If you’re a high-net-worth individual seeking a sizable mortgage to purchase or refinance real estate, you need a high-net-worth mortgage. Traditional mortgages fall short and don’t take into consideration the complex financial situations of high-net-worth individuals (HNWIs).
This comprehensive guide delves into the intricate world of high-net-worth mortgages, exploring the creative programs available, their benefits, and the specific financial scenarios they address, making them a valuable tool for HNWIs in managing their real estate investments.
What is a high-net-worth mortgage?
A high-net-worth mortgage is a specialized mortgage for high-net-worth individuals looking to purchase or refinance real estate. High-net-worth individuals are typically defined as people with at least $1 million in assets. These individuals often need bespoke lending due to their complex financial situations that traditional lenders can’t cater to.
Who are high-net-worth mortgages for?
High-net-worth mortgages are for individuals with high net worth, whether that means $1 million, $5 million, or $30 million or more in assets. Beyond the numbers, however, high-net-worth mortgages are specially designed to address the fact that many HNWIs have complex income streams and also may be asset-rich but cash-poor.
High-net-worth mortgage lenders recognize that HNWIs, instead of receiving steady paychecks, have far less traditional income streams. These lenders also understand that the standard mortgage application form will not accurately reflect a HNWI borrower’s ability to repay the loan.
Typically, HNWIs require jumbo and super jumbo loan amounts. Jumbo loan amounts typically start at $766,551 for single-family residences, whereas super jumbo loan amounts are in the $3 to $30 million range. Learn more about jumbo vs super jumbo mortgage options.
In sum, these specialized mortgage lenders not only offer jumbo and super jumbo loans, but more specifically, they offer sophisticated, tailored loan products just for HNWIs, some of which are summarized in the chart below.
| HNWI Issues | High-Net-Worth Mortgage Solutions |
|---|---|
| Unstable, fluctuating, complex income streams: • Company profits • Substantial commissions or bonuses • Complex self-employment income • Dividends from stocks and shares • Rental income • Royalty income • Venture capital or angel investments • Regional or international investments Asset-rich, but cash-poor, with wealth tied up in: • Real estate • Businesses • Stocks and securities • Automobiles, boats, planes • Art, antiques, jewelry, watches • Other luxury assets | Asset depletion: • Qualify by using your assets as income 2x liquidity: • Qualify if you hold twice the requested loan amount in liquid assets Pledged assets: • Use your assets as collateral to secure the loan Cross-collateralization: • Use real estate you already own to secure up to 100% LTV Rental portfolio loan: • Leverage your rental properties to refinance and/or acquire new properties No-ratio loan: • Purchase or refinance your primary residence without your DTI ratio being calculated |
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HNW mortgage types
Here, we dive deeper into the different HNW mortgage types. Instead of plain-vanilla mortgages, these niche mortgages offer the creativity and flexibility necessary for HNWIs.
Asset depletion: DTI tool
The asset depletion technique is an ideal option for HNWI borrowers who have substantial wealth but can’t sufficiently document their income. It can be particularly useful for those with unconventional or difficult-to-underwrite income sources.
You can use the following assets to qualify: checking and savings accounts, stocks and bonds, mutual and money market funds, income from real estate investments, vested amounts in retirement funds, annuities, pensions, and cryptocurrency.
The main attraction of asset depletion for HNWIs is it allows them an alternative way to satisfy the lender’s debt-to-income ratio (DTI) requirement.
The assets must belong 100% to you and you must have unrestricted access to the accounts. However, if the assets are jointly held with other individuals, written permission is required to confirm that 100% of the funds can be utilized by you. Otherwise, your available assets will be divided proportionally among all account holders.
The lender looks at your assets and calculates how long they can generate an income stream sufficient to cover the mortgage payments, real estate taxes, insurance, and other carrying costs. Lenders use different calculation methods; as just one example, one lender may take the assets and amortize over 30 years or to the age of 85 (whichever is less) at a 5% rate of return. As discussed further below, other lenders simply require the liquid assets to be at least twice the requested loan amount.
If the calculated income stream meets the lender’s debt-to-income ratio threshold, your mortgage is approved.
2x liquidity
As a creative variation of the asset depletion program, some high-net-worth mortgage lenders simply require that you hold at least twice the requested loan amount in liquid assets. For example, if you seek a $2.5 million loan, you would need to show at least $5 million in liquid assets.
Since your substantial liquidity demonstrates your ability to service the loan, the lender will not require you to provide traditional income documentation such as tax returns.
Pledged assets: LTV tool
Similar to the asset depletion program, the pledged assets program allows you to use assets to qualify. However, there is an important difference. The asset depletion method is simply a calculation tool used by lenders to calculate your debt-to-income ratio, and no lien is placed on your assets. By contrast, the pledged assets program requires you to actually pledge the assets as collateral for the loan.
