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Asset Depletion Refinance

Your Assets Can Qualify Your Cash Out Refinance in Georgia

An asset depletion refinance, sometimes called asset utilization, converts what you have saved into qualifying income: checking, savings, money market, investment, retirement, and eligible trust accounts. No tax returns and no employment documentation. It can replace your current mortgage with a larger one and hand you the difference in cash, and a rate and term version is available when cash is not the goal. Based in Atlanta, our team walks Georgia homeowners through the numbers phone first.

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Atlanta based, serving homeowners across Georgia.

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The Six Things to Know First

What is an asset depletion cash out refinance?

A refinance that qualifies you on your assets instead of a paycheck. The program converts your documented accounts into a monthly qualifying income figure, replaces your current mortgage with a larger one, and hands you the difference in cash. It is available for primary residences and second homes.

Which assets count?

Checking, savings, money market, stock, bond, and mutual fund accounts generally count at their full documented value. Retirement accounts count at 70 to 100 percent depending on the program, your age, and vesting, and eligible trust accounts can count in full under one active program. Assets generally must be seasoned at least 30 days.

Do I need a job or tax returns?

No. Employment and tax return documentation are not part of this qualification path. Unlike a true no income loan, though, income is still calculated here, it just comes from your assets instead of a paycheck, and your debts are measured against it.

How much cash can I get?

It depends on your equity, your credit, and the loan size. Under current program guidelines, qualifying can start at a 600 credit score, with cash out financing up to 75 percent of your home's value on loans to 1 million dollars, 70 percent up to 1.5 million, and loan amounts up to 2 million for stronger credit. Cash in hand caps of 1 to 1.5 million dollars apply for most files. We confirm the current limits against your real numbers during the phone review.

Is this the same as a no income loan?

No, they are siblings. A no income, no ratio loan calculates no income at all and leans entirely on equity, credit, and reserves. Asset depletion builds a real income figure from your accounts, which can support different terms. We compare both paths with you when they could each fit.

What should I compare before refinancing?

Your current loan against the proposed one: the rate, the payment, the costs, the equity the cash removes, and whether the rate and term version, a different program, or keeping your current mortgage serves you better. That comparison is exactly what the phone review covers.

Asset Review

Review Your Assets and Your Cash Out Numbers Over the Phone

Every asset depletion refinance rises or falls on two numbers: the income your accounts can create and the equity your home can release. We walk through both with you in one call, account by account and line by line, so you can see what the program would actually offer before anything formal starts.

A phone review is not a loan application and is not a commitment to lend. Loan terms are never guaranteed and depend on your complete situation and the active program guidelines.

What to expect

  • Free and no obligation
  • No documents needed for the first conversation
  • Which of your accounts count, and how they count
  • Clear numbers before you decide anything
Call 404.919.5533 Talk With A Loan Expert
  • Clear numbers before you decide
  • Honest answers, including when not to refinance
  • Atlanta based team serving homeowners across Georgia

Who It May Fit

Homeowners Who Often Consider an Asset Depletion Refinance

The common thread is simple: real money in real accounts, and a tax return or pay stub that does not tell the whole story.

See what your assets may qualify for

  • Retirees with meaningful savings but a small paper incomeRetirement and investment accounts can become qualifying income without going back to work.
  • Self employed homeowners whose tax returns understate realityWrite offs that lower your tax bill also lower your documented income. Your accounts may tell the truer story.
  • Homeowners holding proceeds from a business sale, inheritance, or settlementA large balance with no current employment is exactly the profile this program was built for.
  • Homeowners with substantial brokerage or trust assetsStocks, bonds, and mutual funds generally count at full value, and eligible trust accounts can count in full under one active program.
  • Homeowners with solid equity who want to keep their portfolios investedThe program documents your accounts; it does not require you to cash them out to qualify.
  • Homeowners who want the comparison done honestlyIf a documented loan, the rate and term version, or keeping your current mortgage wins, we tell you that plainly.

Being in one of these groups does not guarantee eligibility or approval. Every loan depends on the complete situation and the active program guidelines.

An Honest Look

When an Asset Depletion Refinance May Not Be the Right Move

Having assets does not automatically make borrowing against your home the best use of them. Here is when to pause.

