Current asset-based guidelines, updated from one source.
Four cards and three tables carry every figure an asset-based file turns on, drawn from one source built on the wholesale program sheets: amount, credit, leverage, and the retirement credit in the cards; the account-by-account credit, the depletion haircuts, and the leverage by occupancy in the tables. The prose around them explains how the figures are used.
Up to $4,000,000 on assets alone; $3,500,000 when assets become income
Loan size follows the path. Covering the loan outright with usable assets reaches $4,000,000; spreading a pool of assets into a monthly income reaches $3,500,000 and starts at $125,000. The amount on either path is a program parameter, subject to the lender’s guidelines at lock.
The asset qualifier path’s published floor; the depletion path follows the suite’s score and amount matrix
The asset qualifier path publishes a 600 decision-score floor. The asset depletion path follows the score and loan-amount matrix of the documentation suite it belongs to, where the floor rises with the leverage and the amount. The score is read from the credit report at application; it is never promised here.
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
The age line at 59½ is a program rule, not a tax rule, though it echoes one: below it the asset qualifier path credits 90% of a retirement balance, above it 100%. The asset depletion path ignores age and counts 70% of the balance before dividing by the months.
| 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.
For informational purposes only. This is not a commitment to lend or extend credit, an offer, or a quote. Program parameters shown are wholesale lender guidelines in force on the date shown, are subject to change without notice, and every figure depends on the borrower, the property, the occupancy, the selected path, and full underwriting. Asset credit percentages and the qualifying arithmetic shown are illustrative; the lender’s own calculation governs. Lendmire is a mortgage broker, not a lender, licensed to broker consumer mortgages in sixteen states. NMLS #2371349.
What an asset-based mortgage is — and how the two paths qualify a file.
The asset-based program is one program with two doors. Through the first, a Brookhaven buyer walks in with statements that add up to the loan and leaves employment and income out of the file entirely. Through the second, a buyer whose balances do not cover the loan walks in with the same statements and the lender turns them into a monthly figure to test against the payment. The cards below describe each door and the rules at the threshold.
For the program overview, see Lendmire’s asset-based mortgage program, or the statewide guide at Asset-Based Mortgage in Georgia; 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 Brookhaven 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
The credited total must reach the loan amount, and the loan must sit inside the path’s leverage: a share of the price on a purchase, a lower share of the value on a refinance. Reserves are not required at or below the refinance leverage. The usual way a Brookhaven file that falls short is repaired is a larger down payment, which lowers the loan to what the assets cover.
The asset depletion path
On the asset depletion path the lender applies a haircut to each account type, adds up what remains, and divides the total by a fixed number of months to produce a monthly qualifying income. Cash and certificates of deposit count in full, securities at a lower share, private stock lower still, retirement accounts lower again regardless of age, and real-estate equity lowest. A Brookhaven file then runs through the debt-to-income test with the new payment included.
Seasoning, statements, and what counts
Seasoning means how long the money has been where the statements say it is. On the asset qualifier path, two months of statements for each qualifying account is the rule. On the asset depletion path the lender wants statements at least four months old plus the most recent one, with the sale of a business, an inheritance, or a legal settlement excused from the wait. A Brookhaven buyer planning a purchase after a liquidity event plans the seasoning first.
The calculator runs a Brookhaven balance sheet through both paths at once. It credits cash, brokerage, and retirement balances at their shares, flips the retirement credit when the owner is past the age line, measures the total against the loan, and divides the haircut total into a monthly income beside the estimated payment. The arithmetic is illustrative; the lender’s own calculation governs.
Brookhaven’s market in figures — and how asset-based lending fits.
A Brookhaven asset-based loan is sized to a price, and the price is set by the market these figures describe: the population, the median value, the owner share, and the owner-household count from the Census Bureau’s latest estimate. The snapshot above holds the program’s figures; this block holds the market’s.
These are context figures, not underwriting inputs. Read the value figure against the leverage ceiling: the asset qualifier path finances a share of the price and the assets must cover the loan, so a higher median moves the asset threshold up with it. The ownership figures describe the market an appraiser values the home within.
