Financial Advisors · Partner Education

Mortgages for Financial Advisors

Working with a Financial Advisor (FA) on your real estate transaction is the difference between an isolated home purchase and a coordinated financial strategy spanning your portfolio, retirement plan, and estate. Your FA handles down payment funding strategy (liquid vs taxable-account vs retirement-account sources), 401(k) loan coordination under IRC Section 72(p) for home purchase (up to $50K or 50% of vested balance, 5-year repayment, 15-year repayment for primary residence), IRA first-time home buyer withdrawal exemption (up to $10K under IRC Section 72(t)(2)(F)), asset-depletion mortgage qualifying coordination for retirees, investment portfolio rebalancing post-purchase, and estate planning alignment. For FAs themselves, the regulatory landscape spans fiduciary RIA practice under the Investment Advisers Act of 1940 (acting in client’s best interest), broker-dealer registered representative under FINRA Reg BI (Regulation Best Interest, effective June 30, 2020 requiring best interest standard for retail brokerage), and hybrid advisor structures combining both. For Florida buyers and sellers, the FA + mortgage coordination is substantive when assets are managed by the FA and asset-depletion or portfolio-tied qualifying applies. If you’re a Financial Advisor reading this looking for a mortgage on your own home, scroll to the bottom for the FA-as-borrower CTAs covering both RIA principal and wirehouse producer paths.

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Broker NMLS #1072866 · Florida mortgage broker coordinating with Financial Advisor partners for down payment strategy, 401(k) loan options, asset-depletion qualifying, IRA first-time buyer withdrawals, and portfolio-tied jumbo mortgage qualifying

340K+ FAs

Approximately 340,000 Personal Financial Advisors employed across the United States per BLS OOH. Approximately 95,000+ CFP-certified professionals through CFP Board

Reg BI 2020

SEC Regulation Best Interest (Reg BI) effective June 30, 2020 requires broker-dealer registered representatives to act in the retail customer’s best interest distinct from but parallel to the RIA fiduciary standard under Investment Advisers Act of 1940

$50K 401(k)

Maximum 401(k) loan amount under IRC Section 72(p): the lesser of $50K or 50% of vested account balance. Standard 5-year repayment; extended 15-year repayment for primary residence purchase

$10K IRA

First-time home buyer IRA withdrawal exemption from 10% early withdrawal penalty under IRC Section 72(t)(2)(F). Up to $10K per person ($20K married couple) lifetime exemption. Withdrawal remains income-taxable but penalty-exempt

Financial planning + portfolio review documents

Working with a Financial Advisor (FA) on your Florida real estate transaction is the foundation of a coordinated financial strategy. Your FA handles down payment funding strategy across liquid taxable-account assets vs retirement-account sources with tax implications, 401(k) loan coordination under IRC Section 72(p) (up to $50K or 50% of vested balance with extended 15-year repayment for primary residence purchase), IRA first-time home buyer withdrawal exemption (up to $10K per person under IRC Section 72(t)(2)(F)), portfolio rebalancing post-purchase to maintain target asset allocation, estate planning alignment of the new property within trust or beneficiary designation structures, retirement income planning for Social Security claiming + Required Minimum Distributions (RMDs) at age 73 under SECURE Act 2.0, and asset-depletion mortgage qualifying coordination on managed portfolio balances. The FA category spans Registered Investment Advisors (RIA) operating under the Investment Advisers Act of 1940 fiduciary standard (must act in client’s best interest), broker-dealer registered representatives under SEC Reg BI (best interest standard effective June 30, 2020), hybrid advisors holding both RIA and BD licenses, insurance-licensed advisors selling life insurance and annuity products, and emerging robo-advisor + human hybrid platforms (Schwab Intelligent Portfolios Premium, Vanguard Personal Advisor Services, Fidelity Personalized Planning). For Florida buyers, the FA + mortgage coordination matters substantively when managed portfolio assets enable asset-depletion qualifying or when retirement plan loan funding affects the financing structure. Stairway Mortgage partners with Florida Financial Advisors across Broward, Miami-Dade, Palm Beach, the Treasure Coast, and statewide on asset-depletion qualifying, portfolio-tied jumbo mortgage qualifying, and retirement plan loan coordination. Or skip ahead: browse every loan program, run 100+ mortgage calculators, or check today's rates.