  • Your income is easy to documentIf W2s or full tax returns present your income well, a fully documented refinance is worth pricing first, and we will run that comparison with you.
  • The assets are your safety net, not your surplusThe math needs your accounts to comfortably support the new payment plus required reserves. If the file only barely works, the loan is probably not the right move.
  • Your equity is thinCash out limits are lower than rate and term limits under current guidelines, so thin equity may leave too little cash to justify the costs.
  • You have a strong existing rate and a modest cash needGiving up a good rate for a small check is an expensive trade. A different equity option, or no transaction at all, may serve you better.
  • A major credit event is still freshWaiting periods apply after bankruptcy, foreclosure, or a short sale, and earlier windows carry reduced limits under the active guidelines.
  • The property is a rentalThis page covers primary residences and second homes. Investment property refinancing is its own conversation, often through a DSCR loan.
Sometimes the honest answer is that the cash you want is already sitting in your accounts, and borrowing against the house to avoid touching them costs more than it protects. When that is true, we say so.
Talk With A Loan Expert

The Full Picture

Potential Benefits, Weighed Against Real Considerations

Potential Benefits

  • Qualify without tax returns, W2s, or employment verification
  • Your accounts are documented, not liquidated; you keep control of the assets
  • Qualifying can start at a 600 credit score under current program guidelines
  • Cash out financing up to 75 percent of value on loans to 1 million dollars, with loan amounts up to 2 million
  • No post closing reserves required at or below 75 percent financing under current guidelines
  • Housing history flexibility: a recent late payment can reduce the maximum financing rather than automatically ending eligibility
  • Second homes are eligible alongside primary residences

Important Considerations

  • A larger loan means a larger payment and less equity in your home
  • Closing costs are real, and financing them increases the new balance
  • Income is still calculated, and your debts must fit within it; large debts can outrun what your assets support
  • Monthly residual income requirements apply under current guidelines
  • Caps on cash in hand apply, between 1 and 1.5 million dollars for most files
  • Alternative documentation loans are generally priced above comparable fully documented loans
  • Resetting the loan term can increase the total interest paid over the life of the loan

This section is for education, not product promotion. Whether an asset depletion refinance serves you depends on your complete situation, and refinancing may increase your total finance charges over the life of the loan.

The Heart of the Decision

How Your Assets Become Your Income

Every asset depletion refinance turns on one calculation: what monthly income can your accounts responsibly create? This is how underwriters build that number, and it is exactly what we walk through with you on the phone.

Which accounts count
Unrestricted liquid assets: checking, savings, money market, stock, bond, and mutual fund accounts generally count at their full documented value. Where the money sits matters less than whether it can be documented cleanly and liquidated without restriction.
Retirement accounts
Retirement assets count at 70 to 100 percent depending on the program, your age, and vesting. One active program counts them in full at eligible retirement age and at 70 percent before it; another counts vested balances at 70 percent regardless of age. For a homeowner near retirement, the program choice can meaningfully change the qualifying number.
Trust accounts
Eligible trust accounts can count in full under one active program, with documentation requirements set by its guidelines. If your wealth sits in a trust, asset depletion does not automatically shut the door on it.
The verification window
Statements covering the most recent one to three months are required, depending on the program, and assets generally must be seasoned at least 30 days. Large recent deposits may need to be explained and documented, so accounts with a clean, seasoned history make the strongest files.
The conversion into monthly income
Current program guidelines spread your total eligible assets, less the costs you pay out of pocket, across a five year draw period: the total divided by 60 months becomes your monthly qualifying income. Some programs allow an 84 month period, which asks less of the same assets. The exact formula depends on the program, and we run your real accounts through it during the phone review so the number is yours, not a hypothetical.
Your debts still get measured
This is not a no ratio loan. The new mortgage payment and your other monthly debts must fit within the income your assets create, generally within a 50 percent debt to income cap, and monthly residual income requirements also apply under current guidelines.
What the cash out does to the math
More cash means a larger loan, a larger payment, and a higher bar for the income calculation. Taking less than the maximum often produces a stronger approval and a safer budget, and we show you both versions.
Review My Cash Out Options Call 404.919.5533

Want to run rough payment numbers yourself first? Our refinance calculator compares a current loan to a new one on figures you enter. It does not model the asset to income conversion, so treat its result as a starting point and let the phone review supply the qualifying side.

