# Redmond Home Buying on H-1B: 2026 Guide for Tech Buyers

> Redmond home buying on an H-1B in 2026: the PERM pause, King County loan limits, RSU income math and condo checks for Eastside buyers.

Canonical: https://www.masalaloans.com/blog/redmond-bellevue-home-buying-h1b
Author: Apurva Sanghavi
Published: 2026-10-17T19:08:10.905Z
Tags: mortgage, home buying, h1b, immigration, personal finance

**Quick answer (updated October 2026):** Redmond home buying on an H-1B is still possible in late 2026. The Labor Department's PERM pause affects green card timing, not your H-1B status or conventional loan eligibility. King County's 2026 conforming limit is $1,063,750, vested RSUs can count as income with a 24-month history, and Washington has no state income tax.

If you work at Microsoft, Amazon, or one of the Eastside's many tech employers, October 2026 has been a stressful month. The Department of Labor's pause on PERM processing for several large employers landed just as many families were finally ready to stop renting in Redmond, Kirkland or Bothell.

This guide separates what changed from what didn't, explains King County loan limits, walks through how lenders count your RSUs, and covers the condo issues that trip up Bellevue and Seattle buyers.

## The PERM pause: what it does and doesn't change for your mortgage

On October 8, 2026, the Department of Labor suspended PERM labor certification processing for several companies, including Microsoft, Adobe, Infosys, TCS, Wipro, HCL and Capgemini, with Cognizant affected since early September. The initial pause can run up to 180 days while DOL investigates.

What that means for a mortgage, as of October 2026:

| **Question** | **Answer** |
| --- | --- |
| Does it change my H-1B status? | No. H-1B status is not affected by the PERM pause. |
| Is USCIS I-140 processing suspended? | No. I-140 adjudication is not part of the DOL pause. |
| Do lenders require a pending PERM or green card? | No. Fannie Mae treats non-permanent residents like citizens and doesn't require a green card process. |
| Does an approved I-140 still help? | Yes. An I-140 approved 180+ days generally keeps its priority date and can support H-1B extensions beyond six years. |
| Where's the real risk? | Timing for people nearing the H-1B six-year limit without an approved I-140. That's an immigration question; talk to your immigration attorney. |

For the deeper policy picture, see [PERM freeze 2026: can you still buy or refinance?](https://www.masalaloans.com/blog/perm-freeze-2026-mortgage).

### Lender overlays to watch

Fannie Mae has no approved visa list and no minimum remaining visa validity. Some lenders still add rules, like requiring a certain amount of time left on your I-797 or a renewal history. In a nervous market, a few may get stricter. That's why shopping across lenders matters more right now, not less.

## King County loan limit 2026 and Eastside prices

For 2026, the one-unit conforming loan limit in King and Snohomish counties is **$1,063,750**, above the $832,750 national baseline because the Seattle area is a high-cost market. Loans between those numbers are high-balance conforming; above $1,063,750, you're in jumbo territory.

On a $1,200,000 Redmond home, 20% down produces a $960,000 loan, inside the high-balance limit. On a $1,500,000 Bellevue home, the same 20% down produces a $1,200,000 jumbo loan, where each lender sets its own down payment, reserve and visa rules. The 2027 limits are expected in late November 2026.

## Microsoft employee mortgage math: counting RSUs

For many Eastside buyers, base salary alone doesn't qualify for the home they want. RSUs close the gap, if they meet Fannie Mae's rules (updated October 7, 2026):

- **Vested and distributed** shares only, in a publicly traded company.

- **Sign-on RSU grants don't count.**

- **Time-based RSUs need 12 months** of history with your current employer.

- **Calculation:** the stock's 200-day moving average multiplied by shares vested over the past 24 months, divided by 24.

- **Continuance** must be documented (future vesting schedule).

Here's a hypothetical illustration. **Salary, share count and stock price are illustrative, not anyone's actual compensation.** Payment uses the Freddie Mac weekly average, Oct 15, 2026 (30-year fixed 7.40%) — illustration only, not a quote or offer.

Say Karthik, an H-1B engineer in Redmond, earns $185,000 base and had 300 RSU shares vest over the past 24 months; the stock's 200-day moving average is $400.

| **Item** | **Monthly** |
| --- | --- |
| Base salary ($185,000 ÷ 12) | $15,417 |
| RSU income (300 × $400 ÷ 24) | $5,000 |
| Total qualifying income | $20,417 |
| P&I on $960,000 loan | $6,647 |
| Taxes and insurance (hypothetical) | $1,300 |
| Car payment | $500 |
| Total debts | $8,447 |
| DTI with RSUs | 41.4% |
| DTI on base salary alone | 54.8% |

With RSUs counted, the file sits comfortably under a 45% DTI. Without them, it doesn't work. Our full guide to [RSU income and mortgage qualification](https://www.masalaloans.com/blog/rsu-income-and-mortgage-qualification-what-tech-workers-in-texas-and-california-need-to-know) covers documentation and job-change scenarios.

**Talk to a loan officer who's seen this before:** We'll run a free visa-readiness review that checks your I-797, RSU history and lender overlays across our wholesale lenders before you tour a single house. [Book a call](https://www.masalaloans.com/contact).