01 · Working with a Financial Advisor at a glance

Key facts every Florida buyer and seller should know about FA coordination.

Fiduciary vs Best Interest

RIA practitioners operate under fiduciary standard duty per Investment Advisers Act of 1940 (must act in client’s best interest). Broker-dealer registered reps operate under Reg BI best interest standard. Different regulatory frameworks for different advisor categories.

Down payment strategy

Your FA structures down payment funding across taxable account liquid assets vs retirement-account sources, evaluating tax implications, opportunity costs of selling appreciated investments, and timing of liquidation across tax years. Multi-source funding optimizes the total tax outcome.

Retirement plan loans

401(k) loan under IRC Section 72(p) permits up to $50K or 50% of vested balance with 5-year repayment (15-year for primary residence). IRA first-time home buyer withdrawal up to $10K per person penalty-exempt under IRC Section 72(t)(2)(F).

Asset-depletion qualifying

For mortgage qualifying, Asset-Depletion Non-QM converts liquid managed portfolio balance to implied monthly income (typically amortized over 360 months). FA coordination supports verification of managed AUM balance and continuity narrative for the mortgage lender.

02 · Five Financial Advisor types

How Financial Advisors work and how they’re regulated.

The FA category spans multiple regulatory frameworks and business models. Five primary FA types: Registered Investment Advisor (fiduciary RIA), broker-dealer registered rep (Reg BI), hybrid advisor (both), insurance-licensed advisor, and robo-advisor + human hybrid platforms.

Registered Investment Advisor (RIA)

"Fee-based fiduciary advisor under Investment Advisers Act of 1940. Must act in client’s best interest. Compensation typically AUM-based (0.50-1.25% annual fee) or flat-fee or hourly. Form ADV registration with SEC or state board."

Fiduciary standard duty (best interest required)
AUM-based fee 0.50-1.25% typical
Form ADV through SEC or state board
Series 65 Investment Adviser Representative

See RIA mechanics

Broker-dealer registered rep

"Commission + fee compensation under FINRA broker-dealer registration. Reg BI best interest standard (effective June 30, 2020). Major wirehouses: Merrill Lynch, Morgan Stanley, UBS, Wells Fargo Advisors plus regional broker-dealers."

Reg BI best interest standard
Commission + AUM fee compensation
FINRA Series 7 + Series 66 typical
Wirehouse + regional BD platforms

See BD rep mechanics

Hybrid advisor (RIA + BD)

"Dual registration as RIA + broker-dealer registered rep. Combines fee-based fiduciary advisory with commission-based product sales. Common at independent broker-dealer firms like LPL Financial, Raymond James, Cetera, Commonwealth."

Dual RIA + BD registration
Fee + commission compensation
Series 7 + Series 65 / 66
Independent BD platform typical

See hybrid mechanics

Insurance + investment advisor

"Insurance-licensed advisor selling life insurance, annuities (fixed, variable, indexed), and long-term care products alongside investment advisory. Major: New York Life, Northwestern Mutual, MassMutual, Prudential, Guardian, MetLife."

Insurance license + Series 6 or 7
Annuity, life insurance, LTC products
Career advisor or independent agency
Commission + trail compensation

See insurance advisor mechanics

Robo-advisor + human hybrid

"Robo-advisor platforms with human advisor access. Schwab Intelligent Portfolios Premium, Vanguard Personal Advisor Services, Fidelity Personalized Planning, Betterment Premium, Wealthfront. Lower fees (0.30-0.50%) with algorithm-driven asset allocation."

Lower fee (0.30-0.50% AUM typical)
Algorithm-driven asset allocation
Human CFP access for planning
Schwab / Vanguard / Fidelity scale

See robo-hybrid mechanics

03 · What your FA does at each real estate phase

How your Financial Advisor coordinates with your real estate transaction.

Four substantive phases cover the FA’s work across a real estate transaction lifecycle: pre-purchase down payment planning, purchase + closing portfolio rebalancing, ongoing ownership integration with retirement and estate planning, and sale or refinance portfolio reallocation.