Data sources: U.S. Census Bureau — ACS 5-Year (2024) housing and population estimates, including tenure, home values, gross rents, and household income.
Distinct Brookhaven neighborhoods, distinct asset files.
Where a Brookhaven buyer is looking shapes the file as much as the balance sheet does. The cards below walk through the city’s submarkets and the asset-based questions each raises: the price the assets must cover, the occupancy the path allows, and the valuation the appraiser faces.
Second homes in the area
For a second home around Brookhaven, the account rules are unchanged and the second-home row of the leverage table applies. A loan officer shows the usable total on both paths and the leverage the row allows before the offer. About 47% of Brookhaven’s households rent — roughly 11,503 renter households on the latest Census estimate.
The retiree buying on a portfolio
A Brookhaven retiree buying on assets rarely tests the program’s ceilings. The questions are the account rules: the retirement credit by age, which balances count, and whether the proceeds of a prior home sale have seasoned. A loan officer reads the statements and names the path. The median owner-occupied home value in Brookhaven runs near $692,700 on the latest Census estimate.
Lakefront and view properties
A Brookhaven waterfront home bought on assets is a second-home or principal-residence file like any other on the account side. The appraisal and the insurance are the property’s questions; the loan officer orders both early so the leverage and the payment are known before the file is placed. Brookhaven is home to about 58K people.
Rural acreage and farmettes
For rural property near Brookhaven, residential use and comparable sales are usually the hardest questions in the file. The usable total and the path are settled first so the buyer knows the loan the assets support before the appraisal answers whether the property qualifies. On a home in Brookhaven priced at or above the median, the asset qualifier path finances up to 80% of the price on a purchase — the balance of the price is the down payment, and the usable assets must cover the loan itself.
Historic and estate homes
Condition and comparable sales decide the appraisal on a Brookhaven historic home; the statements decide the rest. A loan officer runs the file at the contract price and at a lower value so the buyer knows both margins. The margin above the loan is the figure to watch. Roughly 12,768 Brookhaven households own their homes on the latest Census estimate — 53% of all households, the pool an asset-based purchase joins.
Newer executive subdivisions
A Brookhaven subdivision home bought on assets is read plainly: the comparable sales support the price, the statements are counted, the age rule is applied to retirement accounts, and the path is named. The calculator on this page is seeded to a price typical of such a subdivision. Median household income in Brookhaven sits near $117,663 on the latest Census estimate.
Whichever Brookhaven neighborhood the home sits in, the asset-based questions are the same: which accounts count, at what share, whether the total covers the loan, and if not, what income the depletion path produces. The cards are context; the snapshot is the rule.
Four ways Brookhaven buyers put their assets to work.
The asset-based mortgage does one thing the income programs cannot: it lends to a household whose statements, not its earnings, show the means to repay. Four common Brookhaven uses follow, each read against the path that usually carries it.
Buy a home on assets alone, with no income in the file
The defining use of the program is the purchase qualified on the balances: brokerage, savings, money market, certificates of deposit, and retirement accounts credited by the owner’s age, adding up to the loan. For a Brookhaven retiree the file is the statements and the credit report, and the home can be the principal residence or a second one.
Refinance a home the assets already stand behind
Replacing an old loan on assets rather than income keeps a Brookhaven household from documenting earnings it no longer has. The path’s refinance ceiling is lower than its purchase ceiling, and the assets must still cover the whole new loan; a loan officer confirms cash-out treatment with the lender before the file is placed.
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 Brookhaven 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.
Turn a portfolio into qualifying income
Depletion is the path for the household with meaningful savings and a modest paycheck, or no paycheck at all. The assets are read as income rather than as collateral, the leverage matches the qualifier path on a purchase, and the ratio test comes back into the file. A Brookhaven loan officer runs both paths before recommending this one.
Measure a Brookhaven loan against the assets before requesting a review.
Enter a Brookhaven price, the loan wanted, and the balances by account type, then choose whether the owner of the retirement accounts is past the age line, and the calculator shows whether the usable assets cover the loan on the asset qualifier path, the largest loan they would cover inside the leverage ceiling, and the monthly income the same accounts would produce on the asset depletion path beside a thirty-year payment at the benchmark.