Honest Math

What an Asset Depletion Cash Out Costs, and What It Leaves Behind

Refinancing is never free, and pulling cash from your home is never neutral. Here is where the costs come from and what to weigh before you sign.

Closing costs are real

An appraisal is required, because every limit in the program is calculated against your home's value. Add title work, the Georgia attorney closing, and lender charges, and the costs are meaningful. They can be paid at closing or financed into the loan, and financing them increases the balance and shrinks your check.

The cash comes out of your equity

The check is not new money; it is your own equity converted into debt you repay with interest. A new loan also generally means a new term, and restarting the clock can increase the total interest paid over the life of the loan even when the rate looks attractive. We put that number in front of you rather than letting it hide.

Caps on cash in hand

Under current guidelines, cash in hand is capped between 1 and 1.5 million dollars for most files, depending on your credit tier and financing percentage, and the strongest files at or below 65 percent financing on a primary residence can qualify for unlimited cash. The maximum check and the maximum loan are not always the same conversation, and we confirm the active limits against your numbers during the review.

Reserves after closing

At or below 75 percent financing on a primary residence or second home, current guidelines require no post closing reserves, and since cash out financing tops out at 75 percent, most files here carry no reserve requirement at all. Flexibility cases, such as a recent late housing payment, add a reserve requirement. Either way, money you actually keep after closing is what makes the loan safe to live with.

Compare Your Paths

Asset Depletion, No Income at All, or Keep Your Current Loan

Three legitimate paths. No path is best for everyone, and keeping the loan you have is sometimes the right answer.

Qualitative comparison of an asset depletion cash out refinance, a no income cash out refinance, and keeping the current loan
Criteria You Are Viewing This ProgramAsset Depletion Cash Out No Income Cash Out Keep Your Current Loan
Best suited for Homeowners with substantial liquid, investment, retirement, or trust assets Homeowners with strong equity and credit whose assets or income do not fit a calculated file Homeowners whose current terms already serve them well
How you qualify Assets convert into monthly qualifying income; debts measured against it No income calculated at all; equity, credit history, and reserves carry the file No qualification needed
Cash from equity Available, with limits set by credit tier and financing percentage Available, with its own equity limits under current guidelines Not applicable
Documentation Asset statements, credit, and an appraisal; no tax returns or employment verification Credit, reserves, and an appraisal; no income or employment documentation at all None
Primary advantage A real income figure built from assets can support strong terms without a paycheck The simplest documentation path when income cannot be placed on the file Zero cost and zero risk of a bad trade
Potential tradeoff Debt to income and residual income limits still apply, and pricing sits above fully documented loans Compensating standards are stiff: meaningful equity, clean credit, and reserves Keeps a higher rate or leaves needed cash locked in the home
When another path may fit better Assets are modest, income is easy to document, or the cash need is small Your assets are strong enough that the calculated path earns better terms The comparison clearly favors refinancing
Check My Asset Depletion Options Explore No Income Cash Out Refinance Sometimes the honest answer

You Are Viewing This Program

Best suited for
Homeowners with substantial liquid, investment, retirement, or trust assets
How you qualify
Assets convert into monthly qualifying income; debts measured against it
Cash from equity
Available, with limits set by credit tier and financing percentage
Documentation
Asset statements, credit, and an appraisal; no tax returns or employment verification
Primary advantage
A real income figure built from assets can support strong terms without a paycheck
Potential tradeoff
Debt to income and residual income limits still apply, and pricing sits above fully documented loans
When another path may fit better
Assets are modest, income is easy to document, or the cash need is small
Check My Asset Depletion Options

Tip: this comparison scrolls sideways on smaller screens.

Not sure which path fits? Talk With A Loan Expert

Your Path

How the Asset Depletion Refinance Process Works

  1. Talk Through Your Goals and Your Accounts

    What you have, where it sits, what the cash is for, and whether this program is even the right fit.

