Physician Mortgage Eligibility & Qualifying: A Doctor's Guide
Jessica Hegge
Before you compare programs or shop for a home, it helps to know whether you qualify and what lenders will look at. Physician mortgage eligibility is broader and more flexible than many doctors expect, but the details vary by lender and by your stage of training.
Dr. Home Finance is a research and matching service, not a lender. We connect doctors with banks that run physician mortgage programs so you can find one whose eligibility rules fit your degree, training stage, and income.
Which degrees qualify
Most physician mortgage programs are open to a range of medical professionals. Commonly eligible degrees include:
MD (Doctor of Medicine)
DO (Doctor of Osteopathic Medicine)
DDS and DMD (dentists)
DPM (podiatrists)
Some lenders extend programs further to DVM veterinarians, OD optometrists, pharmacists, certified registered nurse anesthetists, physician assistants, and other advanced professionals. Eligibility by profession differs significantly across lenders. Our guide to mortgages for dentists and other professionals covers how this varies. You can also browse the banks that offer physician programs to see which serve your profession.
Residents, fellows, and attendings
Your training stage shapes the terms a lender can offer:
Residents are often eligible, though some lenders cap the loan amount for residents given their training-level income. Programs designed for residents recognize that income will rise substantially.
Fellows are generally treated similarly to residents, sometimes with slightly higher limits depending on the lender.
Attendings typically access the fullest range of loan amounts because their income is established.
If you are moving between stages, for example finishing residency to start a fellowship or first attending job, timing matters. Our Match Day and relocation guide walks through buying around career transitions.
Qualifying on a signed employment contract
One of the most distinctive features of physician mortgage programs is the ability to qualify using a signed employment contract before you have received a single paycheck. Many lenders will let you close on a home with a start date that