Brookhaven asset coverage estimate
Illustrative Brookhaven figures, all editable: the price, the loan, three account buckets, the age switch for the retirement credit, the benchmark, taxes, insurance, and other monthly debts for the ratio.
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 $975,000 price above the Brookhaven 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 Brookhaven 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.
Usable assets equal to the whole loan, no employment or income documented, principal residences and second homes, purchase and refinance at the path’s leverage, two months of statements, reserves not required at or below the refinance leverage. The path with the fewest questions, and the one that asks the assets to cover the whole loan.
The path for the household whose savings are real but smaller than the loan. It can carry a loan the balances would not cover outright, widens the occupancies to include rentals, and adds a cash-out ceiling; in exchange it brings the ratio back and counts retirement money at a flat haircut.
The deposit route reads the statements for inflows rather than balances. For a business owner whose accounts turn over, it can produce 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 Brookhaven 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 Brookhaven scenario review.
Because the assets are the whole case on the asset qualifier path and most of it on the depletion path, the lender reads them carefully. A Brookhaven buyer who assembles complete statements, with the transfers and the deposits explained, is far less likely to meet the questions that stall a file.
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.
Local details that can change the loan.
Here are five details, chosen for the Brookhaven file, that most often reshape an asset-based loan. The first two apply to nearly every file; the rest depend on the accounts, the occupancy, and the purpose.
Use these checks to keep the Brookhaven file clean and fundable.
Settle the age rule, the seasoning, and the eligible accounts first. Everything else in a Brookhaven file, the path, the leverage, the loan amount, is arithmetic once those three are known.
- Confirm the age rule: the depletion path haircuts retirement balances at a flat share regardless of age.
- Count the months: two months of statements per account cover the loan on the asset qualifier path.
- Decide standalone or supplemented: the loan officer runs standalone and supplemented versions where earnings exist.
Retirement accounts and the age line
The age line is applied per owner and per account. A Brookhaven couple where one spouse is past 59½ and the other is not sees each account credited by its own owner’s age, and the sum is what counts against the loan. The accounts stay where they are; the age rule governs the credit, not the custody. The birthday is checked against the date of the application.
Seasoning by path
The lender wants to see that the money has been the borrower’s for a while and is not a loan dressed as an asset. Recent transfers are traced to the account they came from; recent deposits are documented with their source. A Brookhaven file with a clean trail seasons without friction; one with unexplained deposits waits.
Supplementing income with asset income
The depletion path can add asset income to documented earnings rather than replace them. The combined ratio may run to forty-five percent when the income is supplemented, and the minimum-assets rule is waived. For a Brookhaven household with a pension, a part-time income, or a small business and a meaningful portfolio, the supplemented file is often the stronger one.
Which accounts count
Not every balance is an asset to the program. Brokerage, savings, money market, certificates of deposit, and retirement accounts count. Custodial accounts, deferred compensation, escrow balances, foreign funds, cash on hand, stock options, unvested restricted stock, and funds held at non-regulated companies do not. A Brookhaven loan officer sorts the statements into the two piles first.
Leverage by purpose
Whether cash can be taken out on the asset qualifier path, and at what leverage, is set by the lender and not published; the depletion path’s cash-out ceiling is published, and cash-out proceeds never count as assets. A Brookhaven loan officer confirms the cash-out treatment with the lender before a refinance is structured.
From a Brookhaven asset review to keys in hand.
Four steps carry a Brookhaven asset-based loan from review to closing. Nothing on this page commits anyone to lend; the written terms come from a licensed loan officer after the review, and the appraisal and the underwriting decide the rest.
Asset review
The first conversation settles the shape of a Brookhaven file: which path the balances support, what leverage the purpose allows, how long the accounts have seasoned, and whether the usable total clears the loan with a margin. The review names the path, and the loan officer writes the outcome down before any offer is drafted.
Contract and appraisal
The contract sets the price the loan is measured against; the appraisal confirms the value supports it. On a Brookhaven 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
Conditions, when they come, are usually documentary: a missing statement page, a deposit without its source, an account that needs its holdings shown. A Brookhaven buyer who gathered the list on this page meets most of them before they are asked. The underwriter’s questions are the loan officer’s questions asked a second time, on the same statements.
