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 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
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.
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 Texas 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; 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 Texas 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 Texas 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 Texas loan officer sorts the eligible accounts from the ineligible ones at the start.
Seasoning, statements, and what counts
The statements are read twice on a Texas file: first for seasoning, two months on the asset qualifier path and a statement at least four months old plus the latest one on the asset depletion path, then for how much of each eligible account counts. Covering the loan credits most accounts in full and retirement accounts by the owner’s age; converting assets into income applies haircuts by account type and ignores age. The same balance sheet produces two usable totals, and the loan officer shows both before underwriting settles the path.
Enter the Texas price and the loan wanted, then the balances. The first result is the asset qualifier verdict: the usable assets cover the loan or fall short by a stated margin. The second set of results is the asset depletion reading: the haircut assets, the monthly income they produce, and the housing payment at the benchmark against that income.
Texas’ market in figures — and how asset-based lending fits.
A Texas asset-based file usually sits above the state’s median home, and these Census figures show the ground it sits above: the state’s population and its typical home value on the latest estimate, then the owner households of the markets Lendmire tracks and the share of households they are.
Statewide figures provide general market context, not an appraisal or an income calculation. 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.
Where Texas’ asset-rich buyers borrow — market by market.
Each of these Texas markets has an asset-based guide of its own. The credit shares, the haircuts, the divisor, the seasoning, and the leverage are identical across them; the prices, the housing stock, and the typical buyer are what differ.
Houston
Near 391,519 Houston households own (42% 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 $277,800, median household income near $64,813, population near 2.33M.
San Antonio
With owner households around 289,380, about 52% of households, San Antonio is a metropolitan market with a deep upper tier, and an asset-based mortgage is how the asset-rich, income-light part of that tier is financed. Census context: median value near $235,700, median household income near $65,056, population near 1.48M.
Dallas
Near 226,615 Dallas households own (42% 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 $320,700, median household income near $70,518, population near 1.31M.
Austin
Near 198,180 Austin households own (43% 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 $555,300, median household income near $93,658, population near 980K.
Fort Worth
Near 195,072 Fort Worth households own (57% 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 $303,000, median household income near $79,507, population near 963K.
El Paso
El Paso ranks sixth by owner households in Lendmire’s Texas footprint, near 149,169, about 61% 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 $184,500, median household income near $59,745, population near 680K.
A Texas asset-based file is decided by the same things in every city: the eligible accounts, the usable total on each path, the leverage for the purpose and occupancy, the seasoning, and the credit. The price changes from market to market; the program does not.
Four ways Texas buyers put their assets to work.
The uses below are the ones Texas loan officers see most: the retiree buying on a portfolio, the seller of a business buying before the next venture, the household keeping the investments invested, the second home bought on assets. Each is a different file on the same two paths.
Keep the investments invested
Borrowing against the strength of a balance sheet rather than spending it is the program’s quiet use. The Texas buyer keeps the brokerage account, the retirement accounts, and the savings in place; the lender reads the statements and writes the loan. Which path fits depends on whether the credited total reaches the loan and on the occupancy, since a rental is a depletion 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 Texas 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.
Refinance a home the assets already stand behind
A Texas owner with a mortgage written on income that no longer exists on paper refinances on the asset qualifier path when the usable assets cover the new loan. The refinance leverage sits below the purchase leverage; whether cash can be taken out on this path, and at what leverage, is set by the lender and is not published.
Buy a home on assets alone, with no income in the file
When the balance sheet covers the loan, a Texas 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.
Measure a Texas loan against the assets before requesting a review.
The starting figures are a Texas price above the median, a loan at a share of the price inside both paths’ purchase leverage, and a balance sheet split among cash, brokerage, and retirement accounts with the owner under 59½. Change any of them. The verdict, the margin, the depletion income, and the payment update as you type.
Texas asset coverage estimate
A worked Texas 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 Texas 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 Texas (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.
The same Texas household can often be written three ways. The asset qualifier path asks the assets to cover the whole loan and needs the least paperwork. The asset depletion path does not need the balances to cover the loan and brings the ratio test back. The bank statement loan ignores the balances and reads the deposits instead. Which one fits depends on where the money shows up.
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.
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 Texas 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 Texas 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 Texas 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.
A handful of details decide whether a Texas asset-based file closes as planned, closes on a different path, or needs a larger down payment. The lead items below are the age rule on retirement accounts and the seasoning; the others rotate by file.
