In short
A physician loan is a mortgage for doctors and other eligible medical professionals. It doesn't require mortgage insurance, can leave deferred or zero-payment student loans out of the math for residents and fellows, and lets you generally qualify on a signed contract or offer letter before your job starts.
Reviewed by Rick Ripma, NMLS #664589 · Last updated October 18, 2026
What makes a physician loan different for doctors?
A physician loan is built around how a medical career actually works. It doesn't require mortgage insurance. If you're in residency or fellowship, deferred or income-based student loans reporting a zero payment can be left out of your debt-to-income math. You can generally qualify on a signed contract or offer letter that starts up to 150 days after closing, with extra reserves set aside. And gifts from eligible donors can cover the down payment, closing costs, and reserves. Whether it beats a conventional or jumbo loan for you depends on your goals, which is exactly what I help you sort out.
Key takeaways
You've put in the years of training. Now you want a home, but student loans and a new contract can make a standard mortgage file look upside down. I'm Rick, and I help doctors, dentists, residents, and other medical professionals in Zionsville, IN sort out whether a physician loan is the right fit, or whether something else makes more sense. Let's look at your options.
Here's the Thing About Doctors and Mortgages
You trained for years. Your income is about to jump, or it already has. But on paper, a standard mortgage file can make you look worse than you are. Big student loan balances. A new job that hasn't started yet. Not much saved because you've been in school or residency.
Physician loans were built for exactly that picture. I help doctors, dentists, residents, and other medical professionals in Zionsville, IN and across Indiana and Kentucky figure out whether one makes sense, or whether another path fits better. Let me walk you through this.
Who Can Use a Physician Loan
At least one borrower whose income is used to qualify generally needs to hold one of these degrees or designations:
- Medical Doctor (MD) or Doctor of Osteopathy (DO), including ophthalmology and psychiatry
- Doctor of Dental Science or Surgery (DDS) or Doctor of Dental Medicine (DMD)
- Doctor of Pharmacy (PharmD)
- Doctor of Veterinary Medicine (DVM or VMD)
- Doctor of Podiatric Medicine (DPM)
- Certified Registered Nurse Anesthetist (CRNA with a DNAP or DNP)
- Nurse Practitioner (NP with an MSN or DNP)
- Residents, fellows, and interns who hold one of the degrees above
If you're on that list, or close to it, it's worth a conversation.
What Makes It Different
No mortgage insurance. This program doesn't require mortgage insurance, even when you're putting less down than a conventional loan would normally want before dropping it.
Student loans handled more realistically. If you're in residency or a clinical fellowship (or about to be) and qualifying on that income, student loans in deferment, forbearance, or on an income-based plan reporting a zero payment can be left out of your debt-to-income calculation entirely.
Close on your offer letter. You can generally qualify using a signed employment contract or offer letter with a start date up to 150 days after closing (60 days for contractor or 1099 agreements). You'll need extra reserves set aside to cover the months before your first paycheck.
Gift funds can do the heavy lifting. Gifts from eligible donors can cover your down payment, closing costs, and reserves, with no required contribution from your own savings.
Resident housing allowances can count. If your housing allowance is paid directly to you in cash and shows up on your contract or paystub, it can count as income even with less than a year of history.
Credit matters too. A 680 score is generally the starting point, but your full picture matters, and every file gets a full manual review by an underwriter.
Here's Why That Matters
Qualifying for a big number and being comfortable with that number are two different things. I've seen plenty of buyers stretch because a lender said yes. With a physician loan, you're often early in your career with a lot of moving pieces: loan repayment plans, a possible move after fellowship, maybe a practice buy-in down the road.
So the real question isn't just "Can I get approved?" It's "What are you trying to accomplish, and what fits your life for the next few years?"
How I Help You Decide
I use what I call the Track Position Strategy. It's simple:
- Learn what you're trying to accomplish. Staying long term? Planning to move after fellowship? Building toward a practice?
