Current asset-based guidelines, updated from one source.
The block below is the asset-based program reduced to the figures that decide a file, read from Lendmire’s single guideline source and refreshed on this page when the wholesale sheets change: the loan ceiling on each path, the credit floor, the leverage by purpose and occupancy, and the share of each account type that counts. Everything else on the page is explanation.
Up to $4,000,000 on assets alone; $3,500,000 when assets become income
The asset qualifier path reaches $4,000,000 when the usable assets cover the whole loan; the asset depletion path runs from $125,000 to $3,500,000 with the assets converted into income instead. Both are program ceilings, not offers, and the placing lender confirms the amount for the file.
The asset qualifier path’s published floor; the depletion path follows the suite’s score and amount matrix
Credit enters an asset-based file through a floor rather than a formula: 600 on the path that covers the loan with assets, a matrix cell on the path that converts them into income. On the depletion path a clean recent housing history is the expectation, with one late payment in the past year tolerated at a cost; the qualifier path publishes the floor alone.
That ceiling on a purchase and 75% on a refinance when assets cover the loan; 60% on a depletion cash-out
Leverage tops out at 80% on a purchase whichever path carries the file. The paths part on the refinance: 75% when the assets cover the loan, and on the depletion side 80% for a rate-and-term and 60% for a cash-out. Investment property, available on the depletion path only, is capped lower.
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.
Not a commitment to lend, not an offer of credit, not a quote. The figures shown are current wholesale program parameters that change without notice and apply only after full underwriting of the borrower and the property; the lender is never named on this page and no rate, fee, or payment is quoted. Nothing here is legal, tax, or investment advice. 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.
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 Palm Coast buyer is qualified on one of them, not both at once.
For the program overview, see Lendmire’s asset-based mortgage program, or the statewide guide at Asset-Based Mortgage in Florida; for the age rule on retirement withdrawals, see the IRS.
Two paths, one program
Think of the two paths as two thresholds. On the asset qualifier path the threshold is the loan amount itself: the credited balances must reach it. On the asset depletion path the threshold is a ratio: the credited balances, divided into monthly income, must carry the housing payment and the other debts. A Palm Coast file with a large balance sheet usually clears the first; a file with a moderate one is often written on the second.
The asset qualifier path
Two months of statements for each qualifying account document the path, and the balances are read as they stand after the credit percentages. The credit floor is published; the leverage is published; the largest loan is published. What the lender settles file by file is which accounts are eligible and how the age rule applies to each retirement account, and a Palm Coast loan officer settles that before an offer is written.
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 Palm Coast 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 Palm Coast 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 Palm Coast buyer can see which path the balance sheet favors before a loan officer confirms it.
Palm Coast’s market in figures — and how asset-based lending fits.
A Palm Coast 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.
Read the figures as backdrop. Population and owner households describe the depth of the market; the median value describes its height. An asset-based file turns on the second more than the first, because the loan the assets must cover or carry follows the price.
Data sources: U.S. Census Bureau — ACS 5-Year (2024) housing and population estimates, including tenure, home values, gross rents, and household income.
Distinct Palm Coast neighborhoods, distinct asset files.
A loan officer sees Palm Coast as a set of distinct files, not one market. Below are the submarkets where asset-based loans are written most often, with the path, the occupancy, and the appraisal question each one usually raises.
Two-to-four-unit homes
The owner-occupant in a Palm Coast duplex or fourplex is read as a principal-residence buyer on the asset rules; the pure investor is read on the depletion path alone. Property eligibility for multi-unit homes follows the placing lender, and a loan officer confirms it before the path is chosen. The median owner-occupied home value in Palm Coast runs near $350,800 on the latest Census estimate.
Newer luxury infill and new construction
Builder inventory and new infill in Palm Coast are bought on assets by households that have just sold something larger. The proceeds season (two months of statements on the asset qualifier path, longer on the depletion path), the credited total is measured against the new loan, and the file is placed on the path the total supports. Palm Coast is home to about 98K people.
Second homes and pied-à-terre purchases
For a second home in Palm Coast, both paths are open and the purchase leverage matches the principal-residence figure. The loan officer reads the statements once, shows the usable total on each path, and places the file on the one with the cleaner margin. Roughly 32,586 Palm Coast households own their homes on the latest Census estimate — 82% of all households, the pool an asset-based purchase joins.
High-rise and luxury condominiums
The downsizer’s file: the house is sold, the proceeds sit in the accounts, and the Palm Coast condominium is bought on the statements. Two months of statements season the proceeds on the asset qualifier path; the project review and the appraisal are the building’s questions, not the borrower’s. Median household income in Palm Coast sits near $77,350 on the latest Census estimate.
