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Relocating to Seattle · The 2026 Buyer's Guide

Relocating to Seattle for tech.

Moving to Seattle for Microsoft, Amazon, Google, Meta, or one of the emerging AI offices? This guide covers the things relocation packages and corporate recruiters don't: RSU mortgage underwriting, sight-unseen offer rigor, neighborhood selection by employer, Washington's no-income-tax buying-power math, and the 6–8 week timeline that actually works.

Live market data · Freddie Mac PMMS · week ending May 28, 2026Estimated read time · 20 min

The relocation buyer's most important number

0% state income tax

Washington has no state income tax. For a $200K W2 earner moving from California, that's $26,600/year saved — roughly $400K of additional home buying power on a 30-year mortgage at current rates.

What's in this guide

Where to live by employerWashington tax math vs. your current stateRSU mortgage underwritingSight-unseen offer playbook6-week relocation timelineWhat can I afford on a tech relo?Relocation FAQSet up custom alerts before you land

Where to live by employer

Your office address determines your neighborhood.

The biggest mistake we see from relocation buyers: choosing a neighborhood before mapping the actual commute. Here's the playbook by employer.

Microsoft (Redmond)

Bellevue · Redmond · Kirkland · Sammamish

Microsoft campus is in Redmond. Bellevue and Kirkland offer better walkability + lifestyle; Redmond and Sammamish offer more land per dollar. New hires often start in Bellevue/Kirkland apartments and buy after 12–18 months.

Best-fit neighborhoods

Bridle Trails, Crossroads (Bellevue) · Education Hill, Overlake (Redmond) · Bellevue Plateau (Sammamish)

RSU underwriting note

MSFT RSU vesting is 5-year cliff (1-year first, then quarterly). Lenders need 2 years of vesting history to count RSU income.

Amazon HQ (SLU, Seattle)

Seattle · Bellevue (via 2 Line)

Amazon's SLU campus is walkable from Belltown, Capitol Hill, Queen Anne, and Eastlake. RTO mandates pulled many Amazon hires back into Seattle proper. Bellevue's 2 Line opening expanded the commute envelope for Amazon employees who want Eastside lifestyle.

Best-fit neighborhoods

Capitol Hill, Queen Anne, Belltown (walking) · Madison Park, Madrona (driving) · Downtown Bellevue (light rail)

RSU underwriting note

AMZN RSU vesting historically back-loaded (5%/15%/40%/40%). New grants vest quarterly. Document refresher grants separately.

Google (Kirkland + Seattle)

Kirkland · Bellevue · Seattle

Google's Kirkland campus is one of the largest tech offices outside Mountain View. Google Seattle (in SLU) is a separate building. Most Google hires target Kirkland or Bellevue for proximity.

Best-fit neighborhoods

Downtown Kirkland, Moss Bay, Houghton, Norkirk · Bridle Trails (Bellevue/Kirkland) · Capitol Hill, Eastlake (Seattle SLU office)

RSU underwriting note

GOOG GSUs vest monthly after 1-year cliff. Two years of vesting history required for income inclusion.

Meta (Bellevue + Seattle)

Bellevue · Seattle

Meta's Bellevue offices are concentrated in Downtown Bellevue and Spring District. Seattle office is in SLU. Most Meta hires choose between walkable downtown Bellevue and Capitol Hill / Queen Anne in Seattle.

Best-fit neighborhoods

Downtown Bellevue, Wilburton (Bellevue) · Capitol Hill, Belltown (Seattle)

RSU underwriting note

META RSUs vest quarterly after a 1-year cliff. Refreshers and bonuses must be documented separately.

Nvidia / Anthropic / OpenAI (emerging)

Seattle · Bellevue

Newer Seattle-area offices for major AI companies are concentrated in SLU and downtown Bellevue. Hybrid policies vary; many roles require in-office 3+ days/week.

Best-fit neighborhoods

SLU-adjacent Seattle · Downtown Bellevue

RSU underwriting note

Vesting structures vary by company. Newer hires often have pre-IPO equity grants that lenders treat differently than public-company RSUs.

