limited, irregular, or unrepresentative.
- Qualifying asset minimums start as low as the lesser of $500,000 or the loan amount on some programs.
- Reserves may not be required on some asset depletion options. The qualifying assets themselves can be enough.
- Assets need only about 30 days of seasoning, and gift funds can cover 100% of the down payment on some options.
- A No DTI option may be available alongside the traditional path, and DTI can run to 50%, or 55% with conditions.
- No minimum age requirement on some programs, so this isn't limited to retirees.
- Primary, second home, and investment purchases may all be eligible. Investment options reach credit scores as low as 600 at reduced LTVs.
- As a broker, we compare structures across wholesale programs rather than fitting you to one lender's box.
IMPORTANT CONSIDERATION
- This is non-QM financing. Pricing and terms reflect the added flexibility and usually differ from conventional pricing.
- Not every dollar counts. Retirement assets before retirement age are typically credited at 70%, and program rules decide which accounts are eligible at all.
- Documentation is extensive. Statements, sourcing, seasoning, and ownership all get verified. That's real paperwork.
- The best leverage needs stronger credit. LTVs up to 85% generally require scores around 700 or higher, and at the lowest scores expect roughly 25% to 30% down.
- No DTI does not mean no underwriting, no asset verification, or guaranteed approval. Every file is fully documented and reviewed.
- Occupancy, property type, and loan amount eligibility vary by program, and investment property options can carry prepayment penalties.
- Program availability changes. A structure offered today may not be later, which is why we verify before we promise.
Educational only. This is not a statement that asset based qualification is better or worse than any other option, and not a determination of what you qualify for. Figures reflect program availability at the review date and are not universal industry rules.
Compare Your Options
How Asset Depletion Compares With Other UHome Paths
Asset depletion is one of several documentation strategies UHome offers. The right one depends on where your financial strength actually lives: in accumulated assets, in ongoing cash flow, or in the loan size itself.
Not sure which program fits? Talk With A Loan Expert
| Decision point | Adjustable rate mortgage | 30 year fixed | 15 year fixed |
|---|---|---|---|
| Best suited for | Buyers with a shorter realistic ownership window who can still afford the contractual maximum payment. | Buyers who want the lowest fixed payment and long term certainty. | Buyers who want to build equity faster and can carry a higher monthly payment. |
| Interest rate | Fixed for the initial period, then may adjust under the contract terms. | Set for the life of the loan. | Set for the life of the loan. |
| Principal and interest payment | May change after the initial period, within the caps. | Stays based on the fixed note rate. Taxes and insurance can still change. | Stays based on the fixed note rate, and is typically higher than a 30 year payment. |
| Occupancy | Depends on the underlying program. Not every ARM plan is offered for every occupancy type. | Widely available across occupancy types, subject to program rules. | Widely available across occupancy types, subject to program rules. |
| Down payment and mortgage insurance | Set by the underlying loan program, not by the ARM label. | Set by the loan program and your loan to value. | Set by the loan program and your loan to value. |
| Qualifying | On shorter initial fixed periods, a higher qualifying rate may apply, which can reduce your approved loan amount. | Generally qualified at the note rate. | Generally qualified at the note rate, though the higher payment affects your ratios. |
| Future rate risk | You accept defined adjustment risk within the caps. | No note rate adjustment risk. | No note rate adjustment risk. |
| Primary advantage | A defined fixed period with pricing worth comparing on the day you shop. | Predictability and the lowest payment among these three, all else equal. | Less total interest over the life of the loan and faster equity growth. |
| Potential tradeoff | Payment uncertainty after the initial period. | More interest paid over the full term than a shorter fixed loan. | A higher monthly payment that leaves less room in the budget. |
| When another option may fit better | When you can't absorb the maximum payment, or your exit plan is the only thing making it work. | When you want to retire the loan faster and the payment fits comfortably. | When the higher payment would crowd out savings, reserves, or day to day breathing room. |
| Key question | Could I afford the payment if my ARM reached the maximum my contract allows? | Am I comfortable locking this structure for the long term? | Can I carry the higher payment without straining everything else? |
Your Path
How the Asset Depletion Loan Process Works
Six steps from first conversation to funding. The work specific to asset based files happens early, which is why we'd rather talk before you're under contract than after.
1
Discuss Your Goals
What you want to buy, roughly what you hold and where, and how much of it you'd rather keep invested. That conversation shapes everything after it.