  2. Map Your Assets to Qualifying Income

    We identify which accounts count, at what percentage, and what monthly income the program can build from them.

  3. Application, Statements, and Appraisal

    You provide the most recent one to three months of statements for the accounts you use, depending on the program, and we order the appraisal.

  4. Underwriting

    Assets are verified, the income calculation is finalized, and credit, equity, and reserves are confirmed against the guidelines.

  5. Review Final Numbers and Close

    You see the full cost breakdown before you sign. Georgia refinances close with a licensed Georgia attorney, and on a primary residence federal law generally gives you three business days after closing to cancel.

  6. Funding, Then Keep Paying Until Confirmed

    Your funds disburse after any required waiting period ends. Continue making your current mortgage payments until your servicer confirms the payoff has posted.

Be Prepared

Documents and Information You May Need

No tax returns and no pay stubs, but this is not a no documentation loan. The file is built on your accounts, so the statements do the talking.

  • Government issued photo identification for every borrower
  • Your current mortgage statement, for every lien on the property
  • Homeowners insurance information, including your declarations page
  • The most recent one to three months of statements for each account you want counted, depending on the program
  • Retirement account statements, plus your date of birth for the retirement age determination
  • Trust documentation, if trust assets are part of the file
  • Explanations and paper trails for any large recent deposits
  • Payoff statements for any debts being consolidated with the cash
See What Applies to Me

Real World Context

Three Common Homeowner Scenarios

Educational examples only. They show how the thinking works, not how any specific loan will be decided.

Educational Example 01

The Retiree With Savings but a Small Paper Income

The situation
A recently retired Metro Atlanta homeowner has healthy retirement and savings accounts, strong equity, and a monthly income that now looks small on paper. The house needs work, and a traditional refinance application stalls on the income question.
Why asset depletion may be considered
Past eligible retirement age, retirement accounts can count in full under one active program, and at no less than 70 percent of vested value under others, so decades of saving can become qualifying income without going back to work.
What still needs review
Whether the income the assets create carries the new payment comfortably within the debt to income cap, the reserve requirement, and whether the cash need justifies the costs and the equity given up.
When another path might fit better
If the cash need is modest, a home equity option that leaves the first mortgage untouched may cost less, and if the accounts can fund the project directly, borrowing may not be needed at all.

Educational Example 02

The Business Owner Whose Returns Tell Half the Story

The situation
A self employed homeowner runs a profitable company and holds a substantial brokerage account, but years of legitimate write offs leave the tax returns showing a fraction of the real picture. The goal is capital for the business without selling investments.
Why asset depletion may be considered
Stocks, bonds, and mutual funds generally count at full value under current guidelines, and the file never asks for tax returns, so the qualifying number comes from the portfolio rather than the adjusted gross income.
What still needs review
Whether a bank statement refinance qualifies this borrower on deposits at better terms, how the new payment fits the debt to income cap, and whether pulling equity beats a business line or margin alternative on cost.
When another path might fit better
If monthly business deposits are strong and steady, a bank statement program may present the income better. If the property involved is a rental, a DSCR loan is the right conversation instead.

Educational Example 03

The Homeowner Who Just Sold a Business

The situation
A homeowner sold a company, parked the proceeds in money market accounts, and is intentionally not working. There is no employer, no W2, and no current business, but there is a large, documentable balance and a plan that needs cash.
Why asset depletion may be considered
Money market accounts generally count at full value under current guidelines, and assets need roughly 30 days of seasoning with recent statements, so recently arrived proceeds can be documented once the paper trail is clean.
What still needs review
The documentation trail on the sale proceeds, the equity position, the reserve requirement, and an honest comparison of the loan's cost against simply funding the plan from the proceeds themselves.
When another path might fit better
If the plan the cash serves could be funded from the assets at lower total cost, the best refinance may be no refinance, and we would rather say that on the first call than after an application.
See What My Assets Qualify For

Your situation is its own scenario. Let us look at it together.

Protect Yourself

Asset Rich Homeowners Are a Marketing Target. Read This First.

