If you have substantial assets, getting a mortgage can be different from the standard process, and the choices are wider. This guide to mortgages for high networth individuals explains the main loan types, what lenders look for and the questions to ask before you borrow.
Why wealthier borrowers need different products
Standard mortgages in the United States follow limits set by the Federal Housing Finance Agency, known as conforming loan limits, which were about eight hundred and six thousand dollars in most areas for 2025 and higher in expensive markets. Loans above the limit are called jumbo loans, and they are not eligible for purchase by the government-sponsored companies, so lenders set their own rules. Wealthy borrowers also often have income that is irregular, such as bonuses, business profits or investment income, and they may hold assets in forms that standard underwriting does not handle well.
The main options
Jumbo mortgages
These are large loans for expensive homes. Lenders usually ask for a larger down payment, often twenty percent or more, a strong credit score and proof of cash reserves, sometimes covering a year or more of payments. Rates can be close to conforming loan rates, and sometimes lower for borrowers with large deposits.
Portfolio loans
Some banks keep loans on their own books instead of selling them. They can be flexible about income and property types, and may offer interest-only periods or custom terms for clients with large relationships. The price is that they often require you to hold investments or deposits with the bank.
Asset-based or pledged-asset mortgages
Instead of making a large down payment, you pledge a portfolio of investments as collateral. The bank lends against it, and you keep your investments working. The risk is that if the portfolio falls in value, the bank can ask for more collateral or sell assets, so you must understand the margin rules.
Interest-only and adjustable-rate loans
Wealthier buyers may choose loans that keep payments low in the early years. They carry the risk that rates rise or that the principal remains unpaid, so they suit people with stable resources and a clear plan.
What lenders look at
- Credit history. A high score helps, but a thin history can be a problem for people who rarely borrow.
- Income documentation. Tax returns, business statements and investment income.
- Assets and reserves. Evidence that you can pay even if income falls.
- The property. A professional appraisal, which can be difficult for unusual or very expensive homes.
Mortgages for high networth individuals: costs and traps
- Origination and appraisal fees. Often higher for large loans.
- Prepayment penalties. Some loans charge you if you repay early.
- Cross-collateral clauses. A loan secured against investments can be called in if markets fall.
- Tax questions. Mortgage interest deduction limits apply to loans above a certain size, so ask your tax adviser.
Questions to ask a lender
- What is the total cost, including fees, over the life of the loan?
- Are there relationship requirements, such as moving deposits?
- What happens if the value of my pledged assets falls?
- Can I make extra payments without penalty?
For related reading, see our guides to wealth management for high net worth clients and interest rates for affluent clients. The Federal Housing Finance Agency publishes loan limits at fhfa.gov.
A simple comparison to think through
Suppose you want to buy a two-million-dollar home and have three million dollars in a brokerage account. You could sell investments for a large down payment, which triggers capital gains tax and removes money from the market. You could use a pledged-asset loan and keep the portfolio invested, accepting margin risk. Or you could take a conventional jumbo loan with twenty percent down and keep the rest invested. Each route has different costs and risks, and a tax adviser can run the numbers with your actual cost basis before you decide.
Timing matters too: if you expect a large bonus, a business sale or the vesting of shares in the next year, tell the lender up front. Some will wait for that event and offer better terms, while others will price in the uncertainty.
The short answer
For mortgages for high networth individuals, jumbo, portfolio and asset-based loans are the main routes, each with trade-offs. Compare several lenders and read the terms carefully.
This is general information, not financial or legal advice. Limits and terms vary and change over time.