Estate properties
An estate purchase on assets is sized against the program ceiling and the usable total at once. A Palm Coast buyer near the ceiling is read closely on the margin, on which accounts count, and on the age rule for retirement money, because a small change in the credited total moves a large loan. About 18% of Palm Coast’s households rent — roughly 7,221 renter households on the latest Census estimate.
Close-in architect-designed homes
A distinctive Palm Coast house is a distinctive appraisal. The asset side of the file is unaffected, but the leverage ceiling is applied to the appraised value, so a buyer on the asset qualifier path plans the usable total with room for the value to land under the contract. On a home in Palm Coast 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.
Across these Palm Coast submarkets the program is identical; what varies is the price the assets must cover or carry and the occupancy the buyer intends. A loan officer confirms the path, the credit, and the leverage for the specific file before an offer is written.
Four ways Palm Coast buyers put their assets to work.
What a Palm Coast buyer does with an asset-based mortgage depends on the balance sheet and the occupancy. The four uses below cover the typical purchases and refinances, with the path, the leverage, and the account rules that apply to each.
Buy a home on assets alone, with no income in the file
When the balance sheet covers the loan, a Palm Coast household keeps the income question out of the file entirely. The lender credits the accounts, confirms the total against the loan, checks the leverage for a purchase, and reads the credit report; reserves are not required at or below the refinance leverage, and the path reaches well into the jumbo range.
Buy after a liquidity event, before the next venture
The seller of a Palm Coast 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.
Finance a second home or a rental on assets
Second homes are a natural fit: a Palm Coast household with a portfolio and a principal residence elsewhere buys the second home on assets, covering the loan outright when the balances allow and depleting them into income when they do not. Rentals follow the depletion path’s investment ceiling and its cash-out rules.
Refinance a home the assets already stand behind
The refinance is the retiree’s use: the income that qualified the original loan has stopped, the portfolio has not, and the asset qualifier path reads the portfolio. A Palm Coast file needs usable assets equal to the new loan, a loan inside the refinance leverage, and two months of statements per account.
Measure a Palm Coast 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 Palm Coast loan officer runs the lender’s own version before anything is written.
Palm Coast asset coverage estimate
The starting figures are a Palm Coast price in the upper part of the market with a loan at seventy percent of it and a balance sheet that covers the loan at the under-59½ retirement credit. Every field is editable, and the benchmark updates weekly from the Freddie Mac series.
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 Palm Coast 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 Florida (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.
Three routes to the same closing table, compared on what each one counts: the balance sheet in full, the balance sheet as income, or the deposit history of a business owner. A Palm Coast loan officer prices the route the file supports best, and the comparison below explains how the choice is made.
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.
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.
A different question entirely: not what the household owns but what the business brings in. The bank statement loan suits the Palm Coast owner with strong deposits and modest savings, where the asset-based paths suit the household with strong savings and modest deposits. 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 Palm Coast 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 Palm Coast scenario review.
Preparation for a Palm Coast asset-based review is mostly gathering: the statements for each account, the age of the owner of each retirement account, the credit report, and, on the depletion path, any income the asset income will supplement. The items below are the ones a loan officer asks for first.
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.
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 Palm Coast file clean and fundable.
The checklist for a Palm Coast asset-based file starts with the accounts: the age of each retirement owner, the months of statements, the eligibility of each account type. The path and the leverage follow from the answers.
- Confirm the age rule: a birthday close to the age line can change the usable total and the path.
- Count the months: a sale of a business, an inheritance, or a settlement is excused from the depletion wait.
- Check the minimum: the minimum is waived when the asset income supplements documented earnings.
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 Palm Coast 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 is the detail that most often sets the calendar for a Palm Coast asset-based purchase. The asset qualifier path is the shorter wait; the depletion path is longer except where the funds came from the sale of a business, an inheritance, or a legal settlement. A loan officer reads the statements against the path’s clock before the contract is signed.
The minimum-assets rule on the depletion path
The rule exists so that the depletion income rests on a real pool rather than on arithmetic. It is waived when the asset income supplements documented earnings, which is why a Palm Coast household with a part-time income and meaningful savings is often written as a supplemented file rather than a standalone one.
Large and recent deposits
Sale-of-business, inheritance, and legal-settlement funds are excused from the depletion path’s seasoning but still documented with their source. For a Palm Coast file, the paperwork behind the deposit is as important as the balance, and gathering it early is what keeps the calendar. The source documents travel with the statements.
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 Palm Coast loan officer sorts the statements into the two piles first.
From a Palm Coast asset review to keys in hand.
