Georgia Asset Depletion Loans

In this article

1. The short answer: who asset depletion loans are for
2. Who this fits in Georgia
3. How it works, in plain English
4. What assets usually count
5. Pros and cons to weigh
6. Where it helps
7. What to keep in mind
8. How it compares with bank statement and DSCR loans
9. Costs and closing in Georgia
10. Frequently Asked Questions

Last updated: Sept 2026. By Alvaro Moreira, NMLS #148581. Moreira Team | MortgageRight. MortgageRight NMLS #2239; Atlanta Branch NMLS #1285851.

The short answer: who asset depletion loans are for

If you have built real savings but your income on paper looks modest, an asset depletion loan lets a lender count those savings toward qualifying. The lender adds up your eligible accounts, sets aside what you need to close, and converts the rest into a monthly income figure. Your money stays in your accounts. It belongs to the same family of Non-QM loans as Georgia bank statement loans and Georgia DSCR loans, built for borrowers whose finances are strong but do not fit the standard paperwork.

Who this fits in Georgia

• Retirees and early retirees. Georgia is home to about 1.76 million residents aged 65 and older. When Social Security or a pension is small next to your savings, a paycheck-based review can understate what you can afford.
• High-net-worth buyers. Wealth held in brokerage and cash accounts rather than salary.
• Self-employed borrowers with uneven income, or owners who recently sold a business.
• People with a recent inheritance or settlement who hold significant assets but limited ongoing income.

How it works, in plain English

1. We review your statements for eligible accounts. Accounts generally need a short seasoning period, commonly two to three months, so the funds are settled and traceable.
2. Some assets count at less than full value. Cash usually counts in full. Investments and retirement accounts may be discounted to allow for market swings, taxes and withdrawal rules. Stocks, bonds and mutual funds are often counted at 70% to 100%. Retirement accounts are commonly counted at 70%, or sometimes 80% if you are over age 59 and a half.
3. Money needed to close is set aside, including your down payment, closing costs and required reserves.
4. The remainder is divided by a set number of months to create monthly qualifying income. The period used for these loans is 60 months. That figure goes into the same debt-to-income review used for any mortgage.

For a fuller walk-through of the program itself, see our asset depletion loan overview.

An illustration, not a quote or an offer of credit. Say a buyer has $1,000,000 in savings and brokerage accounts and needs $100,000 for the down payment, closing costs and reserves, leaving $900,000. Spread over 60 months, that works out to $15,000 a month of qualifying income, which then goes into the debt-to-income review like any other income. We confirm the program terms before we run your numbers.

What assets usually count

Programs commonly consider checking, savings and money market accounts; stocks, bonds and mutual funds held in brokerage accounts; and retirement accounts such as IRAs and 401(k)s, often at a reduced percentage. The home you are financing does not count toward your qualifying assets, and borrowed or inaccessible funds generally do not either. Real estate equity and most other illiquid assets are not counted.

Pros and cons to weigh

Where it helps

• You can qualify without a paycheck or employer verification.
• Your investments stay invested. Nothing has to be sold for the calculation.
• It can be paired with other income, such as Social Security or a pension, and the combined total goes into the debt-to-income review.

What to keep in mind

• You need substantial liquid assets. Most programs look for a meaningful balance after the down payment and closing costs, often several hundred thousand dollars or more, depending on loan size.
• Non-QM loans can carry higher rates and larger down payments than conventional loans. Minimum credit scores commonly start around 620, with better pricing and higher loan-to-value limits at 680 to 720 and above. Many programs allow up to 80% loan-to-value on primary residences, and investment properties and cash-out usually have tighter limits.
• With steady income that documents easily, a conventional loan may cost less. We will show you both.

How it compares with bank statement and DSCR loans

• Asset depletion qualifies you on what you have: savings and investments.
• Bank statement loans qualify you on what you deposit: 12 or 24 months of business or personal bank deposits.
• DSCR loans qualify an investment property on what it earns: its rent against its payment.

Not sure which fits? Our guide to asset depletion vs. bank statement loans walks through real-world scenarios.

Costs and closing in Georgia

Georgia’s intangible recording tax of $1.50 per $500 of the loan amount, about 0.30%, applies to these loans as it does to any Georgia mortgage. Georgia also requires that a Georgia attorney control the closing. Our Georgia closing costs guide covers the full picture. Owner-occupied homes, second homes and investment properties are commonly allowed, including single-family homes, townhomes, warrantable and some non-warrantable condos, and two to four unit properties, subject to program guidelines.

Frequently Asked Questions

Equal Housing Lender

All loans are subject to credit approval. Rates, terms, and program availability are subject to change without notice. This information is for educational purposes only and does not constitute a commitment to lend. Additional restrictions may apply.