You've invested heavily in your education and career. Your mortgage should reflect your earning potential, not just your current debt-to-income ratio.
Physician loans (Doctor Loans) offer zero to low down payments, exclude medical school debt from your DTI, and allow you to close before you even start your new job.
Physician mortgage loans (often called Doctor Loans) are special mortgage products created specifically for medical professionals. Lenders understand that doctors often exit medical school with significant student loan debt and minimal savings, but have exceptional future earning potential and very low default rates.
Because of this, lenders bend the traditional rules. These programs remove the hurdles that usually prevent new doctors from buying a home, allowing you to secure financing based on your trajectory, not just your current snapshot.
Most programs cater to medical doctors and dentists. Some lenders also extend these programs to veterinarians, podiatrists, and occasionally advanced practice nurses or PAs.
You can often close on your home up to 90 days before you start your new job, using your signed employment contract as proof of income.
If your student loans are in deferment or forbearance for a certain period (often 12 months), lenders will completely exclude them from your debt-to-income calculation.
Doctor loans are almost exclusively for primary residences. You typically cannot use these programs to buy investment properties or second homes.
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