- Understand where you stand. Income, contract timing, student loans, savings, and credit.
- Compare the paths. A physician loan side by side with conventional, jumbo, and other options, with the trade-offs laid out plainly.
- Pick your next move. The one that fits, not just the one you qualify for.
Along the way I'll get you a fully underwritten pre-approval when it makes sense, talk directly with your real estate agent, send you weekly status updates, and keep an eye out for problems before they threaten your closing. You're busy. You shouldn't have to chase your loan officer.
About Your Rate
Your rate depends on your scenario and the day's market. Reach out and I'll price it for real.
Let's Talk
A mortgage is too important to guess. If you're a doctor, dentist, resident, or other eligible medical professional thinking about buying in Zionsville, IN, let's look at your options together. Need a mortgage? Start with Rick. It would be an honor to help.
This page is for general education only and is not an offer to lend or a commitment to approve. Program guidelines, eligibility, and requirements can change and depend on your full financial picture. Reach out to Rick to talk through your own situation.
Quick facts
- Who it's for
- Doctors, dentists, and other eligible medical professionals
- Mortgage insurance
- Not required
- Credit
- Generally 680+; your full picture matters
- Student loans
- Deferred or $0 IBR payments can be excluded for residents and fellows
- Employment
- Contract or offer letter starting up to 150 days after closing
- Gift funds
- Can cover down payment, closing costs, and reserves
Is this loan right for you?
Who it's for
- MDs and DOs, including residents, fellows, and interns
- Dentists (DDS or DMD), pharmacists (PharmD), veterinarians (DVM or VMD), and podiatrists (DPM)
- CRNAs with a DNAP or DNP and nurse practitioners with an MSN or DNP
- Medical professionals buying before a new contract starts
- Buyers who want to avoid mortgage insurance and use gift funds
Who it may not fit
- Buyers without one of the eligible degrees or designations
- Doctors with strong savings who may find a conventional or jumbo loan fits better
- Anyone tempted to stretch to the max just because they qualify
Pros and cons
Pros
- No mortgage insurance
- Deferred or zero-payment income-based student loans can be excluded for residents and fellows
- Generally qualify on a signed contract or offer letter before your start date
- Gifts can cover the down payment, closing costs, and reserves
- Resident housing allowances can count as income
Trade-offs to weigh
- Limited to specific degrees and designations
- Every file gets a full manual underwrite, so documentation matters
- Closing before your start date means setting aside extra reserves
- Putting less down means a larger loan balance to repay
Frequently asked questions
Which degrees qualify for a physician loan?
Generally MD, DO, DDS, DMD, PharmD, DVM or VMD, DPM, CRNAs with a DNAP or DNP, and nurse practitioners with an MSN or DNP. Residents, fellows, and interns holding one of those degrees can qualify too. If you're not sure, ask me and I'll check.
How are my student loans treated?
If you're in residency or a clinical fellowship (or about to be) and qualifying on that income, student loans in deferment, forbearance, or on an income-based plan reporting a zero payment can be excluded from your debt-to-income calculation. Outside of that, I'll look at how your actual payments fit.
Can I buy before my new job starts?
Generally yes. You can qualify using a signed employment contract or offer letter with a start date up to 150 days after closing, or 60 days for contractor or 1099 agreements. You'll need extra reserves to cover the months before your start date.
Do I have to pay mortgage insurance?
No. This program doesn't require mortgage insurance. That's one of the big reasons doctors look at it.
Can family help with my down payment?
Yes. Gifts from eligible donors can cover the down payment, closing costs, and reserves, with no required contribution from your own funds.
Is a physician loan always the right choice?
Not always. Depending on your savings, debts, and plans, a conventional or jumbo loan might fit better. Here's the thing: I'll lay them side by side so you can see the trade-offs and decide with confidence.
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Last updated October 18, 2026 · Reviewed by Rick Ripma, NMLS #664589. This page is educational and not a commitment to lend; program details change — ask for current figures.