Lender Network
In a King County market where 21-day closes win and RSU income is common, the wrong lender kills offers. RexMont connects buyers directly with vetted PNW specialists — no lead farms, no national call centers.
Lender Matchmaker
Your profile determines which lender type can actually close your deal — not just quote a rate.
Step 1 of 2 — What best describes your financial profile?
Our vetting standard
We do not accept payment from lenders to be featured or recommended. Every lender we introduce has been personally vetted against the criteria below through closed transactions in the Seattle and Eastside market.
Buyer profiles
The Tech Pro
RSU / Stock CompYour RSUs need a lender who knows how to count them.
Many standard lenders only use W-2 base salary. A tech-specialist lender can include vesting schedule income to qualify you for a higher purchase price — often the difference between a conforming and a jumbo loan in Bellevue.
The Jumbo Buyer
Above $1.2MBellevue and Clyde Hill need a different lender tier.
Agency guidelines stop at $1,209,750. Above that, you need a portfolio lender who sets their own rules. The best ones offer 10% down, relationship pricing, and in-house underwriting that moves in 14–21 days.
The Self-Employed Buyer
1099 / Business OwnerTax write-offs shouldn't disqualify you.
Standard underwriters use your taxable income — which may be a fraction of your actual cash flow. Bank statement lenders use 12–24 months of deposits instead. We match you with lenders who specialize in this product in Washington.
The First-Time Buyer
W-2, building equityThe right lender speeds up your offer — not just your rate.
King County's conforming limit ($1,209,750) covers most first-time purchases. A pre-underwritten letter shows sellers you're serious. WSHFC down payment assistance programs are available for eligible buyers.
May 2026 market context
Inventory on the Eastside is up from winter lows, and sellers are back to reviewing multiple offers. In this environment, a slow national bank creates two risks: (1) you lose the home to a buyer with a faster close commitment, and (2) the seller's agent steers other offers because they've had problems with your lender before.
$1,209,750
Conforming limit
King County 2026
14–21 days
Target close window
From accepted offer
4–8 hrs
Pre-underwritten letter
For W-2 borrowers
A PNW-ready lender understands the King County conforming limit ($1,209,750), accepts RSU income, and can commit to 14–21 day close timelines that local listing agents expect. National bank retail desks often can't meet these requirements.
Retail bank desks at national institutions often have 30–45 day timelines and strict agency guidelines that exclude RSU income and self-employed borrowers. Local portfolio lenders and PNW-focused mortgage bankers underwrite faster and accept more income types.
Fast-Track means full credit, income, and asset verification before you make an offer — not just a soft pull. W-2 borrowers can get a credit decision in 4–8 hours. RSU and self-employed borrowers typically take 24–48 hours with documentation.
Yes — Fannie Mae guidelines allow RSU income if you have a 2-year history of receiving RSUs and vesting continues for at least 3 years. The lender must document the vesting schedule directly, not just your W-2 base salary. Many standard loan officers skip this step.
Three main paths: (1) Conventional with 2 years of tax returns, (2) Bank statement loans using 12–24 months of deposits, and (3) Asset depletion loans for buyers with substantial liquid assets. Portfolio lenders are more flexible on DTI than agency-backed products.
Loans above $1,209,750 require a jumbo or portfolio product. These typically need 720+ credit, 10–20% down, and 6–12 months reserves. Local portfolio lenders and private banking desks offer the best rates and fastest underwriting for Eastside jumbo purchases.
Content reviewed by
Adriano Tori
Founder & CEO, RexMont Real Estate · Bellevue, WA · (425) 217-5630
Lender vetting criteria reflect RexMont's experience in King County transactions as of May 2026. Loan products, rates, and program eligibility change frequently — verify all details directly with a licensed lender.