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. If the down payment is the constraint rather than income, the down payment assistance guide covers which California programs are still funded and what each one pays.
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 $1,249,125 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 $1,249,125 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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