Mortgage With RSU Income in Florida: Vesting Schedules, Share Prices and What Lenders Average
A mortgage with RSU income Florida tech workers qualify for counts vested restricted stock units as income with a two-year history and a continuing vesting schedule. The share price used is the conservative one.
Educational content only. This article is for informational purposes and does not constitute financial, legal, or lending advice. Loan programs, rates, and eligibility requirements change frequently. Consult a licensed mortgage professional before making any borrowing decision. Mortgage Capital | NMLS# 1859012 | Licensed in Florida.
A mortgage with RSU income Florida tech and finance workers qualify for counts vested restricted stock units as income when there is a two-year history and a vesting schedule that continues for three more years.
The share price used is the conservative one. Our guide to mortgages with stock options in Florida covers the related but harder category.
What an RSU is
A grant of company shares that vest on a schedule, becoming yours outright.
Taxed as wages at vesting; shown on the W-2.
The IRS restricted stock guidance explains the treatment.
Publicly traded RSUs have a market value; private ones do not.
Lenders count public RSUs.
RSUs as income
Vested RSU value appears in W-2 wages.
Two years of history at the same or a similar employer.
The Fannie Mae variable income guidance applies to RSUs at most lenders.
Averaged over 24 months.
Continuance shown by the vesting schedule.
The vesting schedule
The grant documents show future vesting dates and share counts.
Three years of future vesting is the continuance test.
A schedule that runs out in two years reduces the countable income.
New grants extend it.
Bring every grant agreement.
The share price used
Lenders value future vesting at a conservative price: the current price, a 52-week low, or a discounted average.
See our guide to jumbo loan requirements in Florida.
A volatile stock is discounted more.
Policies vary widely.
Ask before applying.
History requirements
Two years of vesting at the agencies for most lenders.
Twelve months with a strong file at some.
See our guide to new job mortgages in Florida.
A new employer's grants have no history.
Salary carries the file until they vest.
RSUs as assets
Vested, unsold shares count as assets at a haircut, usually 70 percent.
See our guide to asset depletion guidelines in Florida.
Sold and deposited, they count in full.
Unvested shares do not count.
Brokerage statements document them.
Down payment from RSUs
Sell vested shares, transfer to your bank, save the trail.
See our guide to large deposits and source of funds in Florida.
Taxes were withheld at vesting; sale gains are separate.
Season the funds sixty days if possible.
Trading windows constrain timing.
Private company RSUs
No market, no lender value.
Double-trigger RSUs that vest only on a liquidity event count for nothing until then.
See our guide to mortgage with crypto assets in Florida for the same principle on illiquid assets.
A tender offer that produces cash changes it.
Salary is the file.
Lender selection
Private banks and jumbo lenders serving tech employees read RSUs generously.
See our guide to mortgage brokers versus banks in Florida.
Agency lenders vary in their overlays.
Some exclude RSUs entirely.
A broker matches the file to a lender that counts them.
Relocation to Florida
Remote tech workers moving to Florida keep their grants.
See our guide to relocation package mortgages in Florida.
The vesting schedule continues.
The employer's verification confirms it.
No state income tax makes the after-tax value larger here.
Volatility risk
Income counted at a high share price shrinks if the stock falls.
The payment does not.
See our guide to house poor in Florida.
Qualify on salary where possible and treat RSUs as reserves.
Lenders' conservative pricing is a feature.
Taxes at vesting
Shares are withheld or sold to cover tax at vesting.
The net shares are what you hold.
W-2 wages show the gross.
Lenders use the gross for income and the net for assets.
See our guide to tax transcripts and your mortgage in Florida.
Bonuses alongside
Cash bonuses follow the same two-year averaging.
See our guide to commission and bonus income in Florida.
Each stream documented separately.
Together they can double base salary in some roles.
Lenders read the total against the trend.
Reserves on jumbo files
Vested shares at a haircut satisfy large reserve requirements.
See our guide to refinancing a jumbo loan in Florida.
Retirement accounts too.
Unvested shares never.
Keep a cash reserve regardless.
A worked example
A software engineer with salary and two years of vested RSUs at a public company.
Grant agreements show three more years of vesting.
The lender counts the RSU income at a discounted share price and adds it to salary.
Vested shares at a haircut cover reserves; a sale funds the down payment.
A private bank priced it below the agency quote.
Sell-to-cover and net shares
At vesting, shares are sold to cover tax withholding.
The net shares land in your brokerage account.
Statements show both the gross vest and the net.
Lenders use the W-2 gross for income and the net shares for assets.
Keep the vesting confirmations.
Where to start
Gather grant agreements, the vesting schedule and two years of W-2s.
Pull brokerage statements showing vested shares.
Then get a pre-approval from a lender that counts RSUs, with the share-price policy in writing.