## Washington's tax picture: no state income tax, but check the rest

Washington doesn't have a personal state income tax, which helps your take-home pay and your budget. A few related points:

- **Property taxes still count in DTI.** They vary by city and levy, so use the actual tax bill for each property.

- **Your federal SALT deduction** is mostly property tax (and sales tax if you elect it), capped at $40,400 for 2026 for most filers. Ask your CPA.

- **Real estate excise tax** applies on sales in Washington and is typically paid by the seller. Confirm current rules with your agent or escrow officer.

## Bellevue and Seattle condos: check the building first

Condos and townhomes in downtown Bellevue, South Lake Union, Capitol Hill and near the light rail are common first purchases for single H-1B workers and young couples. The building matters as much as you do.

- **Warrantability.** Fannie Mae and Freddie Mac review condo projects for litigation, budget reserves, commercial space and investor concentration. Some Seattle buildings fail, especially newer conversions or those with construction-defect claims. See [non-warrantable condos in Jersey City, Seattle and beyond](https://www.masalaloans.com/blog/non-warrantable-condo).

- **HOA dues** are often significant and count in DTI.

- **Special assessments** for envelope or seismic work can be large; read the reserve study.

- **Townhome vs. condo:** some townhomes are legally condos. Your lender will check how the property is recorded.

## Strategy for buying through uncertainty

**Keep a bigger cushion.** With the H-1B 60-day grace period proposed for elimination (a proposed rule, not final, as of October 2026), a layoff could leave less time to find a new sponsor. Reserves matter more than squeezing into a larger house.

**Think about how long you'll stay.** If there's a real chance you'll relocate or leave the US within five to seven years, compare an ARM against a fixed rate. Our guide on [ARM vs. fixed when you might leave the US](https://www.masalaloans.com/blog/arm-vs-fixed-h1b) runs the numbers.

**Don't wait for a perfect immigration moment.** Lenders don't require a green card, and the PERM pause has no fixed end date. Decide based on finances, job stability and how long you plan to stay.

## What the rules actually say

- **DOL PERM suspension (Oct 8, 2026):** PERM processing paused for named employers, initial pause up to 180 days; H-1B status and USCIS I-140 processing not suspended. As of October 2026.

- **FHFA 2026 conforming loan limits:** baseline $832,750; King and Snohomish counties, WA, one-unit limit $1,063,750.

- **Fannie Mae Selling Guide B3-3.3-07 (Oct 7, 2026):** RSU income must be vested and distributed, public stock; sign-on RSUs excluded; 12-month history for time-based awards; 200-day moving average × vested shares over 24 months ÷ 24.

- **Fannie Mae Selling Guide B2-2-02:** non-permanent residents eligible on the same terms as US citizens.

## Frequently Asked Questions

**Q: Can I buy a house in Redmond on an H-1B during the PERM pause?**<br />A: Yes. The PERM pause affects green card processing, not your H-1B status or conventional loan eligibility. Fannie Mae doesn't require a green card or pending PERM. Some lenders have overlays on remaining visa validity, so compare lenders before you commit.

**Q: What is the 2026 conforming loan limit in King County?**<br />A: For a one-unit home in King County, it's $1,063,750 for 2026. Snohomish County has the same limit. Loans above the $832,750 baseline up to that number are high-balance conforming; above it, you need a jumbo loan.

**Q: Do Microsoft RSUs count as mortgage income?**<br />A: They can. Under Fannie Mae's rules, vested and distributed RSUs from a public company count if you have at least 12 months of time-based vesting with your current employer and future vesting is documented. Sign-on grants don't count. Income uses the 200-day moving average over 24 months of vesting.

**Q: Should I wait for my green card before buying in Bellevue?**<br />A: Not necessarily. Lenders don't require a green card, and current backlogs plus the PERM pause make timing unpredictable. Decide based on how long you'll stay, job stability and reserves. For immigration timing itself, talk to your immigration attorney.

**Q: Does Washington's lack of income tax help me qualify?**<br />A: Indirectly. Lenders qualify on gross income, so it doesn't change your DTI ratio. It does increase your take-home pay, which makes the same payment easier to carry. Property taxes, HOA dues and insurance still count in full.

## Get your Eastside visa-readiness review this week

Send us your I-797, recent pay stubs and your RSU vesting history. Within a day we'll complete a free visa-readiness review: your qualifying income with RSUs, whether your target price fits the King County high-balance limit or needs jumbo, and which of our 150+ wholesale lenders accept your visa situation without extra overlays. We're licensed nationwide and work with Microsoft, Amazon and Eastside tech employees on H-1B, L-1 and green cards every week. Book a free 15-minute call at /contact, start your application at /apply, or call 713-366-4668.

*Masala Loans is a brand of Matador Lending, LLC (NMLS #2072896). Written by Apurva Sanghavi, President, NMLS #227127. Equal Housing Opportunity. This article is general education, not tax, legal or immigration advice — consult a qualified CPA, attorney or immigration lawyer for your situation. Program availability, rates and terms vary by lender and borrower and are subject to change; not a commitment to lend.*