Doctor & Physician Mortgage Loans in Texas
Medical professionals can have strong earning potential while still carrying large student-loan balances, limited savings early in their careers, or a new employment contract that has not started yet. Selected Doctor Loan programs are built around those realities, with eligible options that can offer high-LTV financing, no mortgage insurance, and specialized income and student-loan treatment.
A traditional mortgage does not always reflect a medical professional's financial trajectory.
Doctor mortgage programs are designed for eligible medical professionals whose current financial profile may look different from their longer-term earning capacity. The goal is not to ignore debt or underwriting; it is to apply a program built for the realities of medical education, residency, fellowship and early-career employment.
High-LTV financing
Selected current Doctor Loan options may permit financing up to 100% LTV on an eligible transaction. That can mean no required down payment toward the purchase price, although closing costs, prepaids and required reserves can still apply.
No mortgage insurance
Current Doctor Loan variants in the reviewed program set do not require mortgage insurance, including eligible high-LTV transactions.
Future employment can work
Depending on the selected program, an eligible medical professional may be able to qualify using a fully executed employment contract or offer letter when the job begins after closing, subject to start-date, reserve and verification requirements.
Doctor loans can extend beyond MDs and DOs.
Eligible professional designations vary by the selected Doctor Loan program. At least one borrower generally must hold an eligible designation and qualify using income from that medical profession.
Physicians & specialists
- Medical Doctor (MD)
- Doctor of Osteopathic Medicine (DO)
- Ophthalmology and psychiatry physicians
- Doctor of Podiatric Medicine (DPM)
- Medical residents, fellows and interns in eligible designations
Dental, pharmacy & veterinary
- DDS and DMD
- Doctor of Pharmacy (PharmD)
- Doctor of Veterinary Medicine (DVM/VMD)
- Doctor of Optometry (OD) on selected variants
Additional medical professionals
- Physician Assistant / Associate (PA) on selected variants
- Nurse Practitioner (NP) on selected variants
- Certified Registered Nurse Anesthetist (CRNA) on selected variants
- RN, Clinical Nurse Specialist and Chiropractor on selected variants
Residency, fellowship and a new employment contract do not automatically mean you have to wait.
Some of the most useful Doctor Loan rules are designed around borrowers who are still in training or have accepted a medical position that begins after the mortgage closes.
Special student-loan treatment
For an eligible resident or fellow qualifying with residency or fellowship income, student loans in deferment, forbearance, or reporting a $0 payment under an eligible income-driven repayment plan may be excluded from DTI under the reviewed Doctor Loan programs.
Qualify from a contract or offer letter
Selected programs may use future eligible medical income when the executed contract or offer confirms the position, start date and compensation. Depending on the program, the start date may be as late as 150 or 180 days after the note date.
Guaranteed contract pay can matter
Selected Doctor Loan variants can consider minimum guaranteed 1099 or contractor compensation with less than a 12-month history when detailed contract and expense requirements are met.
There is more than one Doctor Loan structure.
The reviewed lender set includes multiple Doctor Loan variants with different credit, LTV, loan amount, occupancy and borrower requirements. That is why the right question is not simply “Do you offer doctor loans?” but “Which doctor loan fits this file?”
Guarantee Mortgage can compare the eligible structures against a conventional or jumbo mortgage rather than assuming the specialty program is automatically the best choice.
The specialty program is useful only when the complete loan is better for your scenario.
A Doctor Loan can solve specific qualification or liquidity problems, but a conventional or jumbo mortgage may still produce the better overall structure for a borrower who has the down payment, favorable conventional qualification and a competitive mortgage-insurance or no-MI option.
| Feature | Doctor Loan | Conventional / Jumbo |
|---|---|---|
| Down payment | Selected variants may allow up to 100% LTV. | Depends on program, loan amount, occupancy and borrower profile. |
| Mortgage insurance | No mortgage insurance under the reviewed Doctor Loan variants. | May apply on conventional financing above applicable LTV thresholds; jumbo treatment varies by investor. |
| Student loans | Special exclusion rules can apply for eligible residents and fellows. | Standard agency or investor student-loan rules generally apply. |
| Future employment | Medical-professional contract income can receive specialized treatment. | Future-income rules depend on the conventional or jumbo program. |
| Underwriting | Reviewed Doctor Loan options are manually underwritten. | May use automated or investor-specific underwriting depending on the program. |
High leverage does not mean loose underwriting.
