Physician Mortgage Loans
0% down, no PMI, student debt excluded from DTI. Doctor home loans for residents, fellows, and attendings — closed in 48 states.
Zack Cervantes · NMLS #502342 · New American Funding
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Are you buying or refinancing?
A physician mortgage loan allows doctors, residents, and fellows to buy a home with 0% down, no PMI, and student debt excluded from DTI calculations. Unlike conventional loans, physician mortgages consider future attending income — making them ideal for residents and fellows still in training. Zack Cervantes (NMLS #502342) at New American Funding closes physician mortgages in 48 states.
Your Medical Background
Doctor Home Loans
Physician mortgage, doctor home loan, physician home loan, doctor mortgage loan — these are all names for the same product. A specialty mortgage for medical professionals that offers 0% down payment, no private mortgage insurance, and student loan debt excluded from your debt-to-income ratio. The lender, the program structure, and the qualifying math don't change based on what you call it.
Dentist Mortgage Loans
Dentist mortgage loans use the exact same physician program — 0% down, no PMI, student debt excluded from DTI. DDS and DMD credentials qualify, and dental school debt (which often runs higher than medical school debt) is treated identically to physician student loans. Practice ownership income is also accepted, with K-1 distributions treated as qualifying income after two years of returns.
Nurse Practitioner Mortgage Loans
Nurse practitioner mortgage loans are available under most physician programs for NPs with a current clinical role or a signed employment contract. The 0% down structure and student debt exclusion both apply, though some lenders cap NP loan amounts slightly below the MD limit. Two years of NP experience earns the strongest pricing tier.
Veterinarian Mortgage Loans
Veterinarian mortgage loans (DVM) qualify under most physician programs with the same 0% down and no PMI benefits. Vet school debt is excluded from DTI on the same terms as MD debt. Practice owners with two years of business returns qualify on K-1 distributions, and associate vets qualify on W-2 plus signed employment contracts.
Chiropractor Mortgage Loans
Chiropractor mortgage loans (DC) are accepted by a smaller subset of physician programs, but the ones that write the credential keep the 0% down and no PMI structure. Practice ownership income and W-2 associate income both qualify. Eligibility is tighter than MD/DO/DDS — Zack matches the right lender to the credential.
Physician Mortgage by State
Physician mortgage loans are available in 48 states. Below are the largest physician borrower markets — major hospital systems, popular cities, and the local context that affects how the loan structures.
Physician Mortgage California
California has the largest concentration of medical schools, teaching hospitals, and physician borrowers in the country. Major hospital systems span Los Angeles, San Diego, Orange County, the Inland Empire, and the Bay Area — each with strong physician housing demand. Median home prices vary dramatically by submarket, but 100% financing remains available up to roughly $1.5M without triggering PMI on the physician program.
Physician Mortgage Texas
Texas is home to the Texas Medical Center in Houston — the largest medical complex in the world — plus major academic centers in Dallas and Austin. No state income tax and reasonable cost of living make Texas the most aggressive physician home buying market outside the coasts. Physician mortgages here close fast and the 0% down structure works well at the local price points.
Physician Mortgage Washington
Washington's physician borrower base is concentrated around Seattle and the Eastside, anchored by UW Medicine and the Swedish Medical system. Tech-driven home price escalation has pushed median prices well above the national average, which makes 0% down physician programs especially valuable here. Bellevue and Kirkland in particular draw a high share of physician relocations.
Physician Mortgage Florida
Florida's physician housing markets stretch from Miami's Jackson Health complex to Tampa General and Orlando's AdventHealth network. No state income tax, a constant inflow of physicians from northern states, and large hospital systems make Florida one of the most active physician mortgage states. Hurricane insurance requirements need to be reviewed early in the loan process.
Physician Mortgage New York
New York's physician borrowers cluster around the city's major academic medical centers and the suburban Westchester corridor. Co-op buildings often complicate physician loans because of board approval requirements, but condominium and single-family purchases work cleanly with the 0% down program. The Westchester market is strong for physicians commuting into the city.
Who Qualifies for a Physician Mortgage?
Physician mortgage loans aren't just for MDs. If you work in healthcare, there's a good chance you qualify. Zack works with:
- ✓Medical Doctors (MD)
- ✓Doctors of Osteopathic Medicine (DO)
- ✓Dentists (DDS / DMD)
- ✓Oral Surgeons
- ✓Orthodontists
- ✓Podiatrists (DPM)
- ✓Optometrists (OD)
- ✓Ophthalmologists
- ✓Veterinarians (DVM)
- ✓Pharmacists (PharmD)
- ✓Nurse Practitioners (NP / APRN)
- ✓Certified Registered Nurse Anesthetists (CRNA)
- ✓Physician Assistants (PA-C)
- ✓Clinical Psychologists (PsyD / PhD)
- ✓Chiropractors (DC)
- ✓Registered Nurses (RN) with advanced degrees
- ✓Fellows and Residents
- ✓Physicians within 90 days of start date
Don't see your title? Call Zack — many other healthcare professionals qualify depending on the lender.
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Buying an investment property after your primary home? DSCR loans require no income verification → Qualify on the rental property's cash flow instead of W-2s or tax returns.
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