/PROGRAM
Luxury and high-net-worth mortgages
Retail underwriting counts base salary and averages two years of everything else, which understates real buying power at exactly the moment a relocation clock or a competitive offer is running.
- Scope
- Available as a business-purpose loan in any state; the consumer version I originate in select states. Outside those states I can introduce you to a licensed colleague at NEXA Mortgage, LLC.
- Best if
- your pay is mostly bonus, equity or deferred comp rather than base salary.
- Not for
- a straightforward salaried file inside conforming limits.
- First step
- Tell me the price range, the market, and how you are actually paid.
Financing for buyers whose wealth does not show up on a W-2. Large loan amounts supported by bonus and equity compensation, bank deposits or an investment portfolio, plus bridge structures for buying before you sell.
Who luxury financing is for
Relocating executive
Paid mostly in bonus, equity and deferred compensation rather than base salary, against a relocation timeline.
Business owner or commission earner
Returns that show far less than actual cash flow, because the write-offs are doing their job.
Retired and asset-rich
A substantial portfolio, often from a business sale, and little ongoing paycheck income.
Buying before selling
Real equity in the current home, and no interest in making a sale-contingent offer on the next one.
How luxury financing works
- 01
Tell me the price range, the market, and how you are actually paid.
- 02
Above the conforming limit the file moves to a jumbo investor. Bonus and equity comp, bank deposits, or documented assets can each carry a file depending on the program.
- 03
Buying before you sell is a bridge structure, the timeline and exit get built around your specific property rather than a template.
- 04
Occupancy decides the lane: a primary or second home is a consumer loan in my licensed states; an investment property held in an entity is business-purpose, available in any state.
Questions about luxury financing
My relocation package already includes a pre-approval from a national bank.
That is common, and it is usually built on base salary alone, which ignores the bonus and equity that may be most of your pay. A second number costs you nothing to hold up against it before you write an offer.
I don’t want a hard credit pull this early.
Fair. We can talk through structure and a rough range off what you tell me, no pull needed until you’re actually ready to write an offer.
My CPA structures everything to minimize taxes.
You wouldn’t have to change any of that. Bank-statement underwriting works from deposits instead of asking you to undo your tax strategy.
I don’t have a job anymore, why would anyone lend to me?
Asset-qualifier programs are not looking for a job. They are looking at what you have already built, and whether you are eligible depends on that picture rather than on a pay stub.
Isn’t a bridge expensive and risky if my house sits on the market?
It’s short-term financing and it does carry a cost. That’s the trade-off for not having to sell first. Whether it pencils depends on your equity and your timeline.
What if my current house doesn’t sell in time?
That’s exactly the scenario a bridge is built for. We’d structure the timeline and the exit around your specific property rather than guess at it.
Related reading
All guides →Send this scenario
Tell me the property and the plan and I’ll come back with what’s eligible. Eligibility and terms vary by scenario.