2
Review Your Options
We compare the program paths your profile supports, including whether an asset qualifier, asset depletion, or entirely different documentation strategy fits better.
3
Verify your eligible assets
Cash, investment, and retirement accounts are documented and verified under current program requirements, including ownership, sourcing, and roughly 30 days of seasoning.
4
Establish the qualifying basis and get preapproved
Each asset type is credited according to the program's rules and converted into a qualifying figure, or used as the qualification basis itself, so you can make an offer.
5
Appraisal, underwriting, and verification
The property is valued while your full file is reviewed: credit, assets, obligations, and program requirements. Answering document requests quickly is the biggest thing you control.
6
Clear to close and fund
Once conditions are cleared you'll receive your Closing Disclosure, review the final terms, and sign. We walk through those numbers with you rather than emailing them and hoping.
Be Prepared
Documents You May Need
Asset based files are documented differently than income based ones. The statements are the center of the file, not a supporting attachment. Not every borrower needs every item below.
Your asset accounts
The core of the file
- Statements for checking, savings, and money market accounts
- Brokerage and investment account statements, including holdings detail
- Retirement account statements such as 401(k), IRA, or similar plans
- Documentation for accounts held jointly or through a trust or entity
- Sourcing for large or recent deposits
Retirement account specifics
If retirement assets are part of the calculation
- Plan terms, including any withdrawal restrictions
- Evidence you can access the funds, where the program requires it
- Documentation of distributions you're already taking
- Vesting information on employer sponsored plans
Identity and the transaction
Everyone
- Government issued photo identification
- Authorization to review credit
- Executed purchase contract, once you're under contract
- Contact information for your agent, attorney, and advisors
If you have income you'd like counted
Optional, and only on paths that use it
- Social Security or pension award letters
- Annuity or trust distribution documentation
- 1099s, where you receive them
- Tax returns, only if the program path you choose calls for them
The property
Everyone
- Homeowners insurance quote or binder
- HOA documentation, where the property has an association
- Access arrangements for the appraisal
- Condo questionnaire or project information on attached properties
If you own other real estate
Common on these files
- Mortgage statements for properties you own
- Insurance and property tax records
- Leases, if any property is rented
- Settlement statement, if you're selling a property as part of the plan
A general guide, not a program requirement. What's actually requested depends on the program, your asset mix, and the property, and underwriting may ask for items not listed here.
Real World Context
Three Common Borrower Scenarios
Educational illustrations of why someone explores this product. Not approvals, payment examples, or promised outcomes, and no borrower should expect the same result.
Educational Example 01
The retired buyer moving closer to family
The situation
A couple in their late sixties is selling out of state and buying in metro Atlanta to be near grandchildren. They hold substantial retirement and brokerage assets, but monthly income is a modest pension plus Social Security. The income worksheet says they can't afford the home. The balance sheet says otherwise.
Why this product may be considered
Verified assets may establish a qualifying basis reflecting what they've accumulated, not only what arrives monthly.
What still needs review
Which accounts are eligible, how each is credited, whether retirement funds are accessible under program rules, plus credit and the property.
When another program could fit better
If pension and Social Security alone support the payment, conventional financing is simpler and cheaper.
Educational Example 02
The business owner between ventures
The situation
An entrepreneur sold her company eighteen months ago and hasn't drawn a salary since. She's liquid and wants to buy now. Two years of returns tell a story that ended, not the one she's living.
Why this product may be considered
Asset based qualification looks at the proceeds and holdings she has today rather than an income history she no longer has.
What still needs review
Sourcing and seasoning of the proceeds, which accounts qualify, how much of each counts, credit, and the property.
When another program could fit better
If she's drawing consistent income from a new venture, a bank statement program may qualify her on that cash flow instead.
Educational Example 03
The buyer who could pay cash but would rather not
The situation
A borrower has a significant portfolio and enough to buy outright. Liquidating means selling positions he'd rather hold and realizing gains he'd rather defer. He wants to know whether financing is available on modest reported income.
Why this product may be considered
An asset based path may let him finance while keeping the portfolio invested, rather than treating the choice as cash or nothing.
What still needs review
Which holdings are eligible, how volatile or restricted positions are treated, the expected down payment, and credit.
When another program could fit better
If documentable income would qualify him conventionally, that route generally prices better. Tax consequences of liquidating are a question for his CPA, not for us.
