Non-QM RSU Mortgage Qualification Matrix
Wholesale brokers count 100% of your vested RSU income toward mortgage qualification. Retail banks and credit unions discount or exclude it entirely. See exactly how each lender type treats your tech compensation.
Key Takeaways
- Wholesale mortgage brokers count 100% of vested RSU income toward qualifying, while retail banks typically count only 50-75%.
- Amazon RSU vesting follows a 5/15/40/40 back-loaded schedule, making year-1 qualification harder at retail banks.
- Bank statement loans provide an alternative qualification path when RSU income alone doesn't meet DTI requirements.
- California and Washington tech employees using Mo The Broker's Tech Worker Underwriting Matrix save an average of 0.375% on rate through wholesale broker RSU-optimized underwriting.
| Lender Type | RSU Counted | Vesting Requirement | Documentation | Rate Premium |
|---|---|---|---|---|
| Wholesale Broker | 100% (2-yr avg) | 1 year minimum | Brokerage statements + offer letter | None |
| Retail Bank | 50–75% | 2 years minimum | Tax returns + brokerage + HR letter | +0.125–0.25% |
| Credit Union | 0–25% | 3 years minimum | Full tax returns + CPA letter | +0.25–0.50% |
| Feature | 12-Month Program | 24-Month Program |
|---|---|---|
| Statements Required | 12 months personal or business | 24 months personal or business |
| Min Credit Score | 660 | 620 |
| Max LTV | 85% | 90% |
| Max Loan Amount | $3,000,000 | $3,000,000 |
| Rate Range | 7.25–8.50% | 6.875–8.00% |
| Best For | Strong recent income | Consistent income history |
| Company | Vesting Schedule | CA State Tax | WA State Tax | Net Advantage (WA) |
|---|---|---|---|---|
| Amazon | 5/15/40/40 | 13.3% max | 0% | $19,950/yr on $150K RSU |
| Microsoft | 25/25/25/25 | 13.3% max | 0% | $19,950/yr on $150K RSU |
| Apple | 25/25/25/25 | 13.3% max | 0% | $19,950/yr on $150K RSU |
| 33/33/34 monthly | 13.3% max | 0% | $19,950/yr on $150K RSU | |
| Meta | 25/25/25/25 | 13.3% max | 0% | $19,950/yr on $150K RSU |
Compare Your RSU Mortgage Qualification
Enter your employer, RSU income, and base salary to see how wholesale brokers, retail banks, and credit unions calculate your qualifying income and maximum loan amount.
RSU Mortgage Qualification Comparison
Educational estimate only. Actual qualification depends on DTI, credit score, assets, and lender guidelines.
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RSU Mortgage Qualification FAQ
How do wholesale brokers count RSU income differently than retail banks?
Wholesale brokers use the 2-year average of vested RSU income and count 100% toward your qualifying income. Retail banks apply a 25-50% haircut on RSU income and require 2+ years of vesting history. Credit unions are the most restrictive, often excluding RSU income entirely or counting only 25%. This difference directly impacts your maximum loan amount and purchasing power.
Does Amazon's back-loaded vesting schedule affect mortgage qualification?
Yes. Amazon's 5/15/40/40 vesting schedule means only 5% of RSUs vest in year one and 15% in year two. Retail banks that require 2 years of vesting history see significantly lower RSU income for newer Amazon employees. Wholesale brokers work with lenders who understand tech compensation structures and use projected vesting schedules combined with the offer letter to maximize qualifying income from day one.
What documents do I need to qualify for a mortgage using RSU income?
Through a wholesale broker, you need your brokerage account statements showing vested RSU value, your employer offer letter or equity award agreement, and your two most recent pay stubs. Retail banks require all of that plus 2 years of tax returns, an HR verification letter, and sometimes a CPA letter confirming the income. The streamlined documentation through wholesale channels means faster closings and fewer delays.
What if my RSU income alone is not enough to qualify for the loan amount I need?
Bank statement loans offer an alternative qualification path. You submit 12 or 24 months of personal or business bank statements, and the lender calculates income from deposits rather than tax returns or pay stubs. This works well for tech employees who also have consulting income, stock option exercises, or other non-traditional income sources. Loan amounts up to $3,000,000 are available with credit scores as low as 620.
Questions about qualifying with RSU income? Call Mo directly at (949) 822-9662 — NMLS #1426884 | Lumin Lending NMLS #2716106