Current asset-based guidelines, updated from one source.
Treat these as the program’s limits rather than an offer: the largest loan on each path, the credit floor, the maximum leverage, and the retirement-account credit on either side of the age line. The tables beneath the cards are the working rules a loan officer applies to the statements, and they change here when the sheets change.
Up to $4,000,000 on assets alone; $3,500,000 when assets become income
The largest loan on the asset qualifier path is $4,000,000, provided the usable assets equal or exceed it; the asset depletion path tops out at $3,500,000. Neither figure is a quote, and the lender’s own calculation of the usable assets governs the amount.
The asset qualifier path’s published floor; the depletion path follows the suite’s score and amount matrix
The published floor is 600 for the asset qualifier path. The asset depletion path prices by score tier inside the documentation suite’s matrix, and the leverage available at a given score falls as the loan grows. Either way the score is one input among several, settled in underwriting.
That ceiling on a purchase and 75% on a refinance when assets cover the loan; 60% on a depletion cash-out
The leverage ceilings are 80% for a purchase and 75% for a refinance on the asset qualifier path, and 80% for a purchase or rate-and-term refinance and 60% for a cash-out on the asset depletion path, both on a principal residence or second home. The leverage table shows the investment-property row.
Credited under 59½, and at 59½ or older, when assets cover the loan; 70% at any age when assets become income
A 401(k) or IRA is credited at 90% of its balance for an owner under 59½ and 100% for an owner at 59½ or older on the asset qualifier path; the asset depletion path counts a flat 70% of the balance. Brokerage, savings, money market, and certificates of deposit count in full when the assets cover the loan.
| Account type | Credit toward the loan |
|---|---|
| Brokerage accounts (stocks, bonds, funds) | 100% of the balance |
| Certificates of deposit | 100% of the balance |
| Money market accounts | 100% of the balance |
| Savings and checking | 100% of the balance |
| Retirement accounts (401(k), IRA) — owner under 59½ | 90% of the balance |
| Retirement accounts (401(k), IRA) — owner 59½ or older | 100% of the balance |
| Account type | Share counted |
|---|---|
| Cash accounts | 100% of the balance |
| Certificates of deposit | 100% of the balance |
| Securities (stocks, bonds, funds) | 80% of the balance |
| Private stock | 75% of the balance |
| Retirement accounts (any age) | 70% of the balance |
| Real-estate equity | 60% of the balance |
| Path and occupancy | Purchase | Rate-and-term | Cash-out |
|---|---|---|---|
| Asset qualifier — primary residence or second home | 80% | 75% | set by the lender |
| Asset depletion — primary residence | 80% | 80% | 60% |
| Asset depletion — second home | 80% | 80% | 60% |
| Asset depletion — investment property | 65% | 65% | 60% |
Two paths behind these pages: on the asset qualifier path the usable assets must equal or exceed the whole loan and no employment or income is documented; on the asset depletion path the usable assets are divided across the published number of months (the table above) into a qualifying income that carries the housing payment and other debts through the debt-to-income test. Reserves are not required on the qualifier path at or below the refinance leverage; the depletion path asks for statements at least one hundred twenty days old plus a current one. Minimum assets on the depletion path: the lesser of one million dollars or one and a quarter times the loan, never below a quarter million liquid when assets are the only income. Lendmire is a broker, not the lender, and the lender is not named.
Current asset-based snapshot · updated October 21, 2026 · a Lendmire loan officer confirms the path, the asset credit, and the leverage for the file before an offer.
Informational only; not a commitment to lend, an approval, or a quote. Every figure on this page is a program parameter read from Lendmire’s guideline source, built on wholesale program sheets, and may change without notice; eligibility, the path, the leverage, and the amount are decided in underwriting. Nothing here is tax or investment advice, and the assets described are never required to be sold or moved by this page. Lendmire is a mortgage broker, not a lender. Licensed in sixteen states for consumer mortgages. NMLS #2371349.
What an asset-based mortgage is — and how the two paths qualify a file.
There are two questions a lender can ask of a balance sheet. Is there enough here to cover the whole loan? Or, spread across a fixed number of months, is there enough here to look like the income the loan needs? The asset qualifier path asks the first and the asset depletion path the second, and a Georgia buyer is qualified on one of them, not both at once.
