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Physician and medical professional home loans

Everything a physician, dentist, veterinarian, pharmacist, CRNA or nurse practitioner needs to know about doctor loan programs in Arizona. Eligibility, leverage, student loan treatment, employment contracts, reserves and the rules that decide your file.

You are being told no by people reading the wrong rulebook.

Physician loan programs finance up to 100% of a primary residence with no mortgage insurance at any loan-to-value, and they let a qualifying borrower use future income from a fully executed employment contract instead of pay history. The designation list is wider than "doctor" and the rules that actually decide a file are narrower than the marketing.

Three things almost nobody tells you first.

There is a minimum loan-to-value of 90.01%, so a large down payment makes you ineligible rather than preferred. The student loan exclusion applies only during residency or clinical fellowship training, not afterwards. And moving from 100% to 95% financing raises the debt-to-income ceiling by five points, which for most attendings buys more house than the down payment costs.

Everything below is sourced.

Each article cites the guideline document and revision date behind every figure. Program terms change without notice, so confirm current eligibility on your own file before you plan around any of it.

Start here

Physician Home Loans in Scottsdale: How Doctors Buy With No Down Payment and No Mortgage Insurance

Physician loan programs finance up to 100% of a Scottsdale primary residence with no mortgage insurance at any loan-to-value, and they let you qualify on a signed employment contract before you have drawn a single paycheck. Here is who qualifies and where the limits actually sit.

Physician Home Loan FAQ: Straight Answers to the Thirty Questions Doctors Actually Ask

Every question a physician asks about doctor loans, answered from the guidelines rather than from marketing. Eligibility, leverage, student loans, contracts, reserves, credit, property rules and what the programs will not do.

Physician Loan or Conventional: Which One Is Actually Cheaper on Your File

No mortgage insurance sounds like the cheaper loan and frequently is not. There is also a rule most lenders never mention: the physician program has a minimum loan-to-value, so a borrower with 20% saved is not eligible for it at all.

Nine Ways Physicians Lose the House: Mistakes That Kill a Doctor Loan

Almost every physician loan that falls apart fails for one of nine reasons, and eight of them are visible weeks before closing. Here is the list, with the guideline behind each one.

By profession

Dentist Home Loans: How DDS and DMD Borrowers Buy Before the Practice Is Established

DDS and DMD are on the eligible designation list, but the student loan exclusion that carries medical residents usually does not apply to dentists. If you are paid on a 1099 as an associate, a second set of rules decides your file.

Veterinarian Home Loans: Why DVM Borrowers Qualify Under Physician Programs

DVM and VMD are named on the physician program designation list. The problem for veterinarians is never eligibility, it is the debt-to-income ceiling, and there is a specific structural trade that buys five points of it back.

Pharmacist Home Loans: What PharmD Borrowers Get and Where the Programs Stop

PharmD is named on the physician program designation list, which surprises most pharmacists and most loan officers. Here is what the program gives a pharmacist, and the two places it stops short.

CRNA and Nurse Practitioner Home Loans: The Designation Rules That Decide Your File

CRNAs and Nurse Practitioners are on the physician program designation list, but both carry a degree condition attached to the title. Your credential, not your job, decides whether you are eligible.

Home Loans for Lawyers, Engineers, Architects and CPAs: The Graduate Degree Programs Nobody Tells You About

Physician loan programs exclude most professionals. A separate graduate program finances up to 90% with no mortgage insurance for Masters and post-graduate degrees in law, engineering, architecture and accounting, and qualifies you on a signed contract.

Structuring the loan

Physician Loan Down Payment: What 0%, 5% and 10% Actually Cost You

Zero down is the headline and it is frequently the wrong choice. Moving from 100% to 95% financing raises the debt-to-income ceiling by five points and cuts the reserve requirement, and there is a floor below which the program will not take you at all.

Physician Loan Credit Scores: What 680, 700 and 720 Each Unlock

Two points of credit score can be worth five hundred thousand dollars of loan amount on a physician program. Here are the exact thresholds, the four year seasoning rule on derogatory events, and the inquiry rule that catches physicians who furnish a house before closing.

Physician Loan Reserves: The Requirement That Quietly Decides Your Price Range

Reserves are the requirement physicians discover last and plan for least. They scale with leverage, they scale with loan size, they scale with every other property you own, and closing before a start date adds a month for every month you are early.