Homeowners with visible equity and retirement savings receive a steady stream of offers pushing maximum cash out. Some are legitimate. Many are built to move your equity into someone else's fees. Here is how to tell the difference before you respond to anything, including anything from us.

Warning signs

  • Pressure to take the maximum cash available rather than the amount your plan needs
  • No doc or no questions asked promises; real programs verify assets and credit
  • Payment comparisons that hide a longer term or the interest added over the life of the loan
  • Debt consolidation pitches that never mention the debts move onto your home
  • Urgency to liquidate or move retirement funds as a condition of a loan

What honest looks like

  • A written breakdown of which accounts count and the income they create
  • Costs stated plainly, including what financing them does to your check
  • The cash in hand caps and reserve requirements explained before you apply
  • A willingness to say a smaller loan, a different program, or no loan at all wins
  • Time to review everything, with no expiring pressure offer attached

Local Guidance

Asset Depletion Guidance for Georgia and Atlanta Metro Homeowners

Layer One: Georgia Statewide

Refinancing on assets instead of income in Georgia

[CMS: Georgia introduction] Editable area for a genuine Georgia overview written by UHome, covering how Georgia homeowners tend to use asset based qualification, what to weigh first, and how the closing process works here.

Georgia closings and your three day window

Georgia refinances are closed by a licensed Georgia attorney rather than a notary or escrow company, so expect a scheduled closing with the attorney's office coordinating the paperwork. On a home you live in, federal law generally gives you three business days after closing to cancel the transaction, and your cash disburses after that window ends rather than at the table.

That window is a feature, not a delay. It is your last chance to reread the numbers with no one watching, and if anything on the final documents does not match what was reviewed with you by phone, call before the window closes.

Layer Two: Atlanta, Our Home Market

An Atlanta based team, reviewing Atlanta area finances

UHome Mortgage is headquartered in Atlanta, and the profiles behind this program walk through our door every week: homeowners who retired out of metro careers with real retirement balances, founders who sold companies, and self employed owners whose tax returns were engineered to be small.

Two things come up again and again in these conversations. The first is retirement money: programs count retirement accounts anywhere from 70 percent of vested value to 100 percent depending on your age and the guidelines, so homeowners near retirement sometimes qualify for meaningfully different numbers than they expect, and the program choice matters. The second is fresh money: proceeds from a sale that just landed need a clean paper trail and roughly 30 days of seasoning before they can carry a file, so we map the documentation before anything is ordered.

The other recurring theme is restraint. Metro equity has grown, and the maximum cash available is often more than the plan actually needs. Our review always shows the smaller loan next to the bigger one, because the smaller one usually wins.

Atlanta Metro considerations

[CMS: Atlanta Metro content] Editable extension area for additional metro context UHome wants to publish over time, such as anonymized questions received from Metro Atlanta homeowners.

Layer Three: County Resources

Metro Atlanta county resources

Many Georgia counties offer homestead exemptions, including age based exemptions administered through the county tax commissioner. A refinance does not automatically remove a homestead exemption, but if you are due one and have never filed, the application goes through your county. These links go to the official county offices.

FultonDeKalbCobbGwinnett ClaytonHenryDouglasPaulding

Good Questions

Asset Depletion Questions, Answered Plainly

What is an asset depletion refinance?

An asset depletion refinance, also called asset utilization, qualifies you on your assets instead of a paycheck. The program converts your documented accounts into a monthly qualifying income figure, and the cash out version replaces your current mortgage with a larger one and hands you the difference in cash. It is available for primary residences and second homes, and a rate and term version is available when cash is not the goal.

Which assets count, and at what percentage?

Checking, savings, money market, stock, bond, and mutual fund accounts generally count at their full documented value. Retirement accounts count at 70 to 100 percent depending on the program, your age, and vesting, and eligible trust accounts can count in full under one active program. Statements covering the most recent one to three months are required, and assets generally must be seasoned at least 30 days.

Do I have to liquidate or move my accounts?

No. The program documents your accounts to build the qualifying income figure; it does not require you to cash them out or move them. You keep control of your assets, and where post closing reserves are required, they need to be verified, not surrendered. At or below 75 percent financing, current guidelines generally require none.

Do I need a job or tax returns?