For the program overview, see Lendmire’s asset-based mortgage program; for the age rule on retirement withdrawals, see the IRS.
Two paths, one program
The asset qualifier path and the asset depletion path share a premise and differ in arithmetic. Both qualify a Georgia buyer on eligible accounts rather than earnings. The first requires the usable assets to equal or exceed the entire loan and documents no employment or income; the second does not require the assets to cover the loan: it converts them into a monthly income and runs that income through the debt-to-income test with the new payment included.
The asset qualifier path
No employment and no income is documented on this path. That is not a loophole; it is the structure. The lender’s ability-to-repay review rests on the assets themselves, which is why they must cover the whole loan rather than a share of it. A Georgia retiree whose statements add up to the loan amount is qualified without a tax return, a pay stub, or a bank statement income calculation.
The asset depletion path
On this path the eligible balances are reduced by account type, the total is spread over the divisor, and the monthly figure is read as income against the housing payment and other debts. Seasoning is longer here than on the asset qualifier path: statements at least four months old at application plus a current one, unless the money came from the sale of a business, an inheritance, or a legal settlement. A Georgia loan officer sorts the eligible accounts from the ineligible ones at the start.
Seasoning, statements, and what counts
Seasoning is the proof that the assets are the borrower’s to keep: two months of statements on the asset qualifier path, older statements plus the current one on the asset depletion path. Large recent deposits inside that window are read, not ignored: a transfer between the borrower’s own accounts is documented as such, a sale of property or a business with its paperwork, and a gift under the lender’s gift rules. A Georgia file that shows the trail cleanly meets fewer questions in underwriting.
Two paths, one set of inputs. The calculator shows the largest loan the assets would cover on the asset qualifier path inside the leverage ceiling, and the monthly income the same accounts would produce on the asset depletion path, so a Georgia buyer can see which path the balance sheet favors before a loan officer confirms it.
Georgia’s market in figures — and how asset-based lending fits.
Values set the loan the assets must cover or carry, and values differ across Georgia more than most people expect. Two of the Census figures below describe the state as a whole and two the markets Lendmire tracks within it.
Statewide figures provide general market context, not an appraisal or an income calculation. A high median value means a larger loan for the assets to cover and a larger monthly income for the depletion path to produce; a lower one means the same balance sheet goes further. The owner share says how established the market is, and the owner count how deep the comparable sales run.
Data sources: U.S. Census Bureau — ACS 5-Year (2024) housing and population estimates, including tenure, home values, gross rents, and household income.
Where Georgia’s asset-rich buyers borrow — market by market.
Market by market across Georgia: the cities below rank by owner households and open local asset-based guides with Census context, the snapshot, and a calculator seeded to local values.
Atlanta
Atlanta carries one of the largest owner-household counts in Lendmire’s Georgia footprint, near 109,792, about 46% of households, and in a metropolitan market of that depth the households whose wealth sits in accounts rather than paychecks are a market of their own. Census context: median value near $439,600, median household income near $85,652, population near 505K.
Columbus
Columbus carries one of the largest owner-household counts in Lendmire’s Georgia footprint, near 41,390, about 51% of households, and in a metropolitan market of that depth the households whose wealth sits in accounts rather than paychecks are a market of their own. Census context: median value near $193,900, median household income near $58,073, population near 204K.
Augusta
Near 38,202 Augusta households own (51% of the total); at the top of that market are the retirees, business sellers, and investors who buy on assets rather than income, and the asset-based paths are written for them. Census context: median value near $178,400, median household income near $55,485, population near 202K.
Macon
Macon ranks fourth by owner households in Lendmire’s Georgia footprint, near 30,802, about 51% of households, and in a metropolitan market of that depth the households whose wealth sits in accounts rather than paychecks are a market of their own. Census context: median value near $174,500, median household income near $51,234, population near 157K.
South Fulton
Near 28,844 South Fulton households own (72% of the total); at the top of that market are the retirees, business sellers, and investors who buy on assets rather than income, and the asset-based paths are written for them. Census context: median value near $309,800, median household income near $82,324, population near 110K.
Savannah
Savannah ranks sixth by owner households in Lendmire’s Georgia footprint, near 26,392, about 45% of households, and in a metropolitan market of that depth the households whose wealth sits in accounts rather than paychecks are a market of their own. Census context: median value near $248,900, median household income near $57,137, population near 148K.
