Asset Depletion Loans in Georgia

You have spent decades building wealth. Savings accounts, investment portfolios, IRAs, brokerage accounts, 401(k)s. The number on your statement represents decades of discipline, smart decisions, and compounded growth.

But when you walk into a conventional lender's office and ask for a mortgage, none of that seems to matter. They want a pay stub. They want a W-2. They want two years of tax returns showing steady employment income. For retirees, semi-retired professionals, business owners who draw minimal salary, and high-net-worth individuals whose wealth lives in assets rather than wages, that requirement is a structural barrier with no logical basis.

Asset depletion loans solve this directly. Rather than evaluating employment income, the lender converts your verified liquid assets into a qualifying monthly income figure. Your wealth becomes your qualification. No W-2s. No tax returns. No employment verification.

Truss Financial Group offers asset depletion loan programs across Georgia for primary residences, second homes, and investment properties. If your net worth is real but your documented income is limited, we have a program built around your profile.

What Is an Asset Depletion Loan?

An asset depletion loan is a type of Non-QM (non-qualified mortgage) that uses a borrower's liquid assets to generate a synthetic qualifying monthly income instead of relying on traditional income documentation. The lender calculates what monthly income would theoretically be produced if the borrower drew down their eligible assets over a defined period, and uses that figure to assess repayment capacity and calculate the maximum loan amount.

The calculation is straightforward. Eligible assets, after subtracting funds needed for the down payment, closing costs, and required reserves, are divided by the lender's depletion period. That period varies by program and lender, typically ranging from 60 months to 360 months. Programs with shorter depletion periods produce higher qualifying income, which directly increases borrowing capacity.

An important distinction that is often misunderstood: asset depletion loans do not require the borrower to actually liquidate or spend their assets. The assets remain invested and intact. They are used only as an evidence of financial capacity for the purpose of loan qualification. No forced withdrawals, no taxable events, no disruption to an existing portfolio or retirement plan.

This program is also known as an asset dissipation loan, an asset utilization mortgage, or an asset-based mortgage. All refer to the same fundamental structure: wealth converted to qualifying income, without employment or income documentation.

Who Asset Depletion Loans Are Built For in Georgia

Asset depletion loans serve a specific and identifiable set of Georgia borrowers whose financial strength is real but whose documented income does not reflect that strength through conventional channels.

Retirees and Semi-Retired Individuals Georgia's retiree population is one of the largest in the Southeast, and it is growing. Retirees who have built substantial savings over a working lifetime but no longer receive W-2 income frequently encounter conventional mortgage denials despite having net worth that far exceeds the loan amount they are requesting. Social Security income alone rarely satisfies conventional qualification thresholds for significant loan amounts. Asset depletion converts the retirement portfolio itself into qualifying income, allowing retirees to purchase or refinance without employment.

High-Net-Worth Individuals in Atlanta, Buckhead, and Sandy Springs According to Windfall's 2026 wealth analysis, Georgia's wealth is concentrated primarily in metro Atlanta, with Buckhead, Sandy Springs, and Alpharetta as the primary centers of high-net-worth household density. Corporate headquarters, logistics wealth, fintech equity, and film sector fortunes have pushed a meaningful number of Georgia households into seven-figure and eight-figure net worth territory. Many of these individuals earn primarily through capital gains, investment distributions, royalties, or business ownership structures that produce limited W-2 income while generating substantial wealth accumulation. Asset depletion qualification reflects their actual financial position rather than their tax-optimized income picture.

Self-Employed Business Owners with Reinvestment Strategies Georgia ranks ninth nationally for total self-employed workers. Many business owners deliberately retain earnings inside their businesses and draw minimal personal salary, preferring to build company equity rather than reportable personal income. Their personal asset balances, however, can be substantial. For these borrowers, asset depletion offers a path to mortgage qualification that does not depend on the personal salary they have chosen not to draw.

Individuals Following a Liquidity Event Business sales, large investment exits, stock option exercises, and inheritance events create borrowers who suddenly hold significant liquid assets but have no current employment income or an established income history that matches their new financial position. An asset depletion loan qualifies them based on what they actually hold, not what their prior year tax return shows.

