Mortgage Options Comparison (loan types)

When your loan exceeds the county conforming limit, which in this high-cost county sits in the low seven figures (confirm the current-year number). Most buyers at the premium tier are jumbo, which changes down payment, reserves, and product choice.

By your true holding horizon. If you'll likely move or refinance within the ARM's fixed period, an ARM can save real money on a large balance; if you're staying long, fixed removes reset risk. Decide on horizon, not the headline rate.

It qualifies you on assets rather than documented income — useful for equity-rich buyers who look income-light on paper (business owners, investors, some RSU-heavy buyers). It's a real jumbo-tier option many buyers don't know exists.

It can improve the rate, reduce or remove mortgage insurance, and strengthen your offer — but never at the cost of your reserve. Compare the monthly and rate difference against keeping that cash liquid.

Optimizing the rate while ignoring whether the lender can document their income. On RSU or bonus comp, pick the lender who underwrites your income cleanly first, then optimize terms — a low rate that doesn't close is worthless.

Ask how many jumbo and RSU-income files they close a year, and request references. A short list of proven jumbo/RSU lenders is worth lining up before you tour.