Educational examples only. Actual options, documentation, asset treatment, pricing, property eligibility, and approval depend on verified program requirements and underwriting.
Asset Depletion Loan Guidance for Georgia and Atlanta Metro Buyers
UHome Mortgage is headquartered in Atlanta and works with borrowers statewide. Here's what actually differs for asset based buyers in Georgia, rather than a list of place names.
Metro Atlanta: where most of these files come from
Atlanta Metro produces the largest share of asset based inquiries we see, and the reasons vary by submarket. In Fulton and DeKalb, buyers are often downsizing from long held intown homes into smaller, higher priced properties, arriving with substantial sale proceeds and modest reported income. In Cobb and Gwinnett, we see more business owners and buyers nearing retirement whose income picture is in transition. Douglas, Paulding, Clayton, and Henry draw relocating retirees on price relative to the northern arc, often paying a large share down from retirement assets.
Property type matters more here than you'd expect
Metro Atlanta has a deep condo and townhome market, particularly intown, and attached properties carry their own project eligibility review on non-QM programs. Age restricted and active adult communities are common across the northern suburbs and around the lakes, and eligibility varies by program. Raise it in the first conversation rather than after you're under contract.
Outside the metro
We work with buyers around Lake Oconee and Lake Lanier, along the coast near Savannah and St. Simons, and in Columbus, Augusta, Macon, and Athens. Rural and lake properties sometimes have thinner comparable sales, which makes valuation review more detailed. That's a timeline consideration, not a disqualifier.
Wherever the property sits in Georgia, the review starts the same way: your assets, your goals, and which current program path may fit.
GOOD QUESTIONS
Asset Depletion Loan Questions, Answered Plainly
What is an asset depletion mortgage?
An asset depletion mortgage uses eligible verified assets to help establish qualifying income, or another qualifying basis, instead of relying only on salary or employment income. The calculation depends on the program, the asset type, and the borrower profile.
What is the difference between an asset depletion loan and an asset qualifier mortgage?
Under current programs they are two distinct paths. Asset depletion converts assets to income: eligible assets, minus the down payment and out-of-pocket closing costs, divided over 60 months, with an 84-month option on some programs. Asset qualifier skips the income conversion, and one current option qualifies borrowers whose post-closing assets equal at least 125% of their total outstanding mortgage debt.
Can I qualify for a mortgage with assets but little or no traditional employment income?
Possibly. These programs exist for exactly this situation. Eligible verified assets may support a qualification path when monthly income is limited, irregular, or does not reflect your full picture. Program requirements apply and all loans are subject to underwriting approval.
How much do I need in assets to qualify?
Depending on the program, the minimum is as low as the lesser of $500,000 or 100% of the loan amount. Other options set it at the lesser of $1 million or the loan amount. Assets generally need about 30 days of seasoning, and on some asset depletion options no additional reserves are required beyond the qualifying assets.
Do I have to be retired to use an asset depletion program?
No. Some available non-QM asset qualifier programs have no minimum age requirement, so the strategy may fit asset rich borrowers who are not retired, including business owners between ventures and executives leaving salary income.
Can retirement accounts, brokerage accounts, stocks, bonds, or cash be used?
Yes, under current program rules. Checking, savings, money market, stock, bond, and mutual fund balances may be credited at 100%. Vested retirement accounts are typically credited at 70% before eligible retirement age, and up to 100% once you have reached it on some programs. Trust accounts may count in full with documentation.
Do I have to sell my investments to qualify?
Not necessarily. Many borrowers explore this product because they would rather finance than liquidate. Program rules determine which assets count and how they must be documented, so whether any liquidation is needed depends on the program and your file.
What credit score and down payment may be needed for an asset depletion loan?
Depending on the program, options may be available with credit scores as low as 640 for primary and second homes, and LTVs up to 85%, which can mean 15% down on an eligible purchase. Maximum LTV depends on credit score and loan amount, so at the lowest scores expect roughly 25% to 30% down. There is no universal minimum.
How large a loan can an asset depletion program support?
Current programs range from $100,000 up to $3.5 million. What any individual borrower can support depends on the size and type of verified assets, the program's calculation method, the property, and complete file review. Maximum program availability is not a statement of eligibility.
Can an asset depletion loan use a No DTI qualification option?