The account rules are the same in every Georgia market: which balances count, the credit shares and the age line on the asset qualifier path, the haircuts and the divisor on the asset depletion path, the seasoning, and the leverage by purpose and occupancy do not change with the city. The lender’s property rules and any state rule on a refinance are confirmed by a Lendmire loan officer for each file.
Four ways Georgia buyers put their assets to work.
Four ways Georgia buyers put the program to work, from a principal residence bought on assets alone to a rental financed on depletion income. Each use names the path and the detail that most often decides the file.
Finance a second home or a rental on assets
A second home is reachable on either path at the same purchase leverage; an investment property is reachable on the asset depletion path only, at a lower ceiling. A Georgia buyer financing a rental on assets is qualified on the depletion income, the rental is underwritten as an investment occupancy, and a first-time investor needs a stronger score.
Keep the investments invested
For a Georgia buyer weighing a cash purchase against a mortgage, the asset-based program offers the mortgage without the income file. The assets are counted on paper, the home is financed, and the portfolio stays invested. A loan officer shows the two paths on the actual balances before the offer is written.
Buy a home on assets alone, with no income in the file
A Georgia buyer whose usable assets equal or exceed the loan buys a principal residence or a second home on the asset qualifier path: no employment verified, no tax returns, no income calculation. The down payment is at least the share of the price above the leverage ceiling, the statements cover two months, and the credit score sits at or above the published floor.
Buy after a liquidity event, before the next venture
The seller of a Georgia business, the founder after an exit, the household after an inheritance: the money is new, large, and often unaccompanied by income. The asset qualifier path reads it once the two months of statements exist; the depletion path excuses the usual seasoning for sale-of-business, inheritance, and legal-settlement funds.
Measure a Georgia loan against the assets before requesting a review.
This is an asset coverage estimate, not an approval: it credits each account type the way the program does, switches the retirement credit at the age line, measures the total against the loan, applies the depletion haircuts and the divisor, and estimates the payment at the Freddie Mac benchmark. A Georgia loan officer runs the lender’s own version before anything is written.
Georgia asset coverage estimate
A worked Georgia example to start from: price, loan, cash, brokerage, and retirement balances with the owner under the age line. The results show the asset qualifier verdict first and the depletion reading beneath it.
Editable benchmark: 7.40% as of October 15, 2026 · Freddie Mac 30-year average via FRED®. A conventional market reference, not an asset-based mortgage quote.
Illustrative starting assumptions: a $500,000 price above the Georgia median, a loan at seventy percent of the price, a balance sheet split among cash, brokerage, and retirement accounts with the owner under 59½, a thirty-year payment at the current Freddie Mac conforming benchmark, property taxes and insurance estimated for Georgia (U.S. Census Bureau). Every field is editable.
Illustrative estimate only — not a Loan Estimate, approval, quote, or commitment to lend. The credit percentages, the haircuts, and the divisor are wholesale program parameters hydrated from Lendmire’s guideline endpoint; the lender’s own calculation governs, and which accounts count, how they season, and what the age rule allows are settled in underwriting. The rate field carries the weekly Freddie Mac thirty-year conforming benchmark, a market reference and not an asset-based mortgage quote; the terms on an asset-based mortgage are set by the lender at lock. Taxes and insurance are estimates. Nothing here is tax or investment advice.
Same buyer, three ways to document the file.
A Georgia buyer who cannot document income the conventional way has three documentation routes in this program family, and the routes are not interchangeable: assets that cover the loan, assets converted into income, or business deposits read as income. The cards below put the three side by side on the questions that separate them.
Assets that cover the loan, assets as income, or deposits as income.
When the credited balances reach the loan, nothing else about income needs to be shown. The trade is the threshold: the assets must cover the loan itself, not a share of it, and investment property is not on this path. Reserves are not required at or below the refinance leverage, and the file is the statements, the credit report, and the appraisal.
Haircut assets divided by the divisor into a monthly income, then the debt-to-income test with the new payment. Principal residences, second homes, and investment property; purchase, rate-and-term, and cash-out at published ceilings; a minimum-assets rule when the income stands alone; longer seasoning.
The deposit route reads the statements for inflows rather than balances. For a business owner whose accounts turn over, it usually produces a larger qualifying income than depleting the balance would; for a retiree with no deposits, it produces nothing. See Lendmire’s bank statement loan program.
