How lenders count RSU income
RSUs (Restricted Stock Units) can count as qualifying income when three things are true:
1. You have 2+ years of RSU vesting history documented on your W-2 (RSU vests appear in box 1 wages) 2. You have 3+ years of remaining unvested RSUs on your grant schedule 3. The vested shares have been consistently sold or held (lenders want to see the pattern)
The qualifying income is typically the 2-year average of the RSU compensation value (from your paystubs or year-end summary), or the lower of the 2 years if declining.
Example: Year 1 RSU vest = $60,000, Year 2 = $80,000. Qualifying RSU income = $70,000/year → $5,833/month on top of base salary.
Which lenders accept RSUs
- Fannie Mae: Yes, with 2-year history + 3-year continuance
- Freddie Mac: Yes, similar rules
- FHA: Rarely — RSUs typically treated as bonus income (2-year avg only, no gross-up)
- VA: Yes with documentation
- Jumbo / non-QM: Best options — often accept 12-month history and use more favorable averaging
For executives with heavy RSU comp at tech companies, jumbo lenders (Chase, First Republic legacy, HSBC, portfolio lenders) are the strongest partners.
The documentation package
- Grant agreement showing total shares awarded + vesting schedule
- Vesting schedule projection through the next 3 years
- 2 years of W-2s (RSU vests are in box 1)
- 2 years of paystubs showing individual RSU vests
- Brokerage statements (Schwab, Etrade, Fidelity) showing 2 years of vested share activity
- Employer verification if requested — some lenders confirm continuance directly with HR
Is this path right for you?
Frequently asked questions
Can I use RSU income for a mortgage?
Yes with a 2-year history of RSU vests appearing on your W-2 and 3+ years of remaining unvested RSUs.
Do lenders average my RSUs or use the most recent year?
2-year average if increasing; if declining, they use the lower year.
What if I'm at a private, pre-IPO company?
Much harder. Some non-QM lenders will accept it with strong grant documentation and secondary market data, but many won't count it at all.
Are RSUs the same as bonus income?
Similar rules but different treatment. RSUs have more variability, so lenders often discount them 10–20% below face value.
Related guides
- The Complete First-Time Homebuyer's Readiness Guide
- How much home you can actually afford
- Pre-approval checklist
- Back to the Knowledge Base
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