Phase 1 — Pre-purchase: down payment funding strategy

Your FA evaluates down payment funding sources: liquid taxable-account assets (tax-efficient lot selection, capital gain considerations, ETF vs mutual fund tax implications), retirement-account sources (401(k) loan up to $50K with 15-year repayment for primary residence under IRC Section 72(p), IRA first-time buyer withdrawal up to $10K per person penalty-exempt under IRC Section 72(t)(2)(F)), Roth IRA contribution withdrawal (always penalty-free), HELOC on existing property, and gift / loan from family. Multi-source funding optimizes tax outcome.

Phase 2 — Purchase + closing: portfolio rebalancing

At and after closing, your FA rebalances the portfolio to maintain target asset allocation given the new real estate exposure. Equity withdrawal from the portfolio for down payment reduces overall investment allocation; rebalancing across remaining holdings to maintain target stock / bond / alternative percentages. For asset-depletion qualifying mortgages, the FA documents the managed AUM balance for the lender at closing. For 401(k) loan funding, the FA coordinates with the 401(k) plan administrator on loan documentation and repayment setup.

Phase 3 — Ownership: retirement + estate planning integration

Through the ownership period, your FA integrates the property within retirement and estate planning frameworks: Required Minimum Distribution (RMD) coordination at age 73 under SECURE Act 2.0, beneficiary designation alignment with property ownership (trust vs individual vs joint), Florida homestead exemption + descendant protection considerations under Florida Statutes Chapter 196, and estate tax planning given the $13.99M federal estate tax exemption (2025) sunsetting to approximately $7M in 2026 absent Congressional extension.

Phase 4 — Sale or refinance: portfolio reallocation

At sale or refinance, your FA coordinates proceeds reallocation: Section 121 primary home gain exclusion ($250K single / $500K joint) preserves up to that amount of gain tax-free for portfolio reinvestment, depreciation recapture impact for investment property sale, 1031 like-kind exchange financing coordination if rolling into replacement investment property, and refinancing impact on portfolio cash flow (lower payment freeing income for investing vs higher cash-out balance from cash-out refi).

04 · What FA-level expertise means for your real estate decision

Six things every Florida buyer and seller should know about FA + real estate coordination.

FA-level financial planning expertise on real estate transactions is substantively different from DIY approaches or commission-only product sales. Six clarifications every Florida buyer, seller, and retiree should understand.

Fiduciary standard vs Best Interest standard

RIA fiduciary standard under Investment Advisers Act of 1940 requires acting in client’s best interest at all times. BD Reg BI standard under SEC Regulation Best Interest requires recommendations in retail customer’s best interest. Different frameworks; clients should understand which standard applies to their relationship.

401(k) loan: $50K cap + 15-year repayment for primary residence

401(k) loan under IRC Section 72(p): up to $50K or 50% of vested balance. Standard 5-year repayment, but EXTENDED 15-year repayment available for primary residence purchase. No early withdrawal penalty since it’s a loan. Job loss triggers immediate repayment (or rollover to IRA within deadline).

IRA first-time home buyer $10K penalty exemption

IRA withdrawal for first-time home buyer purchase: up to $10K per person ($20K married couple) lifetime exemption from the 10% early withdrawal penalty under IRC Section 72(t)(2)(F). Income tax still applies on the withdrawal (Traditional IRA) but penalty waived. Roth IRA contributions always withdrawable penalty + tax-free.

Asset-Depletion mortgage qualifying on managed AUM

Asset-Depletion Non-QM converts liquid managed portfolio balance to implied monthly income (typically amortized over 360 months as available). FA coordination supports verification of managed AUM balance, asset class composition, and continuity narrative. Particularly useful for retirees, post-acquisition founders, and high-balance portfolio holders with limited current income.

Estate tax planning + Florida homestead protection

Federal estate tax exemption $13.99M (2025) sunsets to approximately $7M in 2026 absent Congressional extension. Florida no-state-estate-tax. Florida homestead exemption under Florida Statutes Chapter 196 provides creditor protection + descendant restrictions on devise. FA + estate attorney coordination addresses trust ownership vs individual + beneficiary alignment.

