San Antonio's Physician
Loan Specialist
A physician loan is built around your career, not your last two pay stubs. Low or no down payment, favorable student loan treatment, and the ability to close before your start date.
A Mortgage Built Around Your Career Path
Physician loan programs exist because doctors and dentists don't fit the standard mortgage box — high future earnings, significant student debt, and a nontraditional employment timeline.
Many physician loan programs allow as little as 0% down, and rarely more than 10–15%, even on larger loan amounts.
Unlike conventional loans under 20% down, physician loans typically waive monthly mortgage insurance entirely.
Deferred and income-driven repayment student loans are often calculated more favorably than standard debt-to-income guidelines.
Close using a signed employment or offer letter before your start date — no need to wait on pay stubs.
Jumbo loan amounts are available without jumbo-level down payment requirements.
Newer credit files and limited traditional credit are commonly accommodated for residents and fellows just starting out.
Physician Loan vs Conventional: The Real Differences
On a $450,000 home. The difference shows up in your down payment and your DTI.
| Item | Physician Loan | Conventional (5% down) |
|---|---|---|
| Down Payment | $0–$45,000 (0–10%) | $22,500 |
| Monthly PMI / MI | None | ~$225/mo |
| Student Loan Treatment | IBR / deferred often reduced | Full payment or 1% of balance |
| Employment Start | Contract accepted pre-start | Pay stubs required |
| Credit History | Flexible / thin file OK | Established history typical |
| Property Type | Primary residence | Primary, second home, investment |
* Example figures. Actual rates, payments, and terms vary by lender, program, credit profile, and loan amount.
Who Qualifies for a Physician Loan?
Physician loan eligibility is based on your profession and employment contract, not just your current pay history. The following groups are generally eligible, though specific program requirements vary by lender.
Get My Physician Loan Guide
Everything a physician, resident, fellow, or dentist needs to know before buying in San Antonio — program comparisons, student loan treatment, and how to close before your start date.
- ✓Physician loan program comparison
- ✓How student loan debt is calculated
- ✓Closing on a contract before your start date
- ✓What documents you'll need to get pre-approved
How the Physician Loan Process Works
From application to keys — a clear, 6-step walkthrough.
Get Pre-Approved
Submit your application along with your signed employment or training contract. I review your specific program terms and issue a pre-approval within 1–3 business days.
Find Your Home
Shop with confidence knowing your pre-approval already accounts for your student loans and upcoming start date.
Make an Offer
Your pre-approval letter shows sellers you're a serious, qualified buyer — even before your first paycheck from your new position.
Appraisal
A licensed appraiser confirms the home's value. Typically takes 7–14 days depending on the market.
Underwriting
Your file is reviewed against physician loan program guidelines, including your contract terms and student loan repayment status.
Close & Get Your Keys
Close on schedule — even if that's before your official start date. Typical timeline from offer to closing: 30–45 days.
Common Physician Loan Questions
A physician loan is a specialty mortgage program built around the unique financial profile of doctors and dentists — high future earning potential, significant student loan debt, and often a short or nontraditional employment history. Unlike conventional loans, physician loans typically allow low or no down payment without requiring monthly mortgage insurance, and they treat student loan debt and new employment contracts more favorably during underwriting.
Many physician loan programs offer 0% down for qualified borrowers, and most cap it well below the 20% conventional loans typically require to avoid mortgage insurance. Your exact down payment depends on loan amount, credit profile, and the specific program — we'll review your options during pre-approval.
Physician loan programs generally use a more favorable calculation for student loan debt than conventional guidelines — for example, using your actual income-driven repayment amount instead of a flat percentage of your total balance, or excluding loans in deferment. This is one of the biggest advantages over conventional financing for doctors carrying significant student debt.
Yes. One of the defining features of physician loans is the ability to close using a signed employment contract or offer letter, even before your start date and before you've received your first paycheck. This is especially useful for residents and fellows transitioning into a new position or attending role.
No. Physician loan programs are generally available to attending physicians, medical residents, and fellows currently in training, as long as you have a signed contract confirming your position and start date.
Yes. Most physician loan programs extend to dentists (DDS/DMD) in addition to MDs and DOs. If you're a new dental school graduate entering practice, your situation is very similar to a medical resident's and is handled the same way.
Ready to Use Your Physician Loan Benefit?
A 10-minute call is all it takes to confirm your eligibility and walk through your options. No obligation, no pressure.