Up to 100% LTV
Some physician investors offer no-down-payment financing for qualifying borrowers. Others run 5–10% down at the strongest pricing.
Doctor and dentist mortgages in Texas.
Up to 100% financing, no PMI, and student-loan handling that respects how residency actually works. For MD, DO, DDS, DMD, and select advanced practitioners.
- Up to 100% financing
- No PMI required
- Deferred / IBR student loans excluded from DTI
A specialty mortgage built around how medical careers really earn.
A "doctor loan" (or physician mortgage) is a specialty conventional product designed for medical professionals — typically MD, DO, DDS, DMD, with some lenders extending to DPM, OD, PharmD, NP, and PA. Lenders accept the high earning potential of medical careers as offset for the high student-loan burden during residency and early career. The result is a mortgage with terms most early-career physicians simply cannot get on a standard conventional file: little to no down payment, no mortgage insurance even at high LTV, and underwriting that treats deferred or income-based-repayment student loans realistically.
How a physician loan goes from inquiry to keys.
- 01
Verify medical degree and license
We confirm your degree (MD, DO, DDS, DMD, or qualifying advanced-practice credential) and either your active state license or a signed employment contract — many physician programs accept a contract dated up to 60–90 days before close.
- 02
Income calc that handles student loans favorably
Deferred, forbearance, and IBR / PAYE student loans are excluded or treated at the actual reported payment rather than the standard 1% of balance. For residents and fellows that single rule changes the file from "denied" to "approved."
- 03
Standard underwriting on credit and reserves
FICO, reserves, and DTI still get reviewed against the program matrix — we just shop the file across multiple physician investors so you get the cleanest pricing.
- 04
Lock the rate
Once you have a contract, we lock to protect against market moves through close. You see the same lock confirmation we do.
- 05
Close
TRID timing, closing disclosure, signing at title, funds wire, keys. Same path as any other loan — just structured for physician income.
Built for Texas medical families — residents, fellows, attendings.
Texas trains and employs more physicians than almost any other state. Texas Medical Center in Houston, UT Southwestern in Dallas, Baylor College of Medicine, UT Health San Antonio, and Dell Medical in Austin produce a steady pipeline of residents and new attendings buying their first homes. Standard conventional underwriting punishes that exact borrower: high six-figure student-loan balance, low W-2 income during residency, future earning power that the agency formula simply does not see. Q Mortgage runs physician files alongside conventional files, so we know which physician investors are sharpest on rate, which extend to NPs and PAs, and which let you close 60 days before your contract starts.
A physician loan is the right tool when:
- You are a resident or fellow at Texas Medical Center, UT Southwestern, Baylor College of Medicine, UT Health San Antonio, or UT Austin Dell Medical
- You are a new attending starting your first signed contract
- You are a doctor with a high student-loan burden but a strong career trajectory
- You want up to 100% financing without PMI
- You are a first-time buyer somewhere in your medical career
Why a physician loan beats a conventional file for early-career doctors.
No PMI even at 100% LTV
Mortgage insurance is built into the rate or simply waived. That alone can save several hundred dollars a month versus a conventional 5%-down file.
Student loans treated favorably
Deferred, IBR, PAYE, and forbearance student loans are excluded or scored at actual payment — not the standard 1% of balance that kills resident DTI.
$1M+ loan amounts available
Physician programs often run to $1M and several investors stretch to $2M with strong credit and reserves. Useful for higher-cost Texas markets.
New-attending contract income accepted
Many physician investors will close on a signed contract before you start work — typically 60–90 days pre-employment, sometimes longer.
Multiple structures available
5/1 ARM, 7/1 ARM, and 30-year fixed options. We model all three against your projected career timeline before recommending one.
100%
Maximum LTV available
Physician loan questions, answered.
Who qualifies as a medical professional?
Most physician programs cover MD, DO, DDS, and DMD. Many extend to DPM (podiatry), OD (optometry), and PharmD (pharmacy). A growing number include nurse practitioners and physician assistants, though terms tighten. We confirm eligibility against the specific investor before quoting.
What about my student loans?
This is the headline benefit. Standard conventional underwriting counts 1% of your student-loan balance as a monthly payment — devastating for a resident with $300K in loans. Physician programs exclude deferred and forbearance loans entirely, and use the actual reported IBR or PAYE payment when one exists. That single rule change is usually what moves the file from denial to approval.
Do I need a down payment?
Several physician investors offer up to 100% financing — no down payment required. Others sit at 5% or 10% down for the best pricing tier. We model the rate trade-off between zero-down and low-down structures so you see the real monthly cost difference.
Can I close before my contract starts?
Yes. Most physician programs allow closing 60–90 days before your employment start date based on a signed contract. A handful of investors stretch further. Useful when you are relocating to Texas for residency or a new attending position and need to be in the home before day one.
Do nurse practitioners qualify?
Some lenders do extend physician programs to NPs and PAs, often with slightly tighter LTV or FICO requirements. We confirm against current investor matrices before issuing a pre-approval — eligibility shifts year to year as more lenders open the program up.
How are signing bonuses handled?
Documented signing bonuses paid at start of employment are typically included in qualifying income when supported by the contract. Stipends and relocation allowances are reviewed case by case. We package the contract carefully so underwriting captures everything you are owed.
Buying your first Texas home as a medical professional?
Physician loan requirements at a glance.
- MD, DO, DDS, or DMD degree (some lenders accept DPM, OD, PharmD, NP, PA)
- Active medical license OR signed employment contract
- 700+ FICO typical (some programs accept 680)
- Reserves of 3–6 months PITI
- Owner-occupied primary residence
- Texas property
- DTI 45–50% or lower
- Loan amount up to $1M–$2M depending on lender
Physician Loan vs Conventional vs FHA.
| Down % | PMI | Student-loan handling | Best for | |
|---|---|---|---|---|
| Physician Loan | 0–10% | None | Deferred / IBR excluded or actual payment | Residents, fellows, new attendings with high student debt |
| Conventional | 3–20% | Required below 20% down | 1% of balance unless documented IBR | Buyers with low debt and 20%+ down |
| FHA | 3.5% | Upfront + monthly MIP for life of loan | 0.5% of balance or actual IBR payment | Lower-FICO first-time buyers regardless of profession |
| Jumbo | 10–20% | Required below 20% down | 1% of balance unless IBR documented | Higher loan amounts above conforming when borrower has reserves |
Ready to move on a Medical Professional Loan?
Get a soft-pull pre-approval in minutes. No credit hit, no surprises.
Medical Professional Loan available across Texas, including:
Other ways we close
Conventional Loans
For doctors past residency with reduced student debt and standard income — often the better long-term play after the early-career window closes.
Learn moreJumbo Loans
Higher loan amounts above conforming for attendings buying in Southlake, Highland Park, West U, and Hill Country corridors.
Learn moreAsset Depletion
Alternative qualifying for high-net-worth attendings using liquid assets when traditional income documentation is awkward.
Learn more