If your compensation is heavy on RSUs and bonuses, you have probably had this moment: your pay stub looks modest, your offer letter looks impressive, and the online mortgage calculator treats you like neither one is real. That disconnect matters more in Seattle than almost anywhere because pricing moves fast, appraisal gaps happen, and sellers reward certainty.
Tech workers do not need “special treatment” in the mortgage process. You need the right structure and the right documentation so your income is understood the same way you and your employer understand it.
Seattle mortgage solutions for tech workers start with how income is counted
Lenders are required to document and calculate income in specific ways. That can feel rigid, but it is also predictable once you know what they are looking for.
For many W-2 tech employees, base salary is the easy part. RSUs, bonuses, commissions, and refreshers are where approvals get won or lost. Most lenders will not count variable income unless they can show it is likely to continue. In practice, that often means a two-year history, although there are exceptions depending on the investor guidelines and your overall profile.
RSUs are the most common pain point. Even if your vesting schedule is reliable, underwriters want evidence: vesting history, brokerage statements, and sometimes employer verification. Some lenders will average RSU income using a documented history of sales proceeds. Others may accept vested amounts without requiring you to sell, but they still need a consistent pattern.
The trade-off is speed vs. flexibility. The more complex the income, the more important it is to set expectations early: what can be counted now, what needs seasoning, and what can be used as assets instead of income.
RSUs: income, assets, or both?
There are two common ways RSUs get used in underwriting. The first is as income, which typically requires a paper trail showing regular vesting and a reasonable expectation it continues. The second is as assets, where vested shares (or cash proceeds from sales) strengthen reserves and may help with qualification in other ways.
Using RSUs as income can increase buying power, but it can also invite more scrutiny. If you are close to a debt-to-income limit, you may push for RSU income. If you are already well-qualified on base salary, using RSUs as assets often keeps things cleaner and can still make your offer more competitive because reserves matter.
Bonuses and sign-on packages
Bonuses and sign-on payments can sometimes be used, but lenders want consistency. A one-time sign-on bonus might not be counted as qualifying income even if it is large. However, it can still help as an asset for down payment, closing costs, or reserves.
If your compensation includes an annual bonus that has been paid for at least two years, it is more likely to be averaged and counted. If it is newer, a strong employment profile and clear documentation can still help, but it depends on the program.
The Seattle market demands speed and certainty
Seattle and the Eastside reward offers that look “clean” to a seller and listing agent. That is not only about purchase price. It is about the chance of closing on time with minimal surprises.
A few practical realities show up again and again:
Appraisal gaps can happen in fast-moving pockets of King County. If the appraisal comes in low, you may need to bring additional funds or renegotiate. This is where liquidity and reserves matter, and where a pre-underwritten approach can reduce stress.
Condos and townhomes can have HOA and project review requirements. Some buildings are straightforward. Others slow things down. If you are buying a condo in Seattle proper, assume the lender will need condo docs and plan for it early.
Jumbo loans are common in higher-priced neighborhoods. Jumbo underwriting can be more documentation-heavy, and rate pricing can change based on down payment, credit profile, and reserves.
A practical playbook for tech buyers (without overcomplicating it)
Most tech professionals do well with a simple strategy: prove stability, keep documentation tight, and build an offer that closes.
Start by separating what you want from what you can safely commit to. Seattle buyers often feel pressure to “stretch” because everyone else is. The better approach is to define a payment range that still works if your stock price drops, your bonus is smaller than expected, or you decide to change roles.
Next, get your documentation organized earlier than you think you need it. If RSUs are part of your plan, that means brokerage statements and vesting history. If you have multiple income streams, expect the lender to ask follow-up questions. This is normal, not a sign something is wrong.
Finally, choose the right loan structure for your timeline. If you are writing offers now, you want a path that supports a fast close. If you are six months out, you may have time to optimize credit, build reserves, or let variable income “season” so it can be counted.
Down payment strategy: it depends, and that is fine
There is no single correct down payment in Seattle. Some buyers want to minimize monthly payment and bring more down. Others prefer to keep liquidity because they are using cash to cover an appraisal gap, fund renovations, or preserve flexibility.
