If you're retired, living off investments, or simply asset-rich with limited reportable income — a traditional lender will look at your W-2, see nothing, and turn you away. An asset utilization loan looks at your balance sheet instead. Your savings and investments do the qualifying.
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How It Works
The math behind asset utilization is straightforward. Here's exactly how your assets become qualifying income.
This is a simplified example. Retirement accounts such as 401(k)s and IRAs may be included with a discount factor applied. Your loan officer will calculate your exact qualifying income based on documented asset statements.
Asset Utilization Programs
Asset utilization works for purchases, refinances, and can be combined with other income sources to strengthen your qualification even further.
Retirees & Asset-Rich Buyers
Buy a primary residence, second home, or investment property using your assets as the income source. No W-2, no pay stubs, no employer call verification. Just your documented asset statements.
Existing Homeowners
Refinance your existing home or pull cash out using asset-based income qualification. Ideal for retirees who want to restructure their mortgage without having to demonstrate ongoing employment income.
Borrowers With Mixed Income
Asset utilization income doesn't have to stand alone. Combine it with Social Security, pension income, rental income, or part-time earnings to build a stronger qualifying picture.
What Counts
Not every asset type qualifies in the same way. Here's what typically counts — and how each is treated in the calculation.
Checking & Savings Accounts
100% of verified balances in personal or joint checking and savings accounts count toward eligible assets.
Investment & Brokerage Accounts
Stocks, bonds, mutual funds, ETFs, and other securities held in taxable brokerage accounts are generally included at a percentage of current market value.
IRA & Roth IRA Accounts
Individual retirement accounts are eligible. A discount factor is typically applied to account for potential tax liability and early withdrawal penalties.
401(k) & 403(b) Accounts
Employer-sponsored retirement accounts can be included. A discount is applied, and access requirements are reviewed by the underwriter.
Vested Stock Options & Restricted Units
Vested and documented stock compensation may be included at the current market value, subject to underwriter review.
What Typically Doesn't Count
Real estate equity, business assets, art/collectibles, vehicles, and unvested stock options are generally not eligible as qualifying assets.
The Process
The process is simpler than most retirees and high-net-worth borrowers expect. Here's what to expect from first call to closing.
Pull together the most recent 2–3 months of statements for all eligible accounts — checking, savings, brokerage, and retirement accounts. That's the core of your file.
We total your eligible assets, apply any required discount factors to retirement accounts, then divide by 60 to arrive at your monthly qualifying income figure.
Once we've reviewed your assets and scenario, most borrowers hear back with a pre-approval decision within one business day — no waiting for an underwriter to dig through tax returns.
No W-2s, no pay stubs, no employer verification. The core of your file is your asset statements. We'll tell you exactly what else we need — typically very little.
With a clean file, asset utilization loans close on a standard timeline. You get the home without having to justify your retirement to a traditional lender.
Pull together the most recent 2–3 months of statements for all eligible accounts — checking, savings, brokerage, and retirement accounts. That's the core of your file.
We total your eligible assets, apply any required discount factors to retirement accounts, then divide by 60 to arrive at your monthly qualifying income figure.
Once we've reviewed your assets and scenario, most borrowers hear back with a pre-approval decision within one business day — no waiting for an underwriter to dig through tax returns.
No W-2s, no pay stubs, no employer verification. The core of your file is your asset statements. We'll tell you exactly what else we need — typically very little.
With a clean file, asset utilization loans close on a standard timeline. You get the home without having to justify your retirement to a traditional lender.
Who This Is For
You've spent decades building wealth. This program makes sure that wealth counts when you need it most — at the loan application.
You're Retired
No W-2, no employer, no problem. Your IRA, 401(k), brokerage accounts, and savings all become qualifying income.
You're Asset-Rich but Income-Light on Paper
Significant wealth held in investments and savings but modest reportable income. Asset utilization bridges that gap.
You're an Investor Living Off Portfolio Returns
Your income comes from dividends, interest, and capital gains — not a paycheck. Asset utilization qualifies on the portfolio itself.
You're Buying a Second Home or Vacation Property
Non-warrantable condos, condotels, and second homes are eligible — perfect for retirees buying a Florida condo or mountain retreat.
You Want to Refinance Without Proving Employment
Already own your home but retired since your last mortgage? Refinance without having to explain why you no longer have a W-2.
Traditional Lenders Turned You Down
You have millions in the bank and a bank said no because you're retired. That's exactly the problem asset utilization was built to solve.
The FlexPoint Difference
Nearly 30 years and over $5 billion funded. Here's what that experience means on your asset utilization loan.
Tell us a little about your situation. We'll run the asset utilization calculation and show you your qualifying income — no credit pull, no pressure.
By submitting this form, you consent to be contacted by FlexPoint Inc. regarding your inquiry. This is not a commitment to lend. All loans subject to credit approval. Restrictions apply. Some products may not be available in all states. FlexPoint Inc. NMLS #243082.
FAQ
The questions retirees and high-net-worth borrowers ask us most.
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NMLS #243082 — fully licensed and compliant across all states where we operate.
Nearly 30 Years of Experience
In business since 1996 with over $5 billion in real estate loans funded.
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Every member of this team is held to the same standard — honest advice, no pressure, real results.
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