High-Net-Worth Mortgages in Austin, Texas

Lenders do not use the same names. One calls it asset depletion, another asset utilization, and the math behind them can differ. I skip the label and run your numbers through each program, because the same assets can support very different loan amounts.

Reserves vary too. Some programs want about six months of payments left after closing. Larger loans often want more. How much cash you want to keep liquid is part of the decision.

On the sale proceeds, once they have sat in your account for about four to six months. The programs I place turn eligible assets into income by dividing by 36, 60, or 84 months, or they test whether the assets cover the loan plus 60 months of your other obligations. Cash counts at 100%. Marketable securities count at 80% to 90%. Business assets, restricted stock, and money still inside the sold company do not count until they are in your name.

They may, depending on the lender's rules and the compensation history you can document. We look at vested and distributed awards, what you have actually received, the vesting schedule, and any employment or marketability limits. Restricted-stock income is also addressed in conventional guidelines. It is not only a non-QM option. Shares you already hold as assets are a separate review, and we do not count them twice.

An eligible revocable trust can work with conventional lenders and with others. The lender and the title company review the trust, who can sign, how the property is owned, and who is qualifying for the mortgage. Holding title in a trust and using trust distributions as income are two different questions.

Not on the asset programs I place. They verify balances. They do not take a lien, and they do not make you move the accounts. A bank's relationship offer is a different product, and it may require a transfer or a pledge. I put both on the table with the conditions written out. A discount that makes you move or pledge assets is not always the cheaper loan.

Expect the lender to verify the accounts and the income used to qualify. The records depend on the program. They can include full account statements, income documents, trust papers, or tax records. Start with a plain summary here. When documents are needed, I will send a secure way to share them.

No. A conforming loan, or a jumbo loan above the conforming limit, fits when documented income supports the payment, and it will usually price better. Non-QM is the path when the income is on the balance sheet instead of the tax return. I run both when the file allows it.

How you will use the property changes the options. Tell me whether it is a primary residence, a second home, or a rental. For a rental in Texas, we can also compare a loan based on the rent. A land purchase or a construction project needs its own review. A home-purchase program does not automatically cover either.

A private bank can be a strong option when the relationship fits the rest of your plans. Compare the price and the fees next to any required transfer, pledged collateral, liquidity rules, and ongoing conditions. Qualifying on assets for a mortgage and borrowing against securities are different products.

An asset-based loan usually costs more than a conventional loan, or a jumbo loan above the conforming limit, when your documented income already supports the payment. A lower loan-to-value file prices better. If you have the assets and not the W-2, the other choice is often no loan at all, so I quote both whenever the file allows.

The program divides your eligible assets by a fixed number of months and treats the result as monthly income. The programs I place use 36, 60, or 84 months. A shorter divisor turns the same assets into more income. Some programs use a coverage test instead: the assets have to equal the loan, the closing costs, and 60 months of your other obligations.

Yes, at a discount. Retirement accounts usually count at 70% before 59½, and at 80% to 90% once you can use the funds without that penalty. Cash counts at 100%. Marketable securities count at 80% to 90%.

The assets have to support the payment after that program's divisor or coverage test. Plan for reserves too. Often that is six months of the housing payment after closing, and more on a larger loan.