An asset-based purchase runs in a fixed order: a review of the statements that settles the path and the leverage, a contract and an appraisal, underwriting of the accounts and the credit, and closing. The steps below describe each for a Palm Coast file.
Asset review
A Palm Coast 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
A Palm Coast buyer on assets competes like any financed buyer: the contract, the appraisal contingency, and the timeline are the usual ones. What differs is that no employment verification sits in the path on the asset qualifier side, so the file is often quieter than an income file at this stage.
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 Palm Coast 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.
A single lender with one asset program sells that program. A brokerage with both paths on the table can say which one a Palm Coast file supports and why. That is the service: the statements read twice, the usable totals shown side by side, the recommendation following the numbers.
Both paths, one set of statements
The comparison printed on this page is run for real on every Palm Coast 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
Reading the statements early is the whole method. A Palm Coast loan officer sorts the accounts, confirms the owners’ ages against the age line, counts the months, and names the usable total on each path, in writing, before an offer is drafted. The aim is a file with as little as possible left to be discovered in underwriting.
Licensed, consumer-purpose, in writing
Every figure on this page is a program parameter drawn from one guideline source. The written terms for a Palm Coast file come from a licensed loan officer after the review, the credit report, and the appraisal; the page is where the method is explained, not where the loan is made.
Trusted by buyers & families alike.
Palm Coast asset-based mortgage FAQs
The questions below are the ones a Palm Coast 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?
A mortgage qualified on assets instead of income, in two forms: the asset qualifier path, where the usable assets equal or exceed the loan, and the asset depletion path, where the assets are divided into a monthly income. A Palm Coast loan officer reads the statements against both before recommending one.
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 Palm Coast 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?
It converts assets into income. Cash and certificates of deposit count in full, securities at a lower share, retirement accounts lower still regardless of age, and real-estate equity lowest; the haircut total is divided by the divisor and treated as monthly income. The path reaches principal residences, second homes, and investment property.
How are 401(k) and IRA balances counted, and why does 59½ matter?
On the asset qualifier path a retirement account is credited at a reduced share of its balance while the owner is under 59½ and at the full balance from 59½ on; the age line is the lender’s, and it tracks the age at which retirement plans generally allow withdrawals; what a withdrawal would cost is a question for a tax adviser. On the asset depletion path retirement accounts are haircut at a flat share regardless of age. The figures are in the snapshot above.
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 Palm Coast 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.
Are reserves required?
Not at or below the refinance leverage on the asset qualifier path, and the depletion path lists no reserve months; above the refinance leverage the lender sets the requirement. The practical reserve question is different: a file that just clears the asset threshold before closing may not clear it after the down payment leaves the account, and the calculator’s margin is the figure a Palm Coast buyer watches; a loan officer plans the funds to close around it.
How long do the assets need to be in the accounts?
Two months on one path, a statement at least four months old plus a current one on the other. Transfers between the borrower’s own accounts are traced rather than treated as new money; large deposits are documented with their source. A Palm Coast file with a clean trail seasons without friction.
How large can the loan be?
The asset qualifier path reaches the larger ceiling, shown in the snapshot, provided the usable assets cover the loan; the asset depletion path runs between its own minimum and maximum, also shown. Both figures are program parameters, subject to the lender’s guidelines at lock.
Which accounts count, and which do not?
Brokerage, savings, checking, money market, certificates of deposit, and vested retirement balances count on both paths; custodial accounts, deferred compensation, escrow balances, foreign funds, cash on hand, options, and unvested units do not. Equity in other real estate and private stock count on the depletion path only, at reduced shares, with real-estate equity the smallest of any account type, so a Palm Coast buyer whose balance sheet is mostly property usually lands on that path, with the equity counted at a fraction.
How much can I borrow against the price or the value?
On the asset qualifier path a purchase reaches a share of the price and a refinance a lower share of the value, both shown in the snapshot. On the asset depletion path a purchase or rate-and-term refinance on a principal residence or second home reaches the same purchase share, a cash-out stops lower, and investment property, on the depletion path only, has its own lower purchase ceiling and the same cash-out ceiling.
A Palm Coast mortgage sized to the balance sheet, not the pay stub.
When you are ready, a Palm Coast 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 Palm Coast — for the statewide guidelines, markets, and scenarios, see Asset-Based Mortgage in Florida, part of Lendmire’s asset-based mortgage program.
Nearby markets in Florida: Ormond Beach · St. Augustine · Daytona Beach · Port Orange · DeLand · Deltona · Sanford · Ocala
Related programs: Bank Statement Loans · Jumbo Loans · Super Jumbo Bank Statement Loans