Assets that cover the loan, assets that become income, deposits that become income: three answers to one question, and the right one for a Georgia household is read off its statements. The comparison on this page is run for real on every file before the lender’s terms are put in writing. Loans above the conforming limit on documented income: Lendmire’s jumbo loan program.
What to prepare for a Georgia scenario review.
An asset-based file is documented through statements rather than pay stubs, so the preparation is account-centered: every eligible account, every page of every statement for the required months, and the paperwork behind any large or recent deposit. The list below is the usual Georgia set.
This is a general preparation guide, not a universal checklist. The selected lender may request additional information based on the transaction, the property, the path, the accounts, and the credit picture. Nothing here is legal, tax, or investment advice.
Details that can change the loan.
What changes an asset-based file is rarely the headline figure. It is the retirement balance credited at a lower share because the owner is a year short of the age line, the deposit that has not seasoned, the account type the lender will not count, or the rental occupancy that moves the file to the depletion path. The items below catch them.
Use these checks to keep the Georgia file clean and fundable.
Three things to settle before a Georgia review: which side of the age line the owner of each retirement account stands on, whether every account has seasoned for the path, and whether the usable total reaches the loan or the file belongs on the depletion path instead.
- Confirm the age rule: each retirement account is credited by its owner’s age on the asset qualifier path.
- Count the months: a sale of a business, an inheritance, or a settlement is excused from the depletion wait.
- Match the purpose to the ceiling: a purchase and a refinance carry different ceilings on the asset qualifier path.
Retirement accounts and the age line
The owner’s age decides how much of a 401(k) or IRA counts on the asset qualifier path: a reduced share under 59½ and the full balance from 59½ on. For a Georgia file built mostly on retirement money, a birthday can be the difference between covering the loan and falling short, and a loan officer checks the date against the age line before the path is chosen.
Seasoning by path
Seasoning differs by path. Covering the loan with assets needs two months of statements for each qualifying account. Depleting the assets into income needs a statement at least four months old plus a current one, with sale-of-business, inheritance, and legal-settlement funds excused. A Georgia buyer timing a purchase after a liquidity event counts the months before the offer.
Leverage by purpose
The purchase ceiling and the refinance ceiling are not the same on the asset qualifier path, and on the depletion path a cash-out carries its own, lower ceiling on every occupancy. A Georgia borrower refinancing on assets plans the new loan against the refinance figure, not the purchase figure, and a cash-out against the cash-out figure.
The minimum-assets rule on the depletion path
The minimum is measured on qualified assets after the haircuts, so a Georgia balance sheet heavy in securities or retirement money counts for less than its face value and can fall short of the minimum. The loan officer checks the minimum first and the ratio second. A file that misses the minimum is often rewritten as a supplemented file when any documented income exists.
Reserves by path
The practical question for a Georgia file is whether the down payment and closing costs come out of the same accounts that cover the loan. They can, but the lender reads the balances after those draws, so a file that just clears the threshold before closing may not clear it after. The calculator’s margin is the figure to watch.
From a Georgia asset review to keys in hand.
The process is short on paperwork about income and long on paperwork about accounts. A Georgia buyer who understands that order, statements first, then contract, then underwriting, then closing, arrives at each step prepared.
Asset review
A Georgia asset review is a sizing exercise with the account rules open: the balances by type, the share credited on each path, the total against the loan, the income against the payment. The loan officer writes the outcome down for the offer. Nothing is assumed; every account is read from its statement.
Contract and appraisal
The contract sets the price the loan is measured against; the appraisal confirms the value supports it. On a Georgia file where the assets just cover the loan, an appraisal that lands under the price is answered with a larger down payment, which lowers the loan the assets must cover.
Underwriting
Underwriting on an asset-based file is about the accounts: every page of every statement, every large deposit explained, every retirement owner’s age confirmed, the seasoning counted. On the depletion path the ratio is calculated with the new payment; on the asset qualifier path the total is confirmed against the loan.
Closing
The final figures arrive in the closing disclosure, the funds to close are wired from a documented account, and the Georgia home records in the buyer’s name. Nothing about the portfolio changes unless the buyer chose to draw the down payment from it.
A brokerage that reads both paths.