Washington tax math

The state-tax differential is the biggest hidden benefit of relocating to Seattle.

Washington has no state income tax. For tech hires moving from California, New York, or other high-tax states, the annual savings translate directly into additional home buying power.

Moving fromState income taxBuying power impact (on $200K W2)
California (top bracket)13.3% state income tax$26,600/yr saved on $200K W2 → roughly $400K of additional home buying power
New York (NYC top bracket)10.9% state + ~3.9% NYC$29,600/yr saved on $200K W2 → roughly $440K of additional buying power
Massachusetts5% flat state income tax$10,000/yr saved on $200K W2 → roughly $150K of additional buying power
Texas / Florida / Nevada0% (same as WA)No tax differential, but watch property tax and homestead differences

Note: King County property tax (~1.0–1.1% of assessed value) runs higher than CA Proposition 13–protected rates. For most high-W2 tech hires, the income-tax savings still dwarf the property-tax differential, but talk to a tax advisor before assuming the gap.

RSU mortgage underwriting

Your equity comp counts — but only if you do this right.

Microsoft, Amazon, Google, and Meta hires routinely have 30–60% of total compensation in RSUs. Whether that income counts toward your mortgage qualification depends on lender choice, documentation, and vesting history.

The 2-year rule

Most lenders require 2 years of documented RSU vesting + a reasonable expectation of continuance before counting RSUs as qualifying income. New relocation hires typically can't include RSU income in their first year — qualify on W2 base + bonuses, plan to refinance after 2 years of vesting builds.

Tech-specialty lenders

Some Seattle-area lenders specialize in tech compensation and have alternative documentation paths that count RSUs sooner — sometimes as early as 12 months with strong supporting documentation (offer letter, vesting schedule, employer attestation). Ask specifically for tech-fluent loan officers.

Vesting schedule documentation

Bring your full vesting schedule, including refresher grants, signing bonus equity, and any prior employer RSUs that vest after you start your new role. Some prior-employer RSUs continue to vest post-departure and can count toward income if properly documented.

Cash bonus history

If your prior role included cash bonuses, two years of bonus history (often via prior W2s + tax returns) typically counts toward qualifying income at conservative percentages (75% in many cases). This is often the bridge for new-hire qualification.

Reserve requirements on jumbo

Jumbo loans typically require 6–12 months of PITI in reserves post-closing. Vested RSUs count at 60–70% of value. Unvested RSUs typically don't count as reserves. Plan your cash and brokerage liquidity carefully.

Refinance after 2 years

Many relocation buyers structure their first purchase conservatively (smaller loan, larger down) using W2 base only, then refinance after 2 years of RSU vesting to unlock more favorable terms or a cash-out. This two-step approach often beats trying to maximize first-purchase price.

Get a personalized rate range →Talk to a tech-fluent lender

Sight-unseen offers

How to buy without flying out — without getting burned.

Relocation timing often forces sight-unseen offers. Done right with strong contingencies and a working broker, they're reasonable. Done wrong, they're how relocation buyers end up with six-figure surprises.

Video walkthrough before offer

Your agent walks the property on FaceTime/Zoom — not a curated 3D tour. Have them film every closet, every utility area, the foundation visible from the crawlspace, the roof from the street, and the immediate neighbors. Ask them to film the street at the time you'd actually live there.

Local inspection contingency

Even on a sight-unseen offer, keep the inspection contingency. Hire a top-tier inspector with sewer scope and oil tank scan included. Expect $600–$900 total. Be available by phone for the inspection walkthrough.

Independent appraisal review

Sight-unseen jumbo offers carry appraisal risk. Have your agent pull recent comps independently and run the numbers — don't rely solely on the lender's appraisal. Plan an appraisal gap of 3–5% of purchase price if buying competitively.

Photo-driven inspection sign-off

Ask the inspector to send photos with the inspection report rather than just written notes. You'll catch things by image that you'd miss in 60 pages of written observations.