PE consolidation reshaping the FA industry

PE-backed RIA consolidator wave continues: Hightower Advisors (Thomas H. Lee Partners), Mercer Advisors (Oak Hill / Genstar), Wealth Enhancement Group (Onex), Captrust (GTCR), Beacon Pointe, Creative Planning (General Atlantic), Mariner Wealth Advisors, Edelman Financial Engines. Practice valuations at 8-12x annual recurring revenue. Industry consolidation accelerating; smaller RIA practices increasingly acquired into PE-backed platforms.

05 · FA credentials and specialty designations

Financial Advisor credentials and designations explained.

FA credentials document specialty expertise across financial planning, investment management, retirement planning, and fiduciary practice. Florida FAs commonly hold multiple credentials reflecting continuing professional education and specialty practice depth.

CFP — Certified Financial Planner

Foundational financial planning credential through CFP Board
Bachelor’s degree + coursework + exam + 6,000 hours experience
Fiduciary standard adopted in 2019 for CFPs

Best for: Comprehensive planning

CFA — Chartered Financial Analyst

Investment management credential through CFA Institute
Three-level exam + 4,000 hours qualified experience
Investment analysis, portfolio management, ethics

Best for: Investment management

ChFC — Chartered Financial Consultant

The American College of Financial Services credential
Alternative to CFP; coursework-based without single exam
Comprehensive financial planning

Best for: Alternative to CFP

CIMA — Certified Investment Mgmt Analyst

Investments & Wealth Institute credential
Investment consulting + portfolio construction
Common at institutional consulting practices

Best for: Institutional / HNW consulting

CRPC — Chartered Retirement Planning Counselor

College for Financial Planning credential
Retirement planning specialty
SECURE Act 2.0 + RMD planning expertise

Best for: Retirement planning

AIF — Accredited Investment Fiduciary

Center for Fiduciary Studies credential
Fiduciary standard practice expertise
ERISA + investment policy coordination

Best for: Fiduciary practice

Series 65 / 66 / 7 — Regulatory licenses

Series 65 IAR or 66 (combined) for RIA
Series 7 General Securities Representative for BD
FINRA + state regulatory framework

Best for: Regulatory authorization

06 · Six forces shaping the Florida FA industry

How the Florida Financial Advisor industry works in 2026.

The Florida FA industry operates at the intersection of fiduciary regulatory evolution, fee-based vs commission compensation dynamics, PE-backed RIA consolidation, Florida wealth migration patterns, robo-advisor + technology platform competition, and estate tax planning relevance with the 2026 sunset.

Force 1 — Fiduciary standard evolution + Reg BI implementation

Regulatory framework continues evolving: RIA fiduciary standard under Investment Advisers Act of 1940 remains foundational. SEC Reg BI effective June 30, 2020 imposes best interest standard on broker-dealer registered reps. CFP Board adopted fiduciary standard for CFPs in 2019. Industry continues consolidating around fiduciary-pure practice models. DOL fiduciary rule evolution continues at federal level.

Force 2 — Fee compression and fee model transitions

RIA fee compression: AUM-based fees trending toward 0.50-0.75% at high-AUM tiers ($5M+ client accounts) vs traditional 1% standard. Robo-advisor platforms (Schwab Intelligent Portfolios, Vanguard PAS, Fidelity, Betterment, Wealthfront) at 0.30-0.50% pressure traditional advisory fees. Many RIAs adopting tiered fee schedules with declining marginal rates. Flat-fee and hourly-fee models growing for some practice segments.

Force 3 — PE consolidation accelerating

PE-backed RIA consolidator wave continues with substantial activity: Hightower Advisors (Thomas H. Lee Partners), Mercer Advisors (Oak Hill Capital then Genstar Capital), Wealth Enhancement Group (Onex Partners), Captrust (GTCR), Beacon Pointe Advisors, Creative Planning (General Atlantic), Mariner Wealth Advisors, Edelman Financial Engines. Practice valuations at 8-12x annual recurring revenue. Industry consolidation reshaping competitive landscape.