Physician Jumbo Loans to $2,000,000: Where the Leverage Stops and Why

A physician can borrow two million dollars with nothing down, at a 720 score, on a one unit primary residence. Above that the program ends. Here is the full ceiling, the adjustable structure that reaches it differently, and the acreage rule that catches north Scottsdale buyers.

Income, contracts and timing

Medical Residents and Fellows: How Student Loan Payments Are Excluded From Your Mortgage Qualification

A resident with $300,000 in student debt can be approved because physician programs exclude deferred, forbearance and income-based repayment student loan payments from the ratio, but only while you are in residency or a clinical fellowship. Here are the exact conditions.

Buying Before Your Start Date: The Contract and Reserve Rules for Physicians

You can close on a house before you have earned a dollar at the new job. The contract has to say five specific things, the start date has a hard outside limit, and every month between closing and day one costs you a month of reserves.

1099 and Locum Tenens Physicians: Qualifying When You Are Paid as a Contractor

Contractor physicians run under a separate rule set with a 60 day start date window, a required no-expenses confirmation, and one line that moves you out of the physician program entirely if you filed 1099 income last year.

The Second-Year Attending: What Changes When Your Contract Income Becomes History

In year one your income is a contract and your student loans may be invisible. In year two the contract is a tax return and the student loan payment is real. Most physicians buy at the top of year one and discover the difference in year three.

Buying by city

Physician Loans in the Phoenix Metro: Pick the Campus, Then the Neighborhood, Then the Loan

A metro level map for physicians relocating to the Valley: which health systems sit where, what housing costs near each one, and which loan rules the distance and the price point trigger. City by city guides link out from here.

Physician Home Loans in Mesa: What Banner Desert and Baywood Doctors Should Know Before They Buy

Mesa is where an East Valley physician's money goes furthest, which changes what actually limits the loan. It stops being the price and starts being the student loan payment. Here is how the programs work against Mesa prices and Mesa housing stock.

Physician Home Loans in Gilbert: New Construction, HOA Dues and the Contract Clock

Gilbert is master-planned, heavily HOA'd and full of new construction, and all three of those collide with how a physician loan is underwritten. The builder's timeline and the program's 150 day window are the collision that costs people the house.

Physician Home Loans in Chandler: Dual-Income Households and the Co-Borrower Rule

Chandler physicians are frequently married to engineers, and that second income is governed by a rule most people never read: a non-occupant co-borrower's contribution is capped, and RSU income has its own history requirement. Here is how a two-income Chandler file is actually built.

Physician Home Loans in Tempe: Why the Condo Is the Problem, Not the Doctor

Tempe is dense, attached and heavily rented, and that combination breaks more physician loans here than any borrower issue does. The project fails, not the file. Here is how to know before you write the offer.

Refinancing and property types

Refinancing a Physician Loan: When to Leave It Alone and When to Move

Physician programs are purchase and rate-and-term only, so the loan that got you in cannot hand you cash later. There is also a recast option most physicians never hear about, which solves the signing bonus problem without a refinance at all.

Non-Warrantable Condo Financing in Scottsdale: Why the Building Gets Declined and How the Loan Still Closes

When a Scottsdale condo is declined, it is usually the project that failed, not the buyer. Commercial space share, investor concentration and pending litigation are the usual causes, and a non-warrantable program can finance all three.

Run the numbers yourself

Cash-Out Refinance Calculator

Enter every loan on the home and every debt to pay off. Returns the blended rate you carry today, the new loan amount and loan-to-value, and a new payment priced at the latest Freddie Mac survey average, refreshed daily and shown dated.

Rate Buydown Calculator

Compares 3-2-1, 2-1 and 1-1 temporary buydowns against a 30-year fixed and a permanent buydown funded with the same seller concession, and shows the month one passes the other.

Mortgage Calculator

Payment, taxes, insurance and mortgage insurance on a straightforward purchase.

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Tell me where you are in training or practice and I will tell you which structure fits your file, what it needs, and what it does not. No credit pull to have the conversation.

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Ricky Khamis is President of EPiQ Lending and a Certified Mortgage Planner, NMLS #173141, originating mortgages since 1999. EPiQ Lending is NMLS #1936984, at 7975 N. Hayden Road, Suite A-101 in Scottsdale. Verify all of it before you trust any of it: the EPiQ Lending profile, the Scottsdale branch, and the license itself at NMLS Consumer Access.

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