No. Employment verification, W2s, pay stubs, and tax returns are not part of this qualification path. Income is still calculated, though. It comes from your assets, and your monthly debts, including the new mortgage payment, must fit within it, generally within a 50 percent debt to income cap under current guidelines.

How much can I borrow, and how much cash can I get?

Under current program guidelines, qualifying can start at a 600 credit score, with cash out financing up to 75 percent of your home's value on loans to 1 million dollars and 70 percent up to 1.5 million. Loan amounts reach 2 million dollars for stronger credit, and cash in hand is capped between 1 and 1.5 million for most files, with unlimited cash possible for the strongest files at or below 65 percent financing on a primary residence. Guidelines change, so we confirm the current limits against your real numbers during the phone review.

Is this the same as the no income, no ratio loan?

No, they are siblings, and we offer both. A no income loan calculates no income at all and leans entirely on equity, credit history, and reserves. Asset depletion builds a real monthly income figure from your accounts and measures your debts against it, which can open different terms. Which one wins depends on your accounts, your equity, and your credit, and we compare them side by side with you.

What credit history does the program look for?

Established credit and a complete 12 month housing history. Clean recent mortgage or rent payments make the strongest file, and a recent late payment can reduce the maximum financing rather than ending the conversation, depending on the program. Waiting periods apply after major credit events such as bankruptcy, foreclosure, or a short sale, with reduced limits in the earlier windows.

Can I do a rate and term refinance with asset depletion instead of cash out?

Yes. The same documentation path offers a rate and term refinance, which changes your rate or term without pulling cash from your equity, and it generally allows higher financing limits than the cash out version under current guidelines. If lowering your payment is the real goal, that is the version to compare, and we review both with you.

Still have a question? Call 404.919.5533 or Talk With A Loan Expert.

Have a question we did not answer here?

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Sources

Guideline Sensitive Information on This Page Is Checked Against These Sources

Sources and References

  • Active lender Non-QM matrix covering Asset Utilization income, effective 08.05.26, on file with UHome Mortgage (anchor program for the figures on this page)
  • Active lender Alt Doc program matrix covering Asset Utilization income, rev 06.16.2026, on file with UHome Mortgage
  • Active lender Connect program matrix covering Asset Depletion income, dated 08.21.2026, on file with UHome Mortgage
  • Active lender Alt Doc Prime guidelines covering Asset Depletion income, effective 05/18/2026, on file with UHome Mortgage
  • Georgia Department of Revenue, Property Tax Homestead Exemptions

For this lender specific non QM program, the actual active lender guidelines govern, and they change without notice. Reviewed by Coby Pegues, Founder and President, UHome Mortgage LLC, NMLS 2556341. Last reviewed August 2026.

Keep Learning

No Income Cash Out Refinance Cash Out Refinance Bank Statement Refinance DSCR Refinance Should You Buy or Refinance Refinance Calculator Mortgage Rates HELOC

Your Next Step

Let's Find Out What Your Assets and Your Equity Can Do

Share a few details about your accounts, your home, and your goals. UHome will map the qualifying income, the available cash, and the honest tradeoffs, and tell you plainly whether this loan wins or another path keeps the crown.

Check My Options Talk With A Loan Expert Call 404.919.5533
  • No commitment
  • Clear next steps
  • The numbers explained before you proceed

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 applicable lender and investor requirements. Refinancing may increase the total finance charges paid over the life of the loan.

Program disclosure

[CMS: Program disclosure] An asset depletion refinance is a non QM loan program offered through wholesale lending partners. Qualifying income is calculated from documented assets under the active program guidelines, which change without notice; the figures described on this page reflect guidelines current as of the last review date and are not an offer of specific terms. Loan approval, maximum financing, and cash in hand depend on the complete borrower profile. Alternative documentation loans are generally priced above comparable fully documented loans. Continue making payments on your current mortgage until you receive confirmed instructions from your servicer.

Licensing information

Coby Pegues, NMLS #2556341 · UHome Mortgage LLC, Company NMLS #2559453

[CMS: State licensing] Licensed in Georgia, Alabama, and Texas. State licensing details placeholder.

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.

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