Force 4 — Florida wealth migration supporting practice growth

Florida continues experiencing substantial wealth migration from California, New York, Illinois, and New Jersey driven by no-state-income-tax advantage. The migration trend supports sustained Florida FA practice growth in high-net-worth segments. Many newly-Florida-resident HNW clients require multi-state tax planning + estate planning + portfolio rebalancing for their post-migration financial structure.

Force 5 — Robo-advisor + AI augmentation

Robo-advisor platforms continue scaling: Schwab Intelligent Portfolios, Vanguard Personal Advisor Services, Fidelity Personalized Planning, Betterment Premium, Wealthfront. AI-augmented planning tools emerging for human advisors. Lower-AUM client segment increasingly served via robo + human hybrid platforms rather than traditional 1% AUM fee. Established RIA practices adopting technology to scale junior advisor productivity.

Force 6 — Estate planning relevance with 2026 sunset

Federal estate tax exemption $13.99M (2025) per the inflation-adjusted TCJA provisions sunsets to approximately $7M per person in 2026 absent Congressional extension. This creates substantial estate planning urgency for HNW clients during 2025 transitional period. FA + estate attorney coordination on trust structures, gifting strategies, and beneficiary alignment is intensifying through the sunset period. Florida no-state-estate-tax advantage remains.

07 · FA + real estate ownership timeline

The FA + real estate ownership timeline across phases.

A timeline view of how FA work integrates with real estate ownership across pre-purchase planning, purchase year, ongoing ownership, and sale or refinance year.

Pre-purchase

Pre-purchase down payment + financing planning

FA work: Down payment funding source analysis across taxable account, retirement plan loan options (401(k) primary residence 15-year repayment, IRA $10K first-time exemption), portfolio rebalancing planning, mortgage qualifying coordination with Asset-Depletion if applicable. Coordination with lender: Managed AUM verification for asset-depletion qualifying.

Purchase year

Purchase + closing portfolio rebalancing

FA work: Tax-efficient liquidation across taxable holdings (lot selection, long-term vs short-term capital gain analysis), 401(k) loan setup if applicable, portfolio rebalancing to maintain target asset allocation post-purchase, year-end tax planning given the major liquidation event. Coordination with lender: Closing-day funding wire coordination from managed accounts.

Ownership

Ownership: retirement + estate integration

FA work: Required Minimum Distribution (RMD) coordination at age 73 under SECURE Act 2.0, beneficiary designation alignment with property ownership structure (trust vs individual vs joint), estate planning given 2026 federal exemption sunset, Florida homestead exemption + creditor protection coordination, ongoing portfolio rebalancing through ownership years.

Sale / refinance

Sale or refinance year

FA work: Section 121 primary home exclusion preservation ($250K / $500K), proceeds reinvestment planning, refinance impact on cash flow + investment capacity, cash-out refinance proceeds allocation if applicable, 1031 exchange financing coordination for investment property. Coordination with lender: Refinance qualifying coordination + cash-out proceeds wire to managed accounts.

08 · What buyers and sellers say

What Florida buyers say about their FA + Stairway coordination.

Names abbreviated for client privacy. Transaction details anonymized. FA names withheld out of professional courtesy.

"Retiree purchasing a $1.65M Palm Beach Gardens condo with $4.8M in managed liquid portfolio through a CFP-credentialed RIA at a fiduciary-pure South Florida practice. My FA documented the managed AUM balance, asset class composition (60% equity / 35% bonds / 5% alternatives), continuity narrative, and Schwab Advisor Services custodial relationship. Jim’s team applied Asset-Depletion Non-QM amortizing the $4.8M over 360 months to approximately $13,300/month implied income. Combined with Social Security + pension income, qualified at $1.65M Conventional Jumbo Asset-Depletion in 38 days. FA + Stairway coordination was seamless."

William H.

Retiree with Asset-Depletion + FA coordination · Palm Beach Gardens

"First-time buyer purchasing a $625K Coconut Creek home with W-2 + 401(k) loan coordinated through my CFP at a hybrid RIA + BD platform. My FA evaluated multi-source down payment options and structured: $35K 401(k) loan under Section 72(p) (15-year primary residence repayment), $10K IRA first-time home buyer withdrawal penalty-exempt under Section 72(t)(2)(F), plus $30K from taxable brokerage with tax-efficient lot selection. Jim’s team handled the financing accommodating the multi-source down payment documentation. $625K Conventional Conforming close in 35 days. FA + Stairway combination optimized both the tax outcome and financing."

