Seattle buyers in tech usually do not lose homes because they cannot “afford” them. They lose them because their financing story is hard to explain fast enough in a market that rewards clean offers and quick closes.

If your compensation is a mix of base salary, annual bonus, RSUs, and maybe a sign-on or refresh, the question is not whether you qualify. The question is how to document that income so an underwriter can confidently approve it, and how to structure the loan so you are competitive without taking on a payment you will hate six months later.

Seattle mortgage solutions for tech professionals: start with how you get paid

Most tech buyers I talk with are plenty liquid on paper but uneven in cash flow. Vesting schedules are predictable, but they are not the same thing as a stable paycheck. Bonuses can be large, but not guaranteed. And stock can move quickly – sometimes in your favor, sometimes against it – right when you are trying to lock a rate and remove contingencies.

The practical takeaway is that Seattle mortgage solutions for tech professionals tend to hinge on two things: proving income in a way that matches guidelines, and planning liquidity so you can close even if the market moves between offer and funding.

When your offer is competing against multiple bids in Ballard, West Seattle, Bellevue, or Redmond, the listing agent is looking for certainty. Your lender’s job is to turn your comp structure into certainty.

RSUs and stock compensation: what lenders actually look for

RSU income is absolutely usable in many cases, but it is not treated like a simple hourly wage. Underwriters want to see a track record and a reasonable expectation that the income will continue.

Typically, that means documentation that shows (1) historical vesting and sale proceeds and (2) future vesting schedules. Many lenders will look for a two-year history, although there are situations where strong overall strength can help, especially if you are staying in the same line of work and your employer is stable.

Here is the trade-off. The more of your qualifying income relies on RSUs, the more conservative the underwriter may be about averaging it, haircutting it, or requiring additional reserves. If you are between refresh cycles or you recently changed companies, it may still work – but the strategy changes. Sometimes it is better to qualify primarily on base salary and treat RSUs as a buffer for down payment, reserves, or a smaller loan amount.

A common planning mistake is assuming you can sell stock at the last minute to cover closing costs or reserves. You can, but you are mixing two timelines: underwriting timelines and brokerage settlement timelines. A clean plan keeps your closing funds in places that are easy to document and easy to move.

Bonus income and sign-on packages: helpful, but not always “counted”

Annual bonuses can be a major part of total comp, and they can help you qualify, but only if they meet stability requirements. Underwriters generally want to see a history of receiving the bonus and will average it. If you are new to a role and have not received the bonus yet, you may need to qualify without it.

Sign-on bonuses are even trickier. They are often one-time, so they are not usually counted as ongoing qualifying income. They can still be valuable for cash to close, paying down debt, or building reserves, but you do not want your approval to depend on a number the guidelines will not support.

If you are planning a purchase around a bonus payout, build in a cushion. Seattle timelines move quickly, and you do not want your financing to hinge on an HR payroll date.

Down payment choices in a high-cost market

Tech buyers often feel pressure to put 20% down because it sounds like the “right” number. In reality, the right down payment is the one that keeps your offer strong and your finances flexible.

If you can put 20% down and still maintain healthy reserves, great. But it is not always the best move, especially for first-time buyers who also need an emergency fund, moving costs, potential repairs, and breathing room for life events.

In Seattle and on the Eastside, I often see three reasonable paths depending on goals:

First, a conventional loan with less than 20% down can work well when cash is better kept liquid. You may pay mortgage insurance, but the trade-off is keeping reserves and avoiding selling stock at a bad time.

Second, if you qualify for a VA loan, it can be one of the strongest options available. It can reduce the need for a large down payment and can be especially helpful when you want to stay liquid in a competitive market.

Third, jumbo loans are common in high-demand neighborhoods. Jumbo guidelines vary by lender, and the best fit depends on your full profile – especially assets, reserves, and how your variable compensation is documented.

Jumbo financing: where details matter most

If you are shopping in areas where purchase prices routinely push into jumbo territory, the underwriting tends to be more conservative. Not always slower, but usually more document-heavy.

Jumbo approvals often scrutinize reserves, large deposits, and the stability of income sources. That does not mean tech comp is a problem. It means your file needs to be organized and explained. The cleanest jumbo files are the ones that anticipate questions before the underwriter asks them.

This is also where rate strategy matters. A slightly different structure – such as a modestly larger down payment, paying off a specific debt to adjust DTI, or choosing a different ARM vs fixed option if appropriate – can move you from “technically approved” to “strong and competitive.”

It depends on your risk tolerance. Some tech professionals prefer the predictability of a fixed rate because it reduces mental overhead. Others, especially those expecting liquidity events or planned moves, may consider an adjustable-rate mortgage when the math supports it. The right decision is not a universal rule. It is a fit to your timeline and your buffer.

Fast closings in Seattle: what actually speeds things up

Speed is rarely about rushing. It is about removing uncertainty.

The biggest accelerator is upfront work: a thorough pre-approval that goes beyond a quick credit pull, with income and assets reviewed early. When your offer is accepted, you are not starting the mortgage process. You are finishing it.

The second accelerator is clean documentation. If your assets are spread across checking, savings, brokerage accounts, and maybe a couple of crypto platforms, you want a plan for what will be used for the down payment and what will be used for reserves. Underwriters do not like mysteries. They like clear sourcing.

The third accelerator is communication. In competitive zip codes, listing agents often call the lender. A lender who can clearly explain your approval strength and timeline can make your offer feel safer.

A realistic scenario: using RSUs without making the loan fragile

A recent buyer I worked with in the Seattle area had strong base income and significant RSUs, but their down payment plan relied on selling stock right before closing. That is common, and it can work, but it creates two risks: market risk and timing risk.

We adjusted the approach. Instead of relying on a last-minute sale, the buyer moved a portion of funds to a stable account early, documented the source cleanly, and kept additional stock as reserves. The mortgage qualification leaned primarily on base income, with RSUs treated as a documented asset strategy rather than the main income pillar.

The result was not just an approval. The result was an offer that felt confident, with fewer last-minute surprises.

Choosing the right partner for Seattle mortgage solutions for tech professionals

There are plenty of lenders who can quote a rate. The differentiator in this market is whether your lender can translate tech compensation into underwriting language quickly and accurately, and whether they understand how Seattle-area contracts and timelines play out in real life.

If you want a lender who prioritizes educational transparency and has extensive experience structuring loans for buyers using RSUs and stock compensation in Seattle and Bellevue, you can learn more about The Mortgage Reel here: https://Www.themortgagereel.com.

What to do before you start touring homes

If you are a tech professional planning to buy in King County, the most valuable work often happens before you fall in love with a house.

Start by mapping your compensation into three buckets: stable (base), semi-variable (bonus), and market-dependent (stock). Then decide what you want your approval to rely on. The cleaner your qualifying income is, the more flexibility you usually have on loan structure.

Next, simplify your cash-to-close plan. Choose the accounts you will use, avoid moving large sums around without a paper trail, and give yourself enough time for any asset sales to settle.

Finally, be honest about your timeline. If you think you might change jobs, relocate teams, or take a sabbatical, say it early. Those are not automatic deal-breakers, but they can change which loan option is smartest.

The Seattle market rewards preparation, but it also rewards calm decision-making. When your financing plan is built around how you actually get paid and how you actually live, you can write offers that compete – and still sleep at night.