In-person final walkthrough

If at all possible, fly out for the final walkthrough 24–48 hours before closing. Even a same-day flight can prevent the worst sight-unseen failures (water damage uncovered post-inspection, last-minute property condition changes).

Relocation timeline

A 6–8 week playbook that actually works.

Most relocation buyers either rush (and overpay or accept the wrong home) or wait too long and end up renting longer than planned. This phased approach avoids both.

01

Pre-arrival (6–8 weeks before)

  • Get pre-approved with a Seattle-area lender who specializes in tech compensation
  • Open a Washington bank account (helps with W2 setup and earnest money wires)
  • Order copies of last 2 years of tax returns + W2s for jumbo file documentation
  • If relocating from a high-tax state, talk to a tax advisor about WA's no-state-income-tax implications
  • Set up custom MLS alerts for target neighborhoods — start narrowing before you land
02

Arrival window (first 30 days)

  • Use a corporate housing or extended-stay rental as your base — don't rush into a 12-month lease
  • Tour neighborhoods at different times: morning commute, weekend afternoon, weekday evening
  • Drive your actual commute from finalist neighborhoods at the time you'd actually drive it
  • Visit schools in person if children are part of the equation — websites lie
  • Meet 2–3 buyer's agents before choosing — relocation is the wrong time to settle on a random Zillow agent
03

Active search (weeks 4–10)

  • Tour 8–15 homes maximum before writing your first offer — focused beats exhaustive
  • Run the full payment math (PITI + HOA + commute cost) on every finalist
  • Pre-inspect competitive listings before offering — Eastside norm
  • Plan an appraisal gap for hot micro-markets (West Bellevue, Madison Park)
  • Don't waive contingencies because the listing agent applied pressure
04

Under contract (30–45 days to close)

  • Lock your rate within 5 days of mutual acceptance
  • Complete inspections (sewer scope, oil tank if pre-1985, structural)
  • Avoid major financial changes — no new credit cards, no large deposits, no job changes
  • Schedule moving company 3+ weeks out — Seattle movers book up fast May–August
  • Set up Seattle/Bellevue utilities, internet, and address changes 2 weeks before close

What can I afford on a tech relocation?

Run your real payment before you commit.

For relocation buyers, factor in: (1) your W2 base for qualification (RSUs likely won't count in year 1), (2) your full PITI plus HOA where applicable, (3) the buying-power boost from no WA state income tax.

Home price

$

Loan amount: $680,000 · LTV: 80.0%

Down payment

%
$170,000

Loan term

Interest rate

%
Freddie Mac PMMS · May 28, 2026:

Monthly cost estimates

$
/mo

King County estimate · 0.9%/yr

$
/mo
$
/mo
$
/mo

Estimated monthly payment

$5,098

Principal & Interest$4,311
Property Tax$637
Homeowners Insurance$150
HOA Dues$0
Mortgage Insurance$0
Loan amount$680,000
LTV ratio80.0%
30-yr total interest paid$872,135
Get a real lender quote →

Estimates only — not a lender quote. P&I from standard amortization. Property tax uses King County 0.9% annual estimate; verify with the King County Assessor. PMI estimate assumes conventional coverage and drops at 20% equity. FHA and VA loans have different insurance structures.

Adriano Tori, Founder & Designated Broker

Written and maintained by

Adriano Tori

Founder & Designated Broker · RexMont Real Estate

We work with relocation buyers from Microsoft, Amazon, Google, Meta, and emerging AI offices every quarter. This guide reflects what actually moves the needle on relocation transactions — not generic real estate advice. Last reviewed: May 2026.

Talk to a relocation specialist

Start your search before you land

Custom Seattle-area listing alerts — for relocation buyers.

Tell us your target employer, neighborhoods, budget, and timeline. A RexMont relocation specialist will set up a custom search and start filtering listings 6–8 weeks before your move — so when you land, you're ready to tour finalists, not start from zero.