Sarah B.

First-time buyer + FA-coordinated 401(k) loan · Coconut Creek

"HNW relocator from Connecticut purchasing a $2.85M Naples primary residence as part of comprehensive estate + Florida domicile establishment strategy ahead of the 2026 federal estate tax exemption sunset. My FA at a national RIA partnership coordinated with my estate attorney on trust ownership structure (revocable trust → property → individual + beneficiary alignment), Florida homestead exemption + descendant protection considerations, multi-state tax filings for the migration year, and portfolio repositioning for the post-Florida-domicile structure. Jim’s team handled the financing on Asset-Depletion + W-2 multi-source qualifying with proper trust ownership documentation. $2.85M Conventional Jumbo close in 44 days."

Margaret D.

HNW estate-planning relocator (CT → FL) · Naples

09 · FA partner FAQs

Questions Florida buyers, sellers, and FAs ask, answered.

More FA partnership and borrower-side resources at Stairway

→ Asset-Depletion loan details
→ FA mortgage guide (RIA principal)
→ FA mortgage guide (wirehouse producer)
→ 100+ mortgage calculators
→ Start your pre-approval

What’s the difference between an RIA and a broker-dealer FA?

RIA (Registered Investment Advisor) operates under fiduciary standard per Investment Advisers Act of 1940 requiring acting in client’s best interest. Broker-dealer registered rep operates under Reg BI best interest standard. Different regulatory frameworks; fiduciary is a stronger duty.

Can I use my 401(k) for down payment?

Two paths: (1) 401(k) loan under IRC Section 72(p) up to $50K or 50% of vested balance, with 5-year standard or 15-year primary-residence repayment. No early withdrawal penalty. (2) Hardship withdrawal subject to ordinary income tax + 10% early withdrawal penalty if under 59½. Most prefer the loan path. FA coordinates with plan administrator.

Can I withdraw from my IRA for a first-time home purchase?

Yes, up to $10K per person ($20K married couple) lifetime exemption from the 10% early withdrawal penalty under IRC Section 72(t)(2)(F). Traditional IRA withdrawal still subject to ordinary income tax. Roth IRA contributions always withdrawable penalty + tax-free (since contributions were after-tax).

How does Asset-Depletion qualifying work with my managed portfolio?

Asset-Depletion Non-QM converts liquid managed portfolio balance to implied monthly income amortized over 360 months. FA documentation of the managed AUM balance + custodial relationship + asset class composition supports the qualifying. Useful for retirees, post-acquisition founders, and high-balance portfolio holders with limited current W-2 or self-employment income.

Should I sell investments or take a 401(k) loan for down payment?

Depends on tax implications + opportunity cost: selling appreciated investments triggers capital gains tax (15-20% long-term, ordinary rate short-term); 401(k) loan avoids tax but reduces tax-advantaged growth on the loan balance. Your FA evaluates the specific tax situation, expected future returns, and your overall financial plan.

How does Florida homestead exemption affect my property ownership?

Florida homestead exemption under Florida Statutes Chapter 196 provides creditor protection on primary residence (unlimited dollar amount) + property tax reduction. Florida also imposes descendant restrictions on devise of homestead. FA + estate attorney coordinate trust ownership vs individual + beneficiary alignment.

What is the 2026 federal estate tax exemption sunset?

The TCJA-doubled federal estate tax exemption ($13.99M per person in 2025, inflation-adjusted) sunsets in 2026 to approximately $7M per person absent Congressional extension. This creates substantial estate planning urgency for HNW clients during 2025. FA + estate attorney coordination on gifting strategies, trust funding, and beneficiary alignment is intensifying.

How does my FA coordinate with my mortgage lender?