A larger down payment can improve rate pricing and reduce or eliminate mortgage insurance. But putting too much down can leave you cash-tight in a market where surprises happen. Underwriters also like to see post-close reserves, especially on jumbo loans.
If you are deciding between, say, 10% and 20% down, the right answer often comes down to your reserves after closing, how volatile your variable comp is, and whether you might need cash for a gap or repairs.
DTI for tech workers: your “real” income is not always the qualifying income
Debt-to-income ratio is calculated using qualifying income, not projected income. If your base salary qualifies you comfortably, you have leverage. If you are counting variable income to qualify, you need documentation that meets guidelines.
On the debt side, student loans, car payments, and credit card minimums all count. If you are close to a limit, small moves can matter. Paying off a monthly debt can improve DTI immediately. Paying down a credit card can help both utilization and monthly obligations if the minimum payment changes.
Loan options that show up most for Seattle and Bellevue tech buyers
Tech professionals in this area tend to land in a few loan categories, and each has a different “best use” case.
Conventional loans are common for primary residences and can work well with a variety of down payments. They are generally straightforward if your income is clean and your purchase fits within conforming limits.
Jumbo loans come into play when prices push above conforming loan limits, which is frequent in many Seattle and Eastside neighborhoods. Jumbo guidelines vary by lender. Some are flexible with assets and reserves, while others are strict about income documentation.
FHA can be a strong option for some first-time buyers, especially if credit history is thinner, but it comes with mortgage insurance rules that may be less attractive at higher price points. In Seattle, FHA is less common for higher-priced homes but can still be useful depending on the purchase and the borrower.
VA loans are powerful for eligible veterans and service members. They can offer competitive terms and often allow zero down. In a competitive market, the key is presenting the offer cleanly and working with a lender who closes VA efficiently.
The point is not that one program is “best.” The point is choosing the program that matches your profile and the property type you are targeting.
Case study: using RSUs without turning the loan into a science project
A recent buyer I worked with (Seattle-based, W-2 at a large tech employer) had strong base income but wanted to push purchasing power using RSUs. The challenge was that the RSUs were meaningful, but the vesting history was shorter than two full years due to a job change.
We treated the RSUs primarily as assets for reserves and down payment flexibility, and we qualified conservatively on base salary plus documented bonus history. That kept underwriting clean and protected the timeline. When an appraisal came in slightly under contract price, the buyer had the liquidity to bridge the gap without panic selling shares at a bad time.
The win was not “maxing out” what the guidelines allowed. It was structuring the loan so the buyer could close fast and still sleep at night if the market moved.
What sellers and listing agents look for in Seattle offers
In many Seattle transactions, the listing agent is quietly evaluating your lender as much as your price. They want to know if the loan is likely to close on time and whether the preapproval is solid.
A strong preapproval is specific, documented, and based on a real review of your profile. If your file involves RSUs, bonuses, or a jumbo scenario, you want the preapproval to reflect that reality. The goal is not to impress anyone with complexity. The goal is to remove uncertainty.
This is also where communication matters. Fast responses, clear documentation requests, and an underwriting plan can make the difference when timelines are tight.
If you want guidance from a broker who works with Seattle-area tech compensation every week, The Mortgage Reel is built around transparent education and fast closings, especially for buyers using RSUs and stock-based pay.
The most common mistakes tech buyers make (and how to avoid them)
One is assuming that a high total compensation number automatically qualifies. Underwriting is about documented, ongoing income and verified assets. If you plan to use RSUs, start documenting early.
Another is moving money around late in the process. Large transfers between accounts can create extra conditions because the lender has to source funds. If you are selling stock for down payment, plan the timing and paper trail so it is easy to document.
The third is optimizing for rate while ignoring execution. A slightly lower rate is not worth it if the lender cannot handle jumbo guidelines, condo reviews, or variable income quickly. In Seattle, the ability to close on time is part of your leverage.
A home purchase here is already demanding. The right mortgage strategy should reduce friction, not add to it. If you build your plan around stable qualifying income, clear documentation, and reserves that protect you from surprises, you can compete confidently without betting your future on a stock chart.