Yes, on some programs. One current option calculates no income ratio at all and instead qualifies borrowers whose post-closing assets equal at least 125% of their total outstanding mortgage debt. No DTI does not mean no underwriting or guaranteed approval. Every file is fully documented and reviewed, and this path is distinct from UHome's separate No Income No Employment Loan.
Can I use an asset depletion loan for a second home or an investment property?
Yes. Primary residence and second home purchases may be eligible up to the highest LTVs, and investment property options exist under current programs with credit scores as low as 600 at reduced LTVs. For a property bought mainly to generate rental income, a DSCR investor loan is often the more direct fit, since it is evaluated on the property's cash flow.
Can I use an asset depletion mortgage to buy a home in Atlanta or elsewhere in Georgia?
Yes. UHome Mortgage is headquartered in Atlanta and serves borrowers across all of Georgia, including Fulton, DeKalb, Cobb, Gwinnett, Douglas, Paulding, Clayton, and Henry County, plus markets such as Savannah, Columbus, and Augusta.
Accuracy Matters
Reviewed for accuracy by a licensed mortgage professional
Mortgage guidelines change, and non-QM guidelines change faster than most. We date every review so you know how current this page is.
Reviewed by a licensed mortgage professional
Coby Pegues
President | Loan Originator
NMLS #2556341
Last reviewed [CMS: Reviewed date]. Sources verified [CMS: Sources verified date]. Rate figures on this page reflect the Freddie Mac survey week ending August 13, 2026.
Sources & References
The general framework for using assets in mortgage qualification draws on published agency and regulatory sources. The specific program figures on this page, including credit, LTV, loan amount, minimum asset, asset crediting, and calculation figures, come from current wholesale partner program matrices, effective May and June 2026, reviewed internally and verified per scenario rather than published here.
- Fannie Mae Selling Guide B3-3.1-09, Other Sources of Income, including employment related assets as qualifying income
- Freddie Mac Seller/Servicer Guide Section 5307.1, assets as a basis for repayment of obligations
- Consumer Financial Protection Bureau, Regulation Z 1026.43, ability to repay and qualified mortgage standards
- Consumer Financial Protection Bureau, Owning a Home, mortgage loan options
- Consumer Financial Protection Bureau, what a qualified mortgage is and how non-QM lending differs
- Georgia Department of Banking and Finance, state mortgage licensing and regulation
Agency sources are cited for the general concept of qualifying with assets. Citing them is not a statement that this product is an agency program. The options described here are non-QM.
Keep Learning
Explore Related Resources
Your Next Step
Let's Find Out Whether Your Assets Fit This Path
You built the balance sheet. The only question is whether a program will read it the way it deserves to be read. That's a short conversation, and our team walks you through every option, including the ones that aren't this one.
Closed now, calls go to voicemail
Disclosures
General mortgage disclosure
[CMS: General disclosure] This page is for educational purposes and is not a commitment to lend. Program requirements may vary. Eligibility depends on the complete borrower profile and the property. All loans are subject to underwriting, program requirements, and credit approval. Additional requirements may apply.
Asset depletion program disclosure
[CMS: Program disclosure] Asset depletion and asset qualifier loans are non-QM financing offered through wholesale programs whose guidelines, availability, calculation methods, and pricing are set by individual lenders and change over time. They are not government or agency loan programs. Credit score, loan to value, down payment, loan amount, minimum asset, asset crediting, reserve, debt to income, and calculation figures described on this page reflect specific program availability at the time of the review date shown above and are not universal industry standards or a statement of what any borrower will receive. Not every asset type is eligible, and eligible assets are credited at levels set by each program. A No DTI qualification option, where available, does not eliminate underwriting, asset verification, documentation requirements, or the possibility of denial. Nothing on this page is an offer to lend, a rate quote, or a determination of eligibility.
Licensing information
Coby Pegues, NMLS #2556341 · UHome Mortgage LLC, Company NMLS #2559453
[CMS: State licensing] UHome Mortgage LLC is an independent mortgage brokerage, not a lender. Licensed in Georgia, Alabama, and Texas. Verify licensing at NMLS Consumer Access.
Equal Housing Opportunity
[CMS: EHO statement] Equal Housing Opportunity. Placeholder for the Equal Housing statement and logo placement.
Additional program disclosures
[CMS: Additional disclosures] Repeatable disclosure blocks may be added per loan program without editing the template.
