A physician loan isn't a perk for being a doctor. It's a low-cash loan for doctors with big student loans and a new contract. Here's what's true and what isn't, checked against a program we reviewed in October 2026.
A physician loan lets a doctor, dentist or other eligible medical professional buy a primary home with little or no down payment, no mortgage insurance and gentler student loan math. It fits residents and new attendings with heavy student debt and a signed contract. If you can put 10% or more down, a conventional or jumbo loan is usually the better tool.
Program reviewed October 2026. Guidelines vary by lender. Reviewed by Jason Kim, NMLS #1680429. We work with physicians in every state we're licensed in, with Orange County as home base.
“The physician loan is a better deal because I'm a doctor.”
It's a different deal, not a better one. Every feature solves “I don't have the cash yet.”
The move: plenty of cash? Compare conventional or jumbo.
“I'll put 20% down on my physician loan.”
On the program we reviewed, the minimum loan-to-value is just over 90%. Put 10% or more down and you don't qualify on it.
The move: 10%+ down? Conventional or jumbo.
“My student loans won't count against me.”
Without your income-driven repayment paperwork, many underwriters count 1% of the balance as your payment. Residents: deferred loans can sometimes be left out, but only on your current training income.
The move: get your IDR statement first. Residents, run it both ways.
“I signed my contract, so I can buy before my first paycheck.”
True, with a catch: on the program we reviewed, the start date has to be within 150 days of closing.
The move: plan the purchase backward from your start date.
“Zero down means I don't need any cash.”
Above 95% financing, many files need three to six months of payments in the bank after closing.
The move: check reserves before you write an offer.
“My bank's app pre-approved me in ten minutes. I'm ready to offer.”
Physician loans are underwritten by hand: your contract, student loans and reserves. An app letter checks none of it.
The move: get your file reviewed before you offer.
Watch Myth or Math on our YouTube channel.
| Student loans, no IDR paperwork | $400,000 |
| Payment many underwriters count (1% of balance) | $4,000 a month |
| Income that payment uses up at a 45% debt limit | about $8,900 a month |
| Salary gone before you buy a single brick | about $107,000 a year |
Example for illustration only, not a quote. The fix is a document: your IDR statement showing your real payment.
We review your contract, student loans, assets and license before you write an offer, so your letter means something. Subject to underwriting approval.
Get My File ReviewedUsually not on the program we reviewed: its minimum loan-to-value is just over 90%. With 10% or more down, a conventional or jumbo loan is usually the better fit.
Yes, unless you document an income-driven payment. Without it, many underwriters count 1% of the balance. Residents on deferred loans can sometimes leave them out, but only when qualifying on current training income.
Often yes, on a signed contract. On the program we reviewed, the start date must be within 150 days of closing.
Typically MDs, DOs and dentists in active practice or training, and on some programs pharmacists, podiatrists and certain nurse anesthetists and nurse practitioners. Chiropractors are usually excluded. Ask before you assume.
Not by design. It's built to need less cash, not to cost less. Compare it side by side with conventional before you choose.
Guidelines shown reflect one program reviewed in October 2026 and vary by lender. Not a commitment to lend. All loans subject to underwriting approval. The Clear Close, a DBA of West Capital Lending, NMLS 1566096. Equal Housing Opportunity.
A physician loan covers the home you live in, never a rental. When the first rental comes, the DSCR calculator tells you in 30 seconds whether the rent carries the property. The affordability calculator sizes the primary home. Both run entirely in your browser.
4.96 out of 5 across 176 verified reviews · 171 five-star · updated Sep 2026
Jason took the time to understand my specific financial goals and risk tolerance and made appropriate suggestions. Knowledgeable, friendly and easy to work with.
Jason was very responsive with his communication via e-mail and phone calls. He was very knowledgeable and was willing to answer any and all questions that we had throughout the process.
Jason provides excellent customer service. He maintains daily contact with his clients and answers any and all questions in a very clear and concise manner. He walks the client through every step of the process.
Reviews verbatim from 171+ five-star reviews on Experience.com → · All loans subject to underwriting approval. Equal Housing Lender.
A 30-minute call covers your training stage, your contract, your student loans and whether a physician loan is actually the right tool. You leave with a clear path.
Get My File ReviewedNo obligation. Licensed in California and 40+ states.
Free 30-minute strategy call. No hard credit pull on the initial call. No obligation. If the numbers do not work for you, we will say so.
Equal Housing Opportunity. All loan programs subject to underwriting approval and standard eligibility requirements regardless of profession. See full licensing for disclosures.