Trust Beneficiaries Georgia has a substantial population of trust beneficiaries, particularly in the Atlanta metro area, whose wealth is held in revocable trusts and structured investment portfolios. Many receive distributions that do not appear as conventional employment income. Asset depletion programs that accommodate trust-held assets allow beneficiaries to qualify for home financing without restructuring their estate plan or generating taxable income events.

Foreign Nationals with U.S.-Held Assets Foreign nationals purchasing Georgia real estate who cannot produce U.S. income documentation can qualify through asset depletion programs if they hold sufficient liquid assets in U.S. financial institutions. This is particularly relevant for international buyers in Atlanta, Savannah, and Georgia's coastal markets who maintain U.S. brokerage or bank accounts.

How the Asset Depletion Calculation Works

Understanding how lenders calculate qualifying income from assets is essential because the depletion period is the single variable that most significantly affects the outcome.

The Basic Formula

(Eligible Assets minus Down Payment minus Closing Costs minus Required Reserves) divided by Depletion Period in Months equals Monthly Qualifying Income.

Worked Example Using a 360-Month Depletion Period A Georgia borrower has $2,400,000 in verified eligible assets. They are purchasing a home requiring $300,000 as a down payment and $25,000 in estimated closing costs. The lender requires 12 months of reserves post-closing, which equals approximately $36,000 based on the proposed payment.

Eligible assets after deductions: $2,400,000 minus $361,000 equals $2,039,000. Divided by 360 months: $2,039,000 divided by 360 equals approximately $5,664 per month in qualifying income.

Worked Example Using a 60-Month Depletion Period Using the same borrower and the same asset base, but with a 60-month depletion period: $2,039,000 divided by 60 equals approximately $33,983 per month in qualifying income.

The difference is substantial. A shorter depletion period produces six times more qualifying income from the same assets, which dramatically increases the loan amount the borrower can access. Truss Financial Group works with a network of specialized NonQM lenders offering a range of depletion periods, and identifies the program that maximizes qualifying income for each borrower's specific asset profile.

Asset Discount Rates Not all assets are counted at full value. Lenders apply discount rates to different asset classes to account for liquidity risk and value volatility. Understanding these discounts is critical to accurately calculating qualifying income before applying.

Liquid assets in checking accounts, savings accounts, money market accounts, and certificates of deposit typically count at 100% of stated balance. Stocks, bonds, mutual funds, and brokerage account balances are generally counted at 70% of verified value to account for market fluctuation. Retirement accounts including IRAs, 401(k)s, and 403(b)s are counted at 70% of verified balance for borrowers aged 59 and a half or older, reflecting the ability to access funds without penalty. For borrowers under 59 and a half, retirement accounts are typically discounted more heavily or excluded depending on the program. Revocable trust assets are generally eligible. Irrevocable trust assets are typically excluded because the borrower does not have direct control. Cryptocurrency holdings are accepted by select lenders but are discounted significantly, often at 50% or below, reflecting volatility and liquidity considerations.

Eligible Asset Types for Georgia Borrowers

Full Qualification Asset Types Table

Assets must be seasoned, meaning they must have been in the borrower's verified accounts for a minimum of 60 to 90 days prior to application on most programs. Large, recent deposits that cannot be explained and sourced will be excluded from the calculation. Borrowers with well-maintained, stable account balances across the qualifying period qualify most efficiently.

Qualification Requirements

Asset Depletion Loan Requirements Table

Combining Asset Depletion with Other Income Sources

Asset depletion income does not have to stand alone. Many Georgia borrowers combine asset depletion with other income sources to reach a higher qualifying income figure and access larger loan amounts.

Social Security income is fully documented and can be combined directly with asset depletion qualifying income. For Georgia retirees receiving Social Security, the monthly benefit is added to the asset depletion income figure, often bridging the gap to qualify for the target loan amount without needing to maximize asset drawdown.