The program behind these pages is placed with select lenders in Lendmire’s wholesale network, and Lendmire is never the lender. What the brokerage adds is the comparison: the asset qualifier path against the depletion path against a bank statement loan on the same Georgia statements, and written terms for the one that fits.
Both paths, one set of statements
The comparison printed on this page is run for real on every Georgia file: assets that cover the loan beside assets that become income beside deposits read as income, and the written terms follow from it. The buyer sees the usable total on each path, the margin above the loan, and the derived income beside the payment before anything is signed.
The account rules explained before the offer
Which accounts count, how retirement money is credited by age, how long each account must season, what a large deposit needs behind it: a Georgia buyer hears these before the contract is signed, not after the underwriter asks. The margin above the threshold is shown, so the down payment and the closing costs can be planned around it.
Licensed, consumer-purpose, in writing
Asset-based mortgages on a principal residence or a second home are consumer loans, placed under Lendmire’s consumer licensing in sixteen states with the disclosures that attach to any consumer mortgage. A Georgia buyer gets the terms in writing from a licensed loan officer, and nothing on this page is an offer or a quote.
Trusted by buyers & families alike.
Georgia asset-based mortgage FAQs
Plain answers to the questions Georgia buyers ask most about asset-based mortgages, in the order they usually come up: what the program is, how each path works, how retirement accounts are counted, and what the credit and leverage rules are.
What is an asset-based mortgage?
Think of it as the mortgage for the buyer who could pay cash but would rather not. The accounts stay invested, the lender reads them on paper, and the loan is sized to what the usable assets cover or to the income they produce. For a Georgia household with wealth and little income on paper, it is often the mortgage that fits.
How does the asset qualifier path work?
The path has three tests: the usable assets must cover the loan, the loan must sit inside the leverage for the purpose, and the credit score must be at or above the published floor. Reserves are not required at or below the refinance leverage. Income is never asked for.
How does the asset depletion path work?
Picture the balance sheet spread evenly across a span of months: that monthly slice is the income the lender uses. For a Georgia household, the question is whether that slice, added to any documented income, carries the housing payment and the other debts within the ratio. The calculator on this page shows the slice beside the payment.
How are 401(k) and IRA balances counted, and why does 59½ matter?
The age line is applied per owner and per account. A Georgia couple with accounts on both sides of 59½ sees each credited by its own owner’s age, and the sum counts against the loan. The accounts are not drawn on; the rule governs the credit, not the custody.
What credit score does an asset-based mortgage need?
A clean recent housing record and a score at or above the floor are the expectation. A Georgia buyer with a strong portfolio and a weak score is not repaired by the portfolio; the credit question is answered first, and the asset question second.
Do I need to show any income at all?
The asset qualifier path is built for the Georgia household with no income on paper: a retiree, a founder between ventures, a family living on a portfolio. The depletion path can stand alone on asset income or supplement earnings with it; when it supplements, the minimum-assets rule is waived.
Are reserves required?
No reserve months are published for the asset qualifier path at or below the refinance leverage, and the depletion path lists none; above the refinance leverage the lender sets the requirement. The assets that qualify the loan stay where they are, and the lender reads them again for a Georgia file after the funds to close are drawn.
Can I buy a second home or a rental on assets?
Yes to both, on different paths. For a second home a Georgia buyer covers the loan on the asset qualifier path when the balances allow and depletes them into income when they do not. For a rental only the depletion path is open, and it is read with the investment-property row of the leverage table.
How much can I borrow against the price or the value?
The ceilings are program parameters, not promises. A Georgia refinance on the asset qualifier path plans the new loan against the refinance figure; a cash-out on the depletion path against the cash-out figure; a rental against the investment row. The loan officer confirms the row for the file.
Can I take cash out?
Cash-out is a depletion-path feature with a published ceiling; on the asset qualifier path it is at the lender’s discretion. For a Georgia file the loan officer confirms which path the refinance sits on and what leverage the purpose allows before the new loan is sized.
Run the Georgia asset numbers, then get the terms in writing.
When you are ready, a Georgia review sizes the loan, settles the path and the leverage, and produces written terms. Nothing on this page commits anyone to lend.
This guide covers Georgia — for the program overview, see Lendmire’s asset-based mortgage program.
Related programs: Bank Statement Loans · Jumbo Loans · Super Jumbo Bank Statement Loans