Two questions come up on almost every tech relocation: can my RSUs count toward the mortgage, and can I get a conventional loan on a work visa. The short answer to both is yes, with rules. Here they are, as the agencies publish them, so you can pick a lender who actually knows them. Updated October 2026.
The short version
- Fannie Mae and Freddie Mac both allow RSU income for qualifying. Time-based vesting needs as little as 12 months of history; performance-based typically 24. Income must be likely to continue for three years.
- The agencies value vested shares with an average price, not the current spike: Fannie Mae uses a 200-day moving average, Freddie Mac a 52-week average. Unvested shares do not count as income.
- Non-permanent residents (H-1B, L-1, O-1, TN, E-3 and similar) can get conventional loans on the same terms as citizens with a valid visa or EAD and a Social Security number. Lenders document that status is likely to continue.
- Selling shares for a down payment can trigger Washington’s 7 percent capital gains tax above the annual threshold. Plan the sale, see taxes.
RSU income: what the agencies allow
| Rule | Fannie Mae | Freddie Mac |
|---|---|---|
| History required | 12 months for time-based vesting; 24 months recommended for performance-based (12 to 24 with offsetting factors) | 12 months for time-based; two consecutive years for performance-based (one year possible with conditions) |
| Continuance | Three years, per continuity-of-income rules | Likely to continue at least three years |
| How shares are valued | 200-day moving average share price times vested pre-tax shares over 24 months, divided by 24 | 52-week average share price times vested shares over the past year, divided by 12 |
| Paid in cash instead | Total pre-tax cash from vested shares over 24 months, divided by 24 | Total pre-tax cash from vested shares over the past year, divided by 12 |
| Documents | Evidence stock is publicly traded, current vesting schedule (past and future), brokerage statements, VOE or paystub, two years of W-2s | Year-to-date paystubs showing RSU payouts, two years of W-2s, 10-day pre-closing verification, vesting schedule |
Source: agency guidelines as summarized in lender and mortgage-insurer job aids, 2026. Jumbo and portfolio lenders set their own rules and often use 75 percent of the current price instead of an average; on the Eastside most purchases above the conforming limit go jumbo, so ask each lender which rule they apply.
What this means in practice
- If you joined your employer less than a year ago, your RSUs probably will not count yet. Base salary and bonus history carry the application; buy with that, or rent for a year. See renting first.
- A new grant with a 4-year schedule and one vest behind you counts under time-based rules at some lenders and not others. Get two opinions.
- Vested shares you still hold can count as assets and reserves even when the income does not. That helps on jumbo loans.
- A stock price that has run up in the last six months helps less than you think, because the averaging rules smooth it.
Mortgages on a work visa
- Eligible: non-permanent resident aliens with lawful status and work authorization. Fannie Mae and Freddie Mac treat them like any other borrower; no extra down payment or rate adjustment is required by the agencies.
- What lenders ask for: a valid visa or EAD, a Social Security number, and a reasonable expectation that status will continue (a renewal in process is usually fine). Some lenders want the visa to extend past closing by a set period; it varies.
- Credit history: if you have been in the U.S. less than two years, thin credit is the usual obstacle, not the visa. Some lenders accept international credit reports or non-traditional credit (rent, utilities).
- Green card holders are permanent residents and face no extra rules at all.
- Watch for: lenders unfamiliar with visa lending who quote higher rates or larger down payments “to be safe.” That is a lender limitation, not an agency rule. We refer to lenders who close visa loans every month.
Frequently asked questions
Can RSUs be used to qualify for a mortgage?
Yes. Fannie Mae and Freddie Mac both allow RSU income with a history (12 months for time-based vesting, up to 24 for performance-based) and three years of expected continuance. The income is calculated with an average share price (200-day moving average at Fannie Mae, 52-week average at Freddie Mac) times vested shares, not the current price. Unvested RSUs do not count as income.
Can I get a mortgage on an H-1B visa?
Yes. Non-permanent residents with a valid visa or employment authorization and a Social Security number can get conventional loans on the same terms as citizens under Fannie Mae and Freddie Mac rules. Lenders document that your status is likely to continue. Thin U.S. credit history is the more common obstacle.
Do I need a bigger down payment on a work visa?
Not under agency rules. Some individual lenders add their own overlays; if you are quoted a larger down payment or higher rate because of visa status, get a second quote from a lender who closes visa loans regularly.
How do lenders value my RSUs?
Fannie Mae: 200-day moving average share price times the vested pre-tax shares over the past 24 months, divided by 24. Freddie Mac: 52-week average share price times vested shares over the past year, divided by 12. Jumbo lenders often use 75 percent of the current price.
Will selling RSUs for a down payment be taxed in Washington?
Washington taxes net long-term capital gains above an inflation-indexed threshold (about $270,000 in 2024) at 7 percent, plus 2.9 percent above $1 million from 2025. Vesting itself is not taxed by the state. Many households split a large sale across two calendar years; talk to a tax professional.
Talk it through
Want an introduction to a lender who handles RSU income and visa loans every week? Book a 30-minute call with Justin Cicero, Managing Broker, call or text 425-686-9449, or use the contact page.
This is general information, not legal, tax, lending or employment advice. Figures are approximate, dated where shown, and change; confirm current numbers before relying on them. RSU rules: Fannie Mae and Freddie Mac selling guides as summarized by mortgage-insurer job aids, 2026. Visa eligibility: agency non-permanent resident guidelines; individual lender overlays vary.