Pension and annuity income from private pensions, government pensions, or annuity distributions can be added alongside asset depletion income. These sources are documented via award letters, distribution statements, or annuity contracts.

Rental income from existing investment properties can contribute to total qualifying income on primary residence purchases when properly documented through lease agreements or prior year Schedule E, even when a full tax return is not required for the asset depletion portion.

1099 income, dividend income, and interest income can also be layered into the qualification alongside asset depletion, subject to program guidelines. For borrowers who have multiple income streams that are individually insufficient for conventional qualification, the combination of asset depletion with documented supplemental income frequently produces a qualifying figure that meets or exceeds what a conventional W-2 qualification would achieve.

Asset Depletion Loans vs. Other NonQM Programs

Asset depletion is not always the first program to evaluate. For some Georgia borrowers, a bank statement loan or DSCR loan will produce better terms at a lower rate. The right product depends entirely on which approach generates the highest qualifying income with the most favorable loan terms for the borrower's specific financial profile.

A bank statement loan qualifies on gross bank deposits over 12 to 24 months. For self-employed borrowers with consistent deposit activity, this often produces higher qualifying income than an asset depletion calculation because deposits are replenished regularly rather than being divided down from a fixed balance. If you have strong ongoing deposit flow, a bank statement loan is worth evaluating first.

A DSCR loan qualifies based on the rental income generated by an investment property rather than personal income or assets. For investors purchasing Georgia rental properties, DSCR is often a simpler and more cost-effective path to approval than asset depletion on the investment side.

A 1099 income loan qualifies on gross 1099 earnings before deductions. For contractors and independent professionals still actively earning 1099 income, this typically produces higher qualifying income than converting a fixed asset balance through depletion.

Asset depletion is the correct primary program for borrowers who have significant wealth but limited or no current income documentation regardless of type. Retirees with no ongoing business activity, high-net-worth individuals whose income does not show on a tax return, and liquidity-event recipients who have not yet established income documentation are the borrowers for whom asset depletion is the right first answer, not a fallback.

How the Process Works

Step 1: Rate Quote (Same Day) Submit basic information through our online rate quote tool, including an estimate of your eligible asset types and approximate balances. Receive program options and indicative rates without a hard credit pull, typically within hours. No income information needed to start.

Step 2: Document Collection (1 to 3 Days) Upload recent asset statements covering 60 to 90 days for all eligible accounts, along with property details and credit authorization. Our team calculates your qualifying income across multiple depletion period options, identifies the optimal program, and prepares your file for underwriting.

Step 3: Underwriting (5 to 10 Business Days) Underwriting focuses on asset verification, credit review, and property appraisal. No income verification step. No IRS transcript requests. No employer contacts. For select programs, automated valuation models are available to accelerate the appraisal timeline.

Step 4: Approval and Closing (As Fast as 5 Business Days Post-Approval) Asset depletion loans close faster than most mortgage products because the documentation scope is narrower. Most Georgia asset depletion transactions complete within two to three weeks of a complete application. E-notary and remote closing options are available statewide. Trust and entity closings accommodated on investment property programs.

Georgia's Wealth Landscape: Why Asset Depletion Demand Is Growing

The population of Georgia borrowers for whom asset depletion is the structurally correct mortgage product is substantial and growing.

According to Windfall's 2026 wealth analysis, Georgia's wealth radiates out from metro Atlanta, particularly from Buckhead, Sandy Springs, and Alpharetta, driven by corporate headquarters, logistics wealth, a growing fintech presence, and a thriving film and entertainment sector. Buckhead, often called the Beverly Hills of the East, draws Fortune 500 executives, professional athletes, celebrities, and influential entrepreneurs who hold significant asset portfolios. Atlanta alone has approximately 30,000 millionaire households, concentrated in Buckhead, Sandy Springs, Tuxedo Park, Ansley Park, and the Perimeter Center corridor.

Georgia's retiree population reinforces this picture. The state's favorable tax treatment of retirement income, moderate cost of living relative to coastal states, and year-round climate continue to attract retirees from across the country. Many arrive holding significant IRA and brokerage assets built through decades of northern or coastal employment, but their earned income has ceased. Asset depletion is the program that serves this population directly.

