If you're a college athlete getting NIL money or a revenue-share check from your school, you're in a spot almost nobody your age has ever been in: real money, right now, while you're still in school. This guide walks through how to turn that money into something that's still paying you ten and twenty years from now, without risking your eligibility or making the mistakes that wipe out a lot of athletes.

Quick definitions so nothing is confusing. NIL stands for Name, Image and Likeness, meaning money you earn from your own name and brand: endorsements, social posts, appearances, camps, autographs. Revenue share is money your school pays you directly, which schools have been allowed to do since July 1, 2025.

Start your private plan or text Rob at (502) 305-8915.

Why real estate fits athletes so well

A playing career is short and nobody knows exactly how long theirs will be. One injury, one transfer, one coaching change, and the money can stop. Real estate does the opposite. A rental house you own keeps collecting rent whether you're playing, injured, transferring or done. It's one of the few investments you can understand, see, touch and borrow against.

The research backs this up. A study by the National Bureau of Economic Research found about 1 in 6 NFL players filed for bankruptcy within 12 years of retiring, and players with longer, better-paid careers weren't any safer. Big money for a short time, with nothing set up to keep producing income afterward, is the trap. Owning income-producing property is one of the simplest ways out of it.

Step 1: Set aside taxes before you spend a dollar

This is the number one mistake. NIL money usually isn't taxed when you get paid. Nobody takes taxes out like a normal paycheck. The bill comes later, and it can be big.

• NIL money is usually treated as self-employment income. That means federal income tax plus self-employment tax, which is 15.3% for Social Security and Medicare on most of it.
• Kentucky adds a flat 3.5% state income tax in 2026. Other states are different.
• You may need to pay estimated taxes four times a year instead of waiting until April.

Use the planner below to get a rough number, then sit down with a CPA (certified public accountant) before you make big decisions. We'll connect you with one from our network who works with real estate investors.

NIL Money Planner

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Step 2: Build your safety net

Before buying property, keep three to six months of your living costs in a savings account you don't touch. NIL deals end. Revenue share can change from year to year. A cushion keeps you from having to sell something at a bad time.

Step 3: Decide what your first property is for

Most young athletes we talk to land on one of these:

Buy where you live, then keep it

Instead of paying rent for three or four years near campus, you buy a place, live in it, and keep it as a rental when you leave. If you have teammates as roommates, they pay you rent instead of a landlord.

House hacking

You buy a duplex, triplex or fourplex, live in one unit and rent out the others. The rent from the other units can cover most or all of your mortgage. It's one of the most common ways people start in real estate, and it works especially well with lower down-payment loans. Read our full house hacking guide for Louisville.

A rental for income

You buy a single-family house and rent it out to a long-term tenant. A good property manager handles the tenant, and you collect the rent. Our investment property analyzer shows you what a rental would actually make.

A home for your family

A lot of athletes want to take care of their parents first. That's a great goal, and there are a few ways to do it. Each one has different tax and loan rules, so we map it out with you and the CPA before anything gets signed.

Step 4: Get approved for a loan the right way

Most athletes don't need to pay all cash, and often shouldn't. Keeping some cash in the bank and using a mortgage lets your money stretch further. But lenders want steady, provable income, and NIL money can look uneven on paper.

• Keep every NIL contract and every payment record in one folder.
• File your taxes on time, every year. Lenders usually want to see tax returns.
• A bigger down payment can make approval easier when income history is short.
• Some lenders offer loans based on bank statements or assets instead of a traditional paycheck.

Read how to get pre-approved for a mortgage in Kentucky, and we'll connect you with a lender who has done this before.

Step 5: Protect your eligibility

Buying a home with your own money doesn't put your eligibility at risk. Here's where athletes get into trouble:

• Any outside deal worth $600 or more that pays you for your name, image or likeness has to be reported through the College Sports Commission's NIL Go system, usually within five days. That includes deals paid in goods or services, not just cash.
• A deal can't be a disguised reward for picking or staying at a school.
• In Kentucky, people who help you with NIL contracts are supposed to be registered athlete agents.

Winner Realty only does the real estate. We don't negotiate your NIL deals, we don't give athletes special discounts or perks, and if we ever want to feature you in our marketing, it's a written agreement you report the way your school requires. Check with your school's compliance office before signing any promotional deal with anyone.

Step 6: Build the team around you

You shouldn't have to figure this out alone, and you definitely shouldn't trust whoever slides into your DMs with an "investment opportunity." The people who should be on your team:

• A CPA who understands self-employment income and real estate
• A lender who understands non-traditional income
• A real estate attorney
• An insurance agent
• A property manager, if you're buying rentals
• A real estate team that does this for investors every day

Be careful with anyone who wants to pool your money with other people's money into a deal you don't directly own. Own your property directly, in your name or your own LLC (limited liability company).

Why athletes work with Winner Realty

Rob Bergeron has been in real estate for 13 years and has been part of more than 2,000 residential and commercial transactions since 2013. He served three elected terms on the board of Louisville's local real estate investors association. We work every day with investors from California, Texas and overseas who buy here without ever visiting, so handling a client who's in camp, on the road or in class is normal for us.

We like working with people who are just getting their first real money and want to be smart with it. That's the whole point of Winner Sports & Entertainment.

Frequently asked questions

Can I buy a house while I'm still in college?

Yes, if you're 18 or older and can qualify for a loan or pay cash. Many athletes buy near campus, live there, and keep it as a rental after they leave.

Does buying a house affect my NIL or my scholarship?

Buying property with your own money doesn't. What matters is how you got the money and whether anyone gave you something in exchange for your name. Ask your compliance office about any promotional deal before signing.

Should I pay cash or get a mortgage?

It depends on your income, your taxes and your goals. Keeping a cash cushion and using a mortgage often lets your money do more. Talk it through with your CPA and lender.

What if I transfer schools?

If you own a place and transfer, you can keep it as a rental and have it managed for you. That's one reason we like buying something that would rent well, not just something you like living in.

Can my parents help?

Absolutely. Parents can co-sign, co-own, or just be part of the conversation. If you're under 18, a parent or guardian has to be involved in any real estate contract.

How much do I need to start?

It depends on the property and the loan. Some loans need as little as 3% to 5% down if you live in the property. Use the planner above and then let's talk.

Start privately

Tell us where you are and what you're thinking. Nothing is shared. Start your private plan, text (502) 305-8915, or email rob@thewinnerrealty.com.

Winner Realty provides real estate services only. Nothing on this page is tax, legal, investment or NIL compliance advice. Talk to your CPA, attorney, financial advisor and your school's compliance office before making decisions. Equal Housing Opportunity.