Use these checks to keep the Texas file clean and fundable.
Three things to settle before a Texas 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: 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.
- Explain the deposits: every large recent deposit is documented with its source.
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 Texas 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 Texas buyer timing a purchase after a liquidity event counts the months before the offer.
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 Texas 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.
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 Texas household with a part-time income and meaningful savings is often written as a supplemented file rather than a standalone one.
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 Texas 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.
From a Texas asset review to keys in hand.
Four steps carry a Texas 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 Texas 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
With the path settled, the Texas offer is written to the leverage the path allows, and the appraisal is ordered once the contract is signed. The appraised value, not the price, sets the leverage on a refinance, and the lower of the two on a purchase.
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
At closing the down payment and the closing costs are paid, the loan funds, and the accounts that qualified the file stay where they were. The lender reads the balances as they stand after the funds to close are drawn, which is why a Texas file keeps a margin above the threshold.
A brokerage that reads both paths.
Asset-based files reward careful reading. Which accounts count, at what share, on which path, with what seasoning, at what leverage for the purpose: each is a place where a file placed carelessly costs the buyer a larger down payment or a longer wait. Lendmire reads them in order, before the offer, for every Texas buyer.
Both paths, one set of statements
The comparison printed on this page is run for real on every Texas 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 Texas 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 Texas 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.
Texas asset-based mortgage FAQs
Plain answers to the questions Texas 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?
An asset-based mortgage is a consumer home loan qualified on what the borrower owns rather than what the borrower earns. The lender counts eligible accounts, credits each at a share, and either requires the total to cover the whole loan or converts it into a monthly income. In Texas it is the loan for retirees, sellers of businesses, and households living on a portfolio.
How does the asset qualifier path work?
On this path the assets are the ability to repay, which is why they must cover the loan itself rather than a share of it. A Texas loan officer calculates the usable total before the offer, and a shortfall is usually answered with a larger down payment, which lowers the loan to what the assets cover.
How does the asset depletion path work?
The assets are haircut by type and divided by the divisor into a monthly income that runs through the ratio test. Seasoning is longer on this path: statements at least four months old plus a current one, with sale-of-business, inheritance, and legal-settlement funds excused. Cash-out refinances have their own ceiling, cash-out proceeds never count as assets, and a first-time investor needs a stronger score than an owner-occupant.
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 Texas buyer can see the difference on the actual balances.
What credit score does an asset-based mortgage need?
Assets do not replace credit. A Texas borrower needs the score at or above the floor for the path; the depletion path also reads the housing history, tolerates one late housing payment in the past year at a cost, and does not accept repeated bankruptcies. The score is read from the report at application.
Do I need to show any income at all?
Not on the asset qualifier path. No employment is verified and no income is documented; the lender’s ability-to-repay review rests on the assets, which is why they must cover the whole loan. On the asset depletion path the assets are converted into income, and any documented earnings can be added to it.
How much can I borrow against the price or the value?
Leverage is capped by path, purpose, and occupancy. The snapshot’s leverage table shows every row. For a Texas buyer the practical reading is the down payment: at least the balance of the price above the purchase ceiling, and more when the assets would not otherwise cover the loan.
How large can the loan be?
Large. The path that covers the loan with assets reaches well into the jumbo range, and the path that converts assets into income reaches nearly as far. For a Texas buyer the practical limit is usually the balance sheet rather than the program: the loan the assets cover, or the payment the derived income carries.
Can I take cash out?
A Texas owner refinancing on assets plans a cash-out against the depletion path’s cash-out ceiling, which sits below the rate-and-term ceiling on every occupancy. The usable total is read before the proceeds, never after, because cash-out proceeds are excluded from the assets by rule.
How long does an asset-based mortgage take to close?
The program does not promise a closing date, and neither does this page. What a Texas buyer controls is the completeness of the statements and the explanation of the deposits, and those decide whether the file moves at the contract’s pace or waits.
A Texas mortgage sized to the balance sheet, not the pay stub.
An asset-based review is the first step, and it asks only for the statements. The statements are read against both paths and a bank statement loan, and the recommendation follows the numbers.
This guide covers Texas — for the program overview, see Lendmire’s asset-based mortgage program.
Related programs: Bank Statement Loans · Jumbo Loans · Super Jumbo Bank Statement Loans