Georgia is also home to 33 Fortune 1000 company headquarters. The executives, senior leadership, and major shareholders of these companies frequently hold substantial equity compensation and investment accounts but draw relatively modest official salaries compared to their actual net worth. Asset depletion qualification reflects the financial reality of this population more accurately than any income-based underwriting approach.

Add the state's growing community of business sellers, liquidity event recipients, and trust beneficiaries in Savannah's historic district, Augusta's medical corridor, and the North Georgia mountain communities attracting second-home buyers, and the addressable population for asset depletion lending across Georgia is significant.

Georgia Cities and Markets We Serve

Truss Financial Group is licensed to originate asset depletion loans across the entire state of Georgia. We serve high-net-worth borrowers, retirees, business owners, trust beneficiaries, and privacy-conscious buyers in every major market, including:

Atlanta Metro: Atlanta, Buckhead, Midtown, Sandy Springs, Alpharetta, Marietta, Dunwoody, Roswell, Decatur, Smyrna, Kennesaw, East Cobb, Peachtree City, Fayetteville, Newnan, Woodstock, Canton, Duluth, Johns Creek, Tuxedo Park, Vinings

Coastal Georgia: Savannah, Tybee Island, Brunswick, St. Simons Island, Jekyll Island, Sea Island, Darien

Northeast Georgia: Athens, Gainesville, Dahlonega, Cumming, Braselton, Buford, Blue Ridge, Ellijay

Central and West Georgia: Macon, Columbus, Warner Robins, Valdosta, Albany, LaGrange, Carrollton

East Georgia: Augusta, Evans, Martinez, Statesboro, Milledgeville

Whether you are purchasing a primary residence in Buckhead, acquiring a second home on Sea Island, or refinancing a vacation property in the Blue Ridge mountains, our asset depletion loan programs are built to work across Georgia's full range of markets and price points.

Frequently Asked Questions

What is an asset depletion loan and how does it work?

An asset depletion loan is a Non-QM mortgage that converts your liquid assets into a synthetic qualifying monthly income. The lender divides your verified eligible assets, after subtracting funds for the down payment, closing costs, and required reserves, by a depletion period ranging from 60 to 360 months. The resulting monthly figure is used to assess repayment capacity and determine the maximum loan amount. No tax returns, W-2s, or employment verification are required.

Do I have to actually spend or liquidate my assets to get this loan?

No. Asset depletion loans do not require you to liquidate any of your investments or retirement accounts. Your assets remain fully invested and intact throughout the loan process and after closing. The lender uses your verified asset balance as evidence of financial capacity, not as a repayment source. There are no forced withdrawals, no taxable events, and no disruption to your portfolio or estate plan.

What types of assets count toward qualification?

Checking and savings accounts, money market accounts, CDs, U.S. Treasuries, stocks, bonds, mutual funds, ETFs, brokerage accounts, and retirement accounts including IRAs and 401(k)s for borrowers 59 and a half or older all count. Not all asset types are counted at full value. Liquid cash accounts count at 100%. Most investment accounts count at 70%. Retirement accounts for borrowers under 59 and a half may be excluded or discounted depending on the program. Real estate equity and business ownership interests do not count as they are illiquid.

How much in assets do I need to qualify?

This depends on the loan amount and the lender's depletion period. As a general benchmark, most programs require at least $500,000 to $1,000,000 in eligible assets after the down payment, closing costs, and reserve deductions to generate sufficient qualifying income for a typical purchase transaction. For larger loan amounts or programs using longer depletion periods, significantly more assets may be required.

What credit score do I need for an asset depletion loan in Georgia?

Most programs begin at a minimum FICO score of 620 to 640. Better rates and higher LTV ratios are available at 680 and above. The strongest programs, including jumbo asset depletion loans for high-value Georgia properties, typically require 720 or above. Credit score plays a larger role in pricing on asset depletion loans because income cannot serve as a risk-offset variable.

How much do I need to put down?

