The professional-athlete mortgage, structured around how athlete income is actually paid.

Yes. Signing bonus funds in your bank account (or escrow under your control) are seasoned assets that can be used for down payment after the typical 60-day seasoning. Often we'll structure asset depletion qualifying using the signing bonus balance for income, plus use a portion for down payment.

Guaranteed contract money — fully guaranteed at signing, payable regardless of injury or release — is the foundation of athlete qualifying. Non-guaranteed money (year 2+ base salaries in an NFL contract, for example) is generally not counted forward. The contract itself documents the guarantee structure; we read it carefully.

This is the harder scenario but doable. Common paths: (1) qualify on current-year W-2 income plus asset depletion on liquid wealth, (2) wait until new contract is signed and refinance into better terms, or (3) bridge with shorter-term financing. We work backward from your actual situation.

Yes. Endorsement income with 24-month documentation (1099s, payment history, contracts) counts as recurring income. For multi-year endorsement deals with guaranteed minimums, we can sometimes use the contract terms for forward-looking qualifying even if 24-month history isn't yet at the current level.

NIL income flows through 1099 or LLC distributions. If the deals continue post-collegiate, the 24-month history aggregates with your new pro income. We document each NIL agreement (most are 1–3 year deals with documented terms) and combine with your sport income.

Yes — through Foreign National or P-1/O-1 specific programs. Required: valid visa, signed contract with U.S. team, employment income documentation (translated if needed), and typically higher down payment (25–30%). We work with several lenders who specialize in this product.

Jock tax doesn't reduce gross qualifying income (which is the typical DTI denominator), but it does reduce net cash flow. Sophisticated underwriting recognizes this and adjusts the DTI ratio expectations accordingly. Your CPA's allocation of duty-day taxes by state is documented as part of the file.

Deferred comp (common in MLB contracts particularly) is generally counted when it actually pays out — it's a future asset, not current income. The present value of deferred comp can sometimes support asset depletion qualifying if the obligation is fully guaranteed and documented.

The NFLPA, NBPA, MLBPA, NHLPA, and PGA Tour maintain confirmed records of player comp, signing bonus structure, and guarantee terms. Lender access to these systems (with player authorization) provides independent verification of contract terms — often clearer than the contract itself.

Rookie scale contracts are well-documented and predictable. Asset depletion on signing bonus + jumbo on guaranteed money typically works. Some lenders apply additional scrutiny to first-year rookies; we know which lenders are athlete-friendly and which aren't.

Bout-by-bout earners use 24-month earnings history (show, win, PPV) plus any multi-fight contract documentation. The guaranteed-money portion of multi-fight deals can be forward-looking. Endorsement and sponsor income aggregates with bout earnings.

Honest answer: depends on the stage. Active disciplinary matters can complicate underwriting, particularly if the matter affects current employment status. We've seen both successful and unsuccessful closings in this scenario — we'd want to talk through the specifics before pre-approval.

Yes. We routinely work directly with player agents, business managers, family-office staff, and wealth managers. We can structure the entire process with you barely involved, sending you only the final-stage decision points to authorize.

Jumbo: typically 700+ minimum, 740+ for best rates. Asset depletion: usually 720+. Super-jumbo (>$2M): 740+ minimum. Many athletes have shorter credit histories than equivalent-income professionals — we work with lenders who weight other factors appropriately.

Purchase: 40–55 days typical for jumbo with athlete-specific income structure. Refinance: 30–45 days. Asset-depletion files take slightly longer due to additional asset verification. We give realistic timelines aligned with your travel and training schedule.

Multiple-home ownership creates jurisdictional questions — particularly state residency for tax purposes. We coordinate with your CPA to align purchase financing with residency planning. From a mortgage perspective: separate primary-residence and second-home loans, structured to meet each program's owner-occupancy rules.

Yes, with specific structures. Title held in LLC, trust, or family-limited-partnership is common for athlete privacy. The mortgage may be in your personal name with title-vesting handled separately, or in specific commercial loan programs the loan itself can be in an entity. Strategies vary; we work with your attorney.

Image rights and royalty income (video games, trading cards, merchandise) typically flow through 1099 or LLC distributions. We document the royalty agreements and 24-month payment history. For established athletes with multi-year royalty streams (e.g., Madden ratings, FIFA royalties), this is typically a stable income source.

Significantly more than $20M might suggest. Asset depletion on signing bonus + jumbo qualifying using forward guaranteed money frequently supports $5M+ purchase prices. The exact number depends on contract structure, additional income, and credit profile. Typically we can structure to your target.

Jumbo: 10–20% typical, 25% for super-jumbo. Asset depletion programs sometimes allow 5% down with strong asset position. The trade-off is rate: lower down payment generally means higher rate or more stringent reserve requirement.

Mid-process trades require restructuring: new state, possibly new salary structure, possibly new income tax treatment. We can navigate this but it adds 7–14 days to the timeline. Often we'll pivot to bridge financing on the new purchase if your prior residence hasn't sold.

Collegiate NIL collective income flows through 1099 or LLC. For pro athletes with continuing NIL relationships, we document each agreement and aggregate with sport income. Recently-pro athletes can use the NIL income history to support qualifying during the first pro year.

NEXA Mortgage LLC is licensed in 48 states. Specific licensed-state list available on request. We work with athletes from every major league nationally — particular depth in athlete-heavy markets: Miami, Dallas, Atlanta, Tampa, Phoenix, Charlotte, Nashville, LA.

Documented one-time disruptions can be carved out of the 24-month average — particularly when supported by Players Association records, contract structure, or medical documentation. We work with you to document the disruption appropriately so it doesn't drag the qualifying number down.

Discovery call is the right first step for athlete mortgages — your situation is complex enough that a quick form won't capture what we need. Bring your business manager or agent. NMLS #1072866 — direct contact, full discretion, no callcenter handoffs.