1. Know how your income looks to a lender
Since July 2025, schools have been allowed to share revenue directly with athletes under the House v. NCAA settlement (about $20.5 million per school in year one, rising over time), on top of third-party NIL deals. Lenders don’t care how impressive a deal is. They care how it’s documented and whether it’s likely to continue.
Income type | How lenders usually view it |
|---|---|
W-2 pay | Easiest to document. Pay stubs plus W-2s, often with a shorter history required. |
1099 / NIL / contractor payments | Treated as self-employment. Many lenders want about 2 years of tax returns and use your net income after expenses. |
Signed multi-year contract | Some lenders that specialize in unusual income may consider it. Get their guidelines in writing. |
Scholarships / cost of attendance | Generally not counted as qualifying income. |
Plan for: eligibility, transfers, injuries and contract terms can all change your income. Underwriters will ask whether the income is likely to continue, so have your contracts and payment history organized.
2. Four paths to buying
Path A: Parent co-borrower
A parent qualifies as a borrower alongside you. This is often the fastest route for college athletes without a 2-year income history.
Path B: Bank-statement loan
A non-traditional program that uses 12–24 months of deposits instead of tax returns. Expect a higher rate and a larger down payment.
Path C: Build the file, then buy
Spend 12–24 months filing clean returns, saving and building credit, then buy with a conventional loan at better terms.
Path D: Cash or large down payment
Strongest negotiating position, but don’t tie up money you might need. Keep a healthy cash reserve.
3. Buy, rent or invest?
Buy a home to live in
Makes sense if you’ll stay 3+ years.
Builds equity instead of paying rent.
Lenders offer better terms for primary homes.
Keep renting
Best if a transfer, draft or trade is likely soon.
Keeps cash flexible.
Use the time to build your loan file.
House hack
Buy a 2–4 unit or a home with extra bedrooms.
Live in one unit or room and rent the rest.
Lets you qualify with owner-occupied financing.
First rental property
Long-term rental in a stable JoCo suburb.
Needs reserves for repairs and vacancies.
Hire property management if you travel.
4. Taxes and your team
Self-employment tax: 1099 and NIL income can carry self-employment tax (15.3% on net earnings up to the Social Security wage base) on top of income tax. Set money aside for quarterly estimates.
Multiple states: pro athletes may owe tax in states where they play. Ask a CPA who works with athletes.
Who | What they do for you |
|---|---|
CPA | Tax planning, clean returns lenders will accept, quarterly estimates. |
Lender | Experience with 1099, contract and non-traditional income. |
Agent | Finds the right property, negotiates, coordinates everything around your schedule. |
Attorney / advisor | Reviews contracts and makes sure a purchase fits your rules and long-term plan. |
Athlete buyer checklist
Gather every contract, NIL agreement and payment record in one folder.
File your taxes on time and keep copies of every 1099 and W-2.
Check your credit and avoid new debt (car loans especially) before buying.
Decide your time horizon: how long you’ll realistically stay in Kansas City.
Talk to a CPA about self-employment tax and estimated payments.
Interview at least two lenders about how they treat your income.
Pick your path: co-borrower, bank-statement, build-then-buy or cash.
Set a budget that leaves 6+ months of expenses in reserve.
Choose your area: near campus, near your facility, or an investment-focused JoCo suburb.
Plan around your season: closings, inspections and moves can be scheduled for your off-days.
This guide is general information, not legal, tax, lending or eligibility advice. NCAA, College Sports Commission and conference rules, revenue-sharing terms and tax law change frequently. Confirm your situation with your compliance office, a CPA, an attorney and your lender before making decisions. Landon Nelson, REALTOR®, ReeceNichols Real Estate, 434 W 47th St, Kansas City MO 64112 · 816-709-4900.