The main reason HNWIs pledge assets is to obtain higher loan-to-value (LTV), up to 90%.
Assets that can be pledged include cash, stocks, bonds, certificates of deposit (CDs), savings accounts, and mutual funds. However, it’s important to note that not all assets are eligible. Assets bought on margin, options, warrants, IRA assets, 401(k) assets, annuities, insurance benefits, and Section 529 or other education savings plans are typically excluded from being used as collateral.
One advantage of pledged asset programs is that the borrower doesn’t have to be the owner of the collateral. This means that family members, friends, or foundations and trusts may be able to assist by providing collateral for these loans.
Some creative lenders allow the pledging of more exotic assets, such as automobiles, art, antiques, jewelry, and royalty income streams.
Cross-collateralization
Whereas the pledged assets program entails pledging non-real-estate assets such as stocks and savings accounts, the cross-collateralization program involves pledging real estate.
Cross-collateralization is a valuable program for HNWIs who already own a property and seek a loan to acquire another property. The already-owned property can be a primary residence, second home, or investment property, and can even be located in a different state. Ideally, the already-owned property is either held free and clear or there is enough equity built up.
With this approach, the lender takes a first lien position on both the newly purchased property and the cross-collateralized property.
The primary advantage of cross-collateralization is the ability to obtain up to 100% LTV (i.e., 0% down payment).
Lenders will offer 100% LTV for purchase transactions if there is proof of at least 12 months of post-closing reserves, and no gift funds are used.
Cross-collateralization can be applied not only to new purchases but also to refinances.
Rental portfolio loan
While the cross-collateralization program involves 2 properties, the rental portfolio loan is geared toward HNWIs with extensive portfolios of multiple rental investment properties.
A rental portfolio loan is a financial tool for HNWIs owning multiple rental properties (usually at least 5 to 7 properties). It consolidates any existing mortgages into one single loan, offering flexibility in terms and conditions. This streamlines monthly payments and simplifies debt management for the investor.
Read more about rental portfolio loans.
No-ratio loan
A no-ratio loan is a mortgage that does not require any calculation of the borrower’s debt-to-income ratio (DTI). Quite simply, there is no verification of employment or income required.
This approach is appealing to HNWIs who may have significant assets but prefer not to disclose their income or whose income might not qualify under traditional loan standards.
The main highlights of the no-ratio mortgage include:
• Jumbo loan amounts available up to $2 million
• No DTI calculated
• No income documentation required
• No income calculation required
• No employment verification required
• Only applies to owner-occupied residential properties, i.e., primary residences or second homes
• Not available for investment properties
• Available for purchase, rate-and-term, and cashout refinance transactions
Learn more about how a no-ratio loan can benefit you.
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Pros and cons of HNW mortgages
HNW mortgages may seem counterintuitive. After all, if you have a lot of assets at your disposal, wouldn’t it make sense to just purchase the property with all cash? Or if you’re looking to do a cash-out refinance on your property, should you liquidate your other assets instead of taking out a mortgage?
If you’re still on the fence, the below chart summarizes the pros and cons of HNW mortgages.
| Pros of High-Net-Worth Mortgages | Cons of High-Net-Worth Mortgages |
|---|---|
| High level of flexibility: • HNW mortgages cater to the unique financial situations of HNWIs, accommodating non-traditional income streams and asset-rich profiles. • Interest-only payments • ARM options available • Close in an LLC, trust, partnership, etc. • No maximum cash-out amount Asset preservation: • HNW mortgages allow you to keep your assets invested or untouched, ensuring your wealth continues to work for you in other areas. Opportunity for growth: • By not tying up large sums in real estate, you can use your liquidity for other investments, spreading your risk and diversifying. Tax benefits: • Mortgage interest payments and other carrying costs may be tax-deductible. Enhanced privacy: • Understanding you prefer to keep your financial affairs and investments private, HNW mortgage lenders handle your loan with the utmost care. | Potential for higher interest rates: • In some cases, the unique and complex nature of HNW mortgages might result in higher interest rates compared to traditional mortgages, especially if the loan is considered higher risk due to the borrower’s atypical income structure, or if the subject property is problematic such as a non-warrantable condo. Commitment to long-term debt: • Opting for a mortgage means committing to long-term debt, which can be a significant consideration, especially for HNW individuals who value financial flexibility. Collateral requirements: • Some HNW mortgage products (such as pledged assets and cross-collateralization) require substantial assets as collateral, which can be risky if the borrower’s financial situation changes. |
High-net-worth mortgage rates
As mentioned above, one of the perceived drawbacks of HNW mortgages is a higher interest rate compared to traditional mortgages.
