RSUs, K-1s, commissions, bonuses. Austin income doesn't fit in a box.
I know how every lender underwrites these sources because they all do it differently. I match you with the lender whose method fits your file.
Overview
Austin is full of tech workers, entrepreneurs, and professionals whose income is real but doesn't fit a template. RSU vesting schedules that vary quarter to quarter. K-1 distributions from partnerships. Commission that swings significantly year over year. Bonus structures that change constantly.
Every one of these income sources can count toward mortgage qualifying. But how lenders calculate them varies enormously. One lender averages RSU income over two years. Another uses the most recent 12-month vest. One counts 100% of K-1 distributions. Another discounts them. The lender match matters more on complex income files than on any other type.
I calculate qualifying income under each methodology and place the file where you qualify for the most.
What I Look For
How I Handle This
Map total compensation. Base, bonus, commission, equity, K-1. Calculate what each lender counts. Place the file where qualifying income is strongest. The differences between lenders on the same file can be dramatic.
Questions I Get
How do lenders count RSUs?
Varies. Some average two years of vest history. Others use 12-month look-back. Some require three-year history. I know each methodology.
K-1 income?
Lenders treat it differently depending on partnership type and distribution history. I calculate under each method.
Commission swings?
Two-year average typically. Variation is fine if the trend isn't declining. I present income accurately.
Multiple variable sources?
Helps if documented correctly and placed with a lender that counts all of it. Hurts if the lender doesn't know how. Lender selection is the whole game.
Complex income? Let me calculate it across lenders.
Send me your most recent pay stub, offer letter, or return. I'll show you the comparison.