FA + lender coordination spans: pre-approval Asset-Depletion balance documentation, down payment funding source verification, 401(k) loan or IRA withdrawal documentation, closing-day wire from managed accounts, post-closing portfolio rebalancing. Stairway Mortgage partners with Florida FAs across Broward, Miami-Dade, Palm Beach, and the Treasure Coast.

I’m an RIA principal. Can Stairway help with my own home mortgage?

Yes — for RIA practice principals operating S-corp or partnership structures with W-2 + K-1, see our dedicated RIA principal mortgage guide covering Form 1084 cash-flow addbacks at the entity level, AUM-based recurring revenue continuity, Form ADV documentation, and post-consolidator-sale Asset-Depletion qualifying under B3-3.4-02.

I’m a wirehouse FA producer. Can Stairway help with my own home mortgage?

Yes — for wirehouse FAs at Merrill Lynch, Morgan Stanley, UBS, Wells Fargo Advisors with commission + AUM-fee participation + insurance product overrides + W-2 + RSU compensation, see our dedicated FA producer mortgage guide covering complex multi-source income documentation under B3-3.1-01 variable income framework.

10 · Companion guides & calculators

More on FA partnerships, asset-depletion qualifying, and retirement plan loans.

For FAs (partner-as-borrower)

Portfolio-tied loan programs

Calculators & tools

11 · Sources & further reading

Sources & further reading.

CFP Board, CFA Institute & credential references

SEC, FINRA & regulatory references

IRS & tax references

Mortgage program references

Florida real estate & BLS references

12 · What FA + Stairway partnership looks like

Real-world FA partnership coordination.

A Florida FA partner at a CFP-credentialed fiduciary RIA practice in Boca Raton referred a retiree client to Stairway after the prior generalist lender refused to handle the asset-depletion qualifying properly. Client situation: retiree relocator from Connecticut purchasing a $2.85M Naples Florida primary residence as part of comprehensive estate + Florida domicile establishment strategy ahead of the 2026 federal estate tax exemption sunset. FA partnership coordination: managed AUM balance documentation ($6.4M liquid portfolio at the RIA practice with Schwab Advisor Services custody), asset class composition documentation (55% equity / 35% bonds / 10% alternatives), 24-month managed portfolio continuity narrative, estate attorney coordination on revocable trust ownership structure for the Naples property with Florida homestead and descendant protection alignment, multi-state tax filings for the migration year coordinated with the client’s CPA, and post-Florida-domicile portfolio repositioning planning. Stairway Mortgage applied Asset-Depletion Non-QM amortizing the $6.4M managed liquid portfolio over 360 months to approximately $17,800/month implied income under the asset-depletion framework, plus Social Security income, plus pension income, multi-source documentation properly synthesized for the underwriter. Trust ownership documentation for the property aligned with mortgage qualifying. $2.85M Conventional Jumbo close in 44 days. FA + Stairway coordination across HNW retiree qualifying with proper trust ownership and asset-depletion documentation is the partnership pattern that produces successful Florida HNW residential closes — the FA brings portfolio management + estate planning + trust coordination expertise, Stairway brings specialty mortgage underwriting expertise on asset-depletion + multi-source synthesis.

44-day FA + Stairway close · Naples, FL

Talk to a Florida mortgage specialist about your FA partnership transaction

Whether you’re a Florida buyer working with an FA on portfolio-coordinated mortgage qualifying, or an FA looking for a mortgage yourself — Stairway coordinates the mortgage side with the depth your FA partner expects.

For Florida buyers with FA: down payment funding strategy, 401(k) loan and IRA withdrawal coordination, asset-depletion qualifying on managed AUM, portfolio-tied jumbo qualifying, and trust ownership documentation for estate planning alignment. For Financial Advisors looking for a mortgage on your own home, two paths apply by FA category: RIA practice principals operating S-corp or partnership structures with W-2 + K-1 use the RIA principal mortgage guide with Form 1084 cash-flow addbacks. Wirehouse and broker-dealer FA producers with commission + AUM-fee + insurance product overrides + W-2 + RSU use the FA producer mortgage guide with multi-source variable income synthesis under B3-3.1-01.

Talk to Our Team RIA principal guide

Jim Blackburn NMLS #1072866 · Stairway Mortgage