Tech income is complex — base salary, bonus, and RSUs all affect your buying power differently. This calculator helps you translate Peninsula total comp into a realistic maximum purchase price.
Lenders typically count RSU income if you have at least a 2-year history of receiving and vesting RSUs at your current employer, evidenced by 2 years of W-2s showing the RSU vesting income, plus a current grant letter confirming continued vesting. The qualifying income is usually the 2-year average of RSU W-2 amounts — not what you're expecting to vest this year. RSUs subject to large single-year cliff vesting schedules may be averaged over multiple years or excluded entirely if they don't represent a repeatable income stream. If you have been at a company fewer than 2 years, RSU income generally will not count toward qualification — but your base salary and any documented prior employer bonus history may still apply. Some jumbo lenders at the $3M+ level have more flexible RSU underwriting; a mortgage broker with Peninsula tech-income experience is worth consulting.
The 2026 conforming loan limit for San Mateo and Santa Clara Counties — designated high-cost areas under the Housing and Economic Recovery Act — is $1,149,825 for a single-family home. Any loan above this amount is a jumbo mortgage and is not eligible for purchase by Fannie Mae or Freddie Mac. Jumbo loans typically require 15–20% down payment (some portfolio lenders allow 10%), credit scores above 720, and 6–12 months of post-closing reserves (liquid assets to cover mortgage payments). Jumbo rates are currently running 0%–0.375% above conforming rates depending on the lender, loan size, and borrower profile. For Peninsula buyers, virtually any home purchase above approximately $1.3 million will involve a jumbo loan given the down payment minimum.
Most conventional and jumbo lenders use a maximum 43% back-end DTI — meaning total monthly debt obligations (mortgage principal, interest, taxes, insurance, HOA, plus all installment and revolving debt minimums) should not exceed 43% of your gross qualifying income. Some jumbo portfolio lenders tighten this to 40–42% DTI for loans above $2 million, reflecting the higher credit risk of very large loans. FHA loans and some down-payment-assistance programs allow up to 50% DTI with compensating factors. The DTI calculation is applied to qualifying income — bonus averaging and RSU 2-year averaging may reduce your qualifying income significantly below your current total take-home, making DTI calculations more constraining than they first appear at face value.
The distribution on the Peninsula is wider than in most markets. All-cash buyers — a significant share of the market, particularly above $5 million — account for 20–30% of transactions in some high-end neighborhoods. Among financed buyers, 20% down is the most common choice, eliminating PMI and qualifying for standard jumbo terms with better rates. 25–30% down is common for high-end jumbo loans above $3 million, both because lenders require stronger equity positions and because buyers at that price point often have significant liquidity. At the sub-$2 million level, 15% down is increasingly common as buyers utilize high-balance conforming loan programs available up to the $1,149,825 limit. 10% down is available on jumbo from select portfolio lenders with strong credit (740+) and 12 months of reserves, though it comes with a rate premium of 0.125%–0.25% and stricter income documentation requirements.
Lisa works with lenders who specialize in tech income — RSUs, carried interest, and bonus structures — and can connect you with the right financing partner for your comp profile.
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