Doctor Loans remain fully underwritten mortgage transactions. The lender reviews credit, income, assets, housing history, the property and the borrower's ability to repay.
Common transaction restrictions
- Purchase and eligible rate-and-term refinance transactions only under the reviewed variants
- Cash-out refinancing is not available under these Doctor Loan structures
- Texas 50(a)(6) home-equity transactions are ineligible
- Construction-to-permanent financing is ineligible
- Appraisal waivers are not available under the reviewed programs
Property and occupancy matter
- Primary residences are the core eligible occupancy
- One reviewed variant also permits an eligible second home
- Investment properties are not eligible
- Non-warrantable condos, manufactured homes and mixed-use properties are generally ineligible
- Secondary valuation requirements apply in addition to the initial appraisal
Tell us your profession, contract status, student-loan situation and target purchase price.
We can determine which current Doctor Loan structures fit, compare them with conventional or jumbo alternatives, and show you the payment, cash-to-close and reserve differences before you choose a path.
Texas Doctor Loan FAQs
What is a Doctor Loan or physician mortgage?
A Doctor Loan is a non-agency mortgage program designed for eligible medical professionals. Depending on the selected program, it may provide high-LTV financing, no mortgage insurance, specialized student-loan treatment and flexible future-income qualification.
Can a doctor buy a home in Texas with no down payment?
Potentially. Selected current Doctor Loan options may permit up to 100% LTV on an eligible purchase transaction. That can eliminate a required down payment toward the purchase price, but closing costs, prepaid items and required reserves may still create cash-to-close requirements.
Do Doctor Loans require PMI or mortgage insurance?
The Doctor Loan variants reviewed for this page do not require mortgage insurance, including eligible high-LTV transactions.
Can medical residents and fellows qualify?
Yes, eligible residents, fellows and interns can qualify under selected Doctor Loan programs when the applicable degree, employment, income and other underwriting requirements are met.
How are student loans treated on a Doctor Loan?
For an eligible resident or fellow who is qualifying with residency or fellowship income, student loans in deferment, forbearance, or reporting a $0 payment under an eligible income-driven repayment plan may be excluded from DTI. Otherwise, the selected program's required student-loan payment calculation applies.
Can I qualify before I start my new doctor job?
Potentially. Selected Doctor Loan programs permit future eligible medical income from a fully executed contract or offer letter. Program requirements include the position, start date, rate of pay, verification and sufficient reserves. Depending on the selected variant, the employment start date may be as late as 150 or 180 days after the note date.
Are Doctor Loans only for MDs and DOs?
No. Depending on the selected program, eligible designations can include dentists, pharmacists, veterinarians, podiatrists, optometrists, physician assistants, nurse practitioners, CRNAs and certain other medical professionals. Eligibility varies by program and must be confirmed for the specific borrower.
Can I refinance with a Doctor Loan?
Eligible rate-and-term refinances are available under the reviewed Doctor Loan variants. Cash-out refinancing is not permitted under these structures.
What are today's Doctor Loan mortgage rates?
Doctor Loan pricing changes with the market and the borrower's specific credit, LTV, loan amount, property and transaction. For current scenario-based pricing, visit our mortgage rates page or ask us to price the file directly.
A Doctor Loan should earn its place in the comparison.
We can compare the specialty program with eligible conventional and jumbo alternatives so you can see whether preserving cash, avoiding mortgage insurance or using the Doctor Loan's income and student-debt rules actually improves the transaction.
Guarantee Mortgage, LLC | Company NMLS #279696 | Equal Housing Opportunity. For informational purposes only. This is not a commitment to lend or extend credit. All loans are subject to credit approval, manual underwriting where required, income and asset verification, property review, appraisal and secondary valuation when applicable, lender and program eligibility, and current guidelines. Rates, terms, costs, loan amounts, LTV limits, eligible professions and program availability are subject to change without notice. Additional restrictions may apply. Examples and maximums shown are not terms available to every borrower.