Most asset depletion programs for primary residences require 20 to 25% down. Some programs allow 15% for borrowers at 720 or above. Second homes and investment properties typically require 25 to 30%. The down payment funds are deducted from total assets before the qualifying income calculation, which is an important planning consideration.

Can I combine Social Security or pension income with asset depletion?

Yes. Social Security, pension distributions, annuity income, and rental income can all be combined with asset depletion qualifying income. For many Georgia retirees, the combination of a documented income source and an asset depletion calculation produces a qualifying income that far exceeds what either would achieve alone.

Can a trust own the property if I use an asset depletion loan?

Revocable trusts are generally accommodated on select programs, particularly for investment properties. Irrevocable trusts present more complexity because the borrower does not directly control the assets. Our specialists work with borrowers to structure the transaction appropriately based on the specific trust documentation and program requirements.

Can I use an asset depletion loan to buy a second home or vacation property in Georgia?

Yes. Asset depletion loans are available for second homes and vacation properties across Georgia, including coastal properties on St. Simons Island and Jekyll Island, mountain properties in the Blue Ridge area, and primary and secondary residences across the Atlanta metro. Second home programs typically require 20 to 25% down and strong credit profiles.

How long does an asset depletion loan take to close in Georgia?

Most asset depletion loan transactions through Truss Financial Group close within two to three weeks of a complete application. Because there is no income verification step and no IRS transcript process, the timeline is compressed relative to conventional investment property loans. Our fastest programs can fund within five to ten business days from a complete file.

Can a foreign national use an asset depletion loan to buy property in Georgia?

Yes, on select programs. Foreign nationals who hold sufficient liquid assets in U.S. financial institutions can qualify through asset depletion programs without producing U.S. income documentation. This is particularly relevant for international buyers in Atlanta, Savannah, and Georgia's coastal markets.

Why Truss Financial Group for Your Georgia Asset Depletion Loan

Truss Financial Group is a specialist NonQM mortgage broker built exclusively around the programs that conventional lenders do not offer. Asset depletion loans, bank statement loans, DSCR, no-doc, and 1099 income programs represent the entirety of our focus, not a side category within a conventional lending operation.

Founded by Jeff Miller, a 25-year mortgage industry veteran who built the firm around the conviction that a creditworthy borrower's inability to produce W-2 income is not a risk indicator and should not be treated as one, Truss brings that conviction to every asset depletion file we originate across Georgia.

For Georgia asset depletion borrowers specifically, working with Truss means access to a curated network of specialized NonQM lenders, each with different depletion period structures, asset discount approaches, and LTV parameters. We calculate your qualifying income across multiple lender programs and identify the one that maximizes your borrowing capacity for your specific asset mix and property goals.

It means loan amounts up to $3,000,000 and above for qualified borrowers, same-day rate quotes without a hard credit pull, digital application and remote closing available statewide, and trust and entity vesting accommodated on investment transactions.

NMLS #2006915, licensed to lend in Georgia.

Ready to Move Forward?

Your wealth is real. Your financial capacity is real. The only thing standing between you and a Georgia mortgage is a documentation framework that was not designed for how you hold your assets. Asset depletion lending was built to close that gap.

Get a same-day rate quote. No income documentation needed to start.

Truss Financial Group | NMLS #2006915 | Licensed to lend in Georgia All loan approvals subject to underwriting review. Program terms and availability subject to change without notice. Asset depletion loans require verified eligible assets meeting minimum program thresholds.

Sources: Windfall 2026 State Wealth Analysis (Georgia Top 1% Threshold and Wealth Concentration) · Defy Mortgage Asset Depletion Mortgage Requirements Guide (2026) · Society Mortgage Asset Depletion Mortgage Guide (2025) · Samammish Mortgage Asset Depletion Loan Guide (2026) · LendFriend Asset Depletion Mortgage Guide (2026) · Oreate AI: The Millionaire Landscape of Atlanta (2026) · Georgia Association of Realtors 2025 Annual Housing Market Report · Atlanta Realtors Association · Emerging Trends in Real Estate (PwC / Urban Land Institute)