Closing
Closing on an asset-based loan looks like any other closing from the outside. From the inside, the difference is what did not happen along the way: no employment call, no tax transcript, no income calculation on the asset qualifier path. A Brookhaven loan officer attends to the funds to close so the usable total is intact.
A brokerage that reads both paths.
Lendmire is a mortgage brokerage licensed for consumer lending in sixteen states, and on an asset-based file the brokerage’s job is to read the balance sheet against both paths, place the loan with the wholesale program that fits, and put the terms in writing. The lender is never named on these pages; the arithmetic is.
Both paths, one set of statements
The comparison printed on this page is run for real on every Brookhaven 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 Brookhaven 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 Brookhaven 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.
Brookhaven asset-based mortgage FAQs
The questions below are the ones a Brookhaven loan officer hears first from a buyer who has assets and no income on paper. The answers describe the program’s rules in words; the figures live in the snapshot above.
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 Brookhaven household with wealth and little income on paper, it is often the mortgage that fits.
How does the asset qualifier path work?
The lender adds up the eligible accounts, credits each at its share, and compares the total with the loan. If the total equals or exceeds the loan, the Brookhaven file is read on assets alone: no employment verification, no tax returns, no income calculation. The leverage is a share of the price on a purchase and a lower share of the value on a refinance.
How does the asset depletion path work?
The depletion path can carry a loan the balances would not cover outright, but it brings the ratio back. When the asset income stands alone, a minimum pool of qualified assets applies; when it supplements documented earnings, the minimum is waived and the combined ratio may run to forty-five percent. A Brookhaven loan officer runs both versions where earnings exist.
How are 401(k) and IRA balances counted, and why does 59½ matter?
Under 59½, the asset qualifier path credits most of a 401(k) or IRA; at or past 59½, all of it. The depletion path ignores age and applies its own haircut before dividing by the months. The calculator on this page has a switch for the age line so a Brookhaven buyer can see the difference on the actual balances.
What credit score does an asset-based mortgage need?
Credit enters through a floor on one path and a matrix on the other, with the housing history read on the depletion path. The figure for the asset qualifier floor is in the snapshot; the depletion path’s requirement depends on the loan amount and the leverage, and a loan officer names it for the specific Brookhaven file.
Do I need to show any income at all?
The program exists because income on paper understates many households’ means. On the asset qualifier path the question is never asked; on the depletion path it is answered by arithmetic. A Brookhaven loan officer explains which path the statements support before any income paperwork is discussed.
How much can I borrow against the price or the value?
The ceilings are program parameters, not promises. A Brookhaven 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 buy a second home or a rental on assets?
The program reaches both, and the distinction matters: a second home is an owner-occupied occupancy with the full purchase leverage, a rental is an investment occupancy with a lower one and a depletion-only path. The Brookhaven file is structured around that answer from the start.
How is this different from a bank statement loan?
A bank statement loan reads the deposits flowing into a self-employed owner’s accounts as income; an asset-based mortgage reads the balances sitting in the accounts. The first suits the Brookhaven business owner with strong cash flow and modest savings; the second suits the household with strong savings and little or no income. Lendmire places both.
I just sold my business. Can I buy on the proceeds?
Proceeds in a domestic brokerage, savings, or money market account count in full on the asset qualifier path. Proceeds still inside the company, in escrow, or in a foreign account do not count until they are the borrower’s own domestic funds. A Brookhaven buyer plans the transfer and the statements before the offer.
Cover the loan or convert the assets in Brookhaven: compared on your statements.
Share the balance sheet once; the review covers the asset qualifier path, the asset depletion path, and the alternatives on the same statements. The terms come in writing from a licensed loan officer.
This guide covers Brookhaven — for the statewide guidelines, markets, and scenarios, see Asset-Based Mortgage in Georgia, part of Lendmire’s asset-based mortgage program.
Nearby markets in Georgia: Sandy Springs · Dunwoody · Atlanta · Smyrna · Roswell · Marietta · Johns Creek · Mableton
Related programs: Bank Statement Loans · Jumbo Loans · Super Jumbo Bank Statement Loans