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
Up to $4,000,000 on assets alone, and up to $3,500,000 when assets are read as income: the two paths carry different ceilings because they prove ability to repay in different ways. A loan officer confirms which path the file fits before the amount is settled.
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
On the asset qualifier path a purchase reaches 80% of the price and a refinance 75% of the value, on a principal residence or a second home. On the asset depletion path a purchase or rate-and-term refinance reaches the same 80% on those occupancies, and a cash-out refinance stops at 60%.
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.
This page describes program parameters, not an offer. The amounts, the credit floor, the leverage, the credit shares, the haircuts, and the seasoning are wholesale guidelines, subject to change without notice and to full underwriting; the statements, the credit report, and the appraisal decide every file. The calculator is illustrative and the lender’s own calculation governs. Lendmire is a mortgage broker, not a lender, licensed for consumer mortgages in sixteen states. NMLS #2371349.
What an asset-based mortgage is — and how the two paths qualify a file.
The program’s distinguishing rule is how much of an account it counts, and that it will count retirement money on the path that documents no income at all. For a Terre Haute household living on a portfolio, the practical questions are which path fits, how each account type is credited, and how long the money needs to have been in place. The four cards answer them in order.
For the program overview, see Lendmire’s asset-based mortgage program, or the statewide guide at Asset-Based Mortgage in Indiana; 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 Terre Haute 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 Terre Haute loan officer settles that before an offer is written.
The asset depletion path
Occupancy widens on this path: principal residences and second homes at the published purchase and rate-and-term leverage, investment property at a lower ceiling, and cash-out refinances at their own ceiling on every occupancy. Cash-out proceeds never count as assets. A Terre Haute buyer financing a rental on assets is on this path, and a first-time investor needs a stronger score than an owner-occupant.
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 Terre Haute file that shows the trail cleanly meets fewer questions in underwriting.
The calculator runs a Terre Haute 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.
Terre Haute’s market in figures — and how asset-based lending fits.
An asset-based mortgage is written against the top of a local market, and these are Terre Haute’s numbers from the U.S. Census Bureau: the population, the median home value, the share of households that own, and the owner households the program is sized against. Program figures live in the snapshot above; the figures here describe the market, not the file.
Read the figures as backdrop. These are context figures, not underwriting inputs. A typical value sets the scale of the loan, the ownership share says how many households are likely to be buyers rather than renters, and the owner count says how wide the comparable pool is when the appraisal is written.
Data sources: U.S. Census Bureau — ACS 5-Year (2024) housing and population estimates, including tenure, home values, gross rents, and household income.
Distinct Terre Haute neighborhoods, distinct asset files.
A loan officer sees Terre Haute 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.
Estate properties
Terre Haute’s estate properties are where the program’s largest loans are written, and where the asset qualifier path is most often the fit: a balance sheet that covers a loan at the top of the program with no income in the file. The appraisal on an estate is usually the slowest and hardest part of the file; the assets are usually the easy part. Terre Haute is home to about 58K people.
Close-in architect-designed homes
A distinctive Terre Haute 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 Terre Haute 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.
Newer luxury infill and new construction
New luxury construction in Terre Haute appraises cleanly, so the file is about the amount: a loan near the top of the program needs usable assets to match on the asset qualifier path, or a depletion income large enough to carry the payment. The calculator on this page shows both readings for a price in that range. The median owner-occupied home value in Terre Haute runs near $115,700 on the latest Census estimate.
Two-to-four-unit homes
The owner-occupant in a Terre Haute 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. About 48% of Terre Haute’s households rent — roughly 11,100 renter households on the latest Census estimate.
High-rise and luxury condominiums
A Terre Haute condominium bought on assets is an asset-based file with the building added. Established projects usually pass review; the account rules are the same as for a house, and the asset qualifier path keeps income out of the file when the usable total covers the loan. Two months of statements season the proceeds. Median household income in Terre Haute sits near $43,126 on the latest Census estimate.
Second homes and pied-à-terre purchases
For a second home in Terre Haute, 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 12,120 Terre Haute households own their homes on the latest Census estimate — 52% of all households, the pool an asset-based purchase joins.
A Terre Haute loan officer uses submarket knowledge to set expectations about value and comparable sales; the program’s figures are set by the sheets, not by the neighborhood, and every file is held to them.
Four ways Terre Haute buyers put their assets to work.
What a Terre Haute 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.
Keep the investments invested
For a Terre Haute 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.
Turn a portfolio into qualifying income
When the balances will not cover the loan, the depletion path turns them into a monthly figure instead. For a Terre Haute buyer that means a longer seasoning, haircuts by account type, retirement balances counted at a flat share regardless of age, and a file that is read like any income file once the income is derived.
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 Terre Haute file needs usable assets equal to the new loan, a loan inside the refinance leverage, and two months of statements per account.
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 Terre Haute 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.
Measure a Terre Haute loan against the assets before requesting a review.
Use the calculator to see which path a Terre Haute balance sheet favors. If the usable assets cover the loan, the asset qualifier path is open and no income enters the file; if they fall short, the depletion reading beside it shows the monthly income the assets would produce and the payment that income would need to carry.