Pre-arrival neighborhood briefings tailored to your employer
Tech-fluent lender introductions for jumbo + RSU files
Sight-unseen offer support with full video walkthroughs
Coordinated inspection scheduling for compressed timelines
$

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Relocation FAQ

Questions relocation buyers actually ask.

Should I buy or rent first when relocating to Seattle?

For most tech hires: rent 3–12 months first. Use that window to verify your job fit, learn the neighborhoods at the depth required to commit, and stabilize your W2 history for jumbo underwriting. Buying immediately is reasonable only if you have prior Seattle-area familiarity, a stable income source the lender accepts, and a clear neighborhood target. Rushing into a $1.5M+ purchase within 60 days of moving has hurt more relocation buyers than waiting.

How does Washington's lack of state income tax affect buying power?

Washington has no state income tax, while California's top bracket is 13.3% and New York's is ~14.8% combined with NYC. On a $200K household W2 income, moving from CA to WA can save $25–30K annually — roughly $400K of additional home buying power on a 30-year mortgage at current rates. Property tax in King County runs slightly higher than CA's Proposition 13–protected rates, but the net is dramatically positive for high earners.

Can I count my new tech job's RSUs toward mortgage qualification right away?

Generally no — most lenders require 2 years of documented vesting history before RSUs count as qualifying income. New hires usually qualify based on W2 base + signing bonus + cash bonus history from their previous employer. After 2 years of WA tech RSU vesting (with documented continuance), RSUs become available as income. This is why most relocation buyers either (a) buy in year 2–3 after vesting builds, or (b) buy in year 1 using W2 base only.

What if I'm moving sight-unseen because of relocation timing?

Sight-unseen offers are common for tech relocations and can work — but require extra rigor. Your buyer's agent does an in-depth video walkthrough (not a curated 3D tour). Keep inspection contingencies intact and budget for a top-tier inspector with sewer scope and oil tank scan. If possible, fly in for the final walkthrough 24–48 hours before closing. Sight-unseen works best for new construction or recently remodeled homes; older inventory carries materially more risk.

Does my relocation package help with the down payment?

Most tech relocation packages include a lump sum (taxable) or per-mile reimbursement plus temporary housing. Some include a 'lease break' allowance. None directly cover down payment. Talk to your relocation specialist about cash advances or sign-on bonus structuring before you negotiate your offer — some hires can shift compensation between cash and equity to improve closing liquidity.

Which Seattle-area lender works best for tech relocations?

Look for lenders who specifically advertise tech / RSU underwriting. The best ones close jumbo files in 21–25 days, understand vesting cliff math, and have escrow / appraisal connections that move quickly. National call-center lenders (Quicken, Rocket) typically struggle with jumbo + RSU + relocation timeline combinations. Local Seattle banks, credit unions, and tech-specialty lenders perform better.

How long does it take to buy a home as a relocation buyer?

From pre-approval to closing, plan on 60–90 days total: 2–4 weeks of pre-approval and search prep, 4–8 weeks of touring and offer activity, and 30–45 days under contract. Relocation buyers who try to compress this below 45 days regularly hit avoidable problems — appraisal gaps, financing surprises, inspection issues — that better-prepared buyers absorb without drama.

Should I worry about Seattle weather as a relocation buyer?

If you're moving from California or the Sun Belt, plan for 6 months of grey winter (October–April). Seattle gets fewer total rainy days than New York but is consistently overcast. Homes with south- or west-facing windows command a premium for a reason. If you have a strong reaction to overcast weather, factor seasonal affective considerations into your decision — and prioritize neighborhoods and homes that maximize natural light.

Keep reading

Bellevue guide →

Luxury, BSD schools, jumbo financing for Microsoft / Meta / Adobe hires.

Seattle guide →

Urban core, condos, Link Light Rail — for Amazon SLU and Seattle-office hires.

Kirkland guide →

Waterfront and walkable downtown — for Google Kirkland hires.