High-net-worth mortgage rates may indeed be higher due to the following risks from the lender’s perspective:
• HNWIs typically have atypical income structures that are volatile, such as earnings from diverse investments, dividends, or intermittent high-value transactions.
• The sheer size and complexity of HNW mortgages, which frequently involve larger loan amounts and bespoke arrangements, can further justify higher rates.
However, the rate can be lowered if there are mitigating factors such as strong credit history, the type and liquidity of assets used as collateral, and prevailing market conditions.
Finally, HNWIs, known for their substantial assets and potential for long-term banking relationships, often have some leverage in negotiating mortgage terms, including interest rates.
The value of working with a high-net-worth mortgage broker
High-net-worth lending often entails finding a specialized super jumbo mortgage lender that can give you a customized solution. To help you find the needle in the haystack, high-net-worth mortgage brokers can lead you in the right direction.
High-net-worth mortgages are predominantly offered by private banks that are hard to locate and specialized wholesale mortgage lenders. Therefore, access to these niche lenders typically can only be done via a mortgage broker.
These brokers serve as vital intermediaries, leveraging their in-depth knowledge of the specific requirements of HNW lending. They are responsible not only for facilitating negotiations but also for ensuring that all the necessary documentation and paperwork are accurately and efficiently handled.
DAK Mortgage: High-net-worth lending success stories
We have the expertise to find you the best high-net-worth lending solution for your situation.
No-ratio loan for fix-and-flipper
Our HNWI client was recently furloughed by his employer, and all his assets were tied in real estate, including a fix-and-flip project in Key West, Florida. His construction loan was coming to an end, and he needed to refinance. We obtained a $1.32M loan for him under the no-ratio loan program, where his furloughed employment was a non-issue.
Pledged assets loan for music producer
Our client, a successful music producer, didn’t qualify for traditional lending because his royalty income streams were fluctuating. Under the pledged assets program, he pledged his music equipment, automobiles, and royalties as collateral, enabling him to get a loan to purchase a $3.5M luxury home.
Rental portfolio loan for lottery winner
After winning the $10M lottery, our client invested in rental properties. With a rental portfolio loan, we consolidated 17 of his investment properties into one, blanket loan. No tax returns were required.
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Key takeaways on mortgages for high-net-worth individuals
Ready to work with a broker and see what opportunities high-net-worth mortgage lenders can offer you? Here are some key takeaways:
Specialized Financial Solutions: HNW mortgages are tailored to meet the unique financial needs of individuals with complex income streams and asset-rich profiles, providing a level of flexibility not typically found in standard mortgage products.
Diverse Mortgage Options: HNW mortgages offer a variety of options like asset depletion, pledged assets, cross-collateralization, rental portfolio loans, and no-ratio loans. These cater to different scenarios, whether borrowers are asset-rich but cash-poor, or they prefer not to disclose income or employment details.
Pros of HNW Mortgages: High-net-worth mortgages offer substantial flexibility, asset preservation, growth opportunities, tax benefits, and enhanced privacy, catering specifically to the complex financial scenarios and privacy needs of high-net-worth individuals.
Potential Drawbacks of HNW Mortgages: They can lead to potentially higher interest rates, a commitment to long-term debt, and significant collateral requirements, posing risks and considerations, especially for those seeking financial flexibility and stability.
Importance of Professional Advice: Navigating the complexities of HNW mortgages often necessitates the involvement of professional mortgage brokers who specialize in high-net-worth lending. Their expertise is crucial in finding the right lender, negotiating terms, and managing the intricacies of the mortgage process.
In summary, HNW mortgages offer bespoke solutions, allowing you to leverage your assets efficiently while providing flexibility and potential tax benefits. However, the complexity and potential for higher costs require careful consideration and expert guidance to ensure alignment with your broader financial strategy.
FAQs
What do banks consider high net worth?
Banks and non-bank lenders have different requirements, but generally speaking, “high-net-worth individuals” have more than $1 million, “very-high-net-worth individuals” have more than $5 million, and “ultra-high-net-worth individuals” have more than $30 million. These individuals can take advantage of special high-net-worth mortgages tailored just for them.
What is considered ultra-high net worth?
Generally speaking, if a person has more than $30 million in assets, they are considered ultra-high-net-worth individuals. For such individuals, there are niche high-net-worth mortgage options specifically tailored to cater to their unique financial situations and substantial assets, such as pledged assets, cross-collateralization, and no-ratio loans.
Can you get a mortgage without a job but high net worth?
Yes, individuals with high net worth can obtain a mortgage without traditional employment. Lenders offer special high-net-worth mortgages that consider assets and investments instead of regular income. These might include asset depletion or pledged assets, where the focus is on your assets, not your employment status.