Terre Haute asset coverage estimate
The calculator is seeded with a Terre Haute price above the median, a loan inside the purchase leverage, and accounts split three ways. Edit the price, the loan, the balances, the age switch, the benchmark, or the carrying costs, and both paths recompute.
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 Terre Haute 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 Indiana (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.
For a Terre Haute buyer with assets and an unconventional income picture, the comparison is between covering the loan, depleting the assets, and documenting deposits. The rows set out the strengths of each, and the last row says where each one fits.
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.
Business or personal deposits over a run of statements, read as income with an expense factor, for the self-employed owner whose tax returns understate the business. Balances are not the point; cash flow is. Leverage and reserves follow that program’s own matrix. 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 Terre Haute 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 Terre Haute 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 Terre Haute 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 Terre Haute 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 Terre Haute file clean and fundable.
The checklist for a Terre Haute 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.
- Sort the accounts: custodial, deferred-compensation, escrow, foreign, option, and unvested accounts are not.
Retirement accounts and the age line
Retirement balances are the most age-sensitive figure in the program. On the asset qualifier path they are credited by the owner’s age; on the asset depletion path they are haircut at a flat share whatever the age. A Terre Haute household with a large retirement account and a modest brokerage account is read carefully on both, because the usable totals can land on opposite sides of the loan.
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 Terre Haute buyer timing a purchase after a liquidity event counts the months before the offer.
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 Terre Haute loan officer sorts the statements into the two piles first.
Large and recent deposits
The lender’s concern is that the asset is the borrower’s to keep and not a loan in disguise. A Terre Haute buyer who moves money between accounts before applying creates a paper trail that has to be reconstructed; the cleaner approach is to leave the accounts as they are and document the history that already exists.
Credit and housing history
Score and credit history decide whether a path is open, and the assets decide what is behind it. For a Terre Haute buyer, that order matters: the credit question is answered before the statements are counted, and a weak score is not repaired by a strong portfolio. The report is pulled once and read against the path chosen.
From a Terre Haute asset review to keys in hand.
Four steps carry a Terre Haute 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
A Terre Haute 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 Terre Haute 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 Terre Haute 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 Terre Haute loan officer attends to the funds to close so the usable total is intact.
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 Terre Haute 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 Terre Haute 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 Terre Haute 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
Every figure on this page is a program parameter drawn from one guideline source. The written terms for a Terre Haute 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.
Terre Haute asset-based mortgage FAQs
The questions below are the ones a Terre Haute 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 Terre Haute loan officer reads the statements against both before recommending one.
How does the asset qualifier path work?
It covers the loan with the balances. Brokerage, savings, money market, and certificates of deposit count in full; retirement accounts count at a reduced share under 59½ and in full from 59½ on; the accounts combine. A Terre Haute buyer whose credited total reaches the loan is written on this path with two months of statements per account.
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 Terre Haute 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?
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?
The asset qualifier path publishes a credit floor, shown in the snapshot above. The asset depletion path reads the score against the documentation suite’s matrix, where the floor rises with the leverage and the loan amount. On the depletion path the housing history is reviewed as well, and a prior housing event waits out the program’s seasoning; the qualifier path publishes the floor alone.
How much can I borrow against the price or the value?
On the asset qualifier path a purchase reaches the purchase share of the price shown in the snapshot and a refinance the lower refinance share of the value; on the asset depletion path a purchase or rate-and-term refinance reaches the same share and a cash-out stops lower. Whether cash-out is offered on the asset qualifier path, and at what leverage, is set by the lender and not published, so a Terre Haute loan officer confirms the treatment before a refinance is structured.
How large can the loan be?
On the asset qualifier path the loan is bounded twice: by the program ceiling and by the usable assets, whichever is lower. On the depletion path it is bounded by the ceiling and by the ratio the derived income supports. The calculator on this page shows both bounds on a Terre Haute balance sheet.
How long do the assets need to be in the accounts?
Count the months before the offer. For a Terre Haute purchase timed after a sale or an exit, the asset qualifier path is usually reachable sooner, and the depletion path’s seasoning is excused for sale-of-business, inheritance, and settlement funds, so the path choice can turn on the calendar as much as on the balances.
Which accounts count, and which do not?
A loan officer reads holdings, not just balances: a brokerage statement is read for what it holds, a retirement statement for its vested balance, a business account for whether the funds are the borrower’s. Anything on the ineligible list is set aside before the Terre Haute usable total is calculated.
I just sold my business. Can I buy on the proceeds?
Yes. The timing question is the seasoning: two months of statements on the path that covers the loan, and an excused wait on the depletion path for sale-of-business funds. A Terre Haute loan officer reads the calendar with the statements and names the path that is reachable soonest.
Cover the loan or convert the assets in Terre Haute: compared on your statements.
Begin with an asset review: the statements, the loan, the occupancy, the purpose. A Lendmire loan officer sorts the accounts, runs both paths, and puts the written terms for the one that fits in front of you.
This guide covers Terre Haute — for the statewide guidelines, markets, and scenarios, see Asset-Based Mortgage in Indiana, part of Lendmire’s asset-based mortgage program.
Nearby markets in Indiana: Bloomington · Nashville · Greenwood · Indianapolis · Lafayette · West Lafayette · Carmel · French Lick
Related programs: Bank Statement Loans · Jumbo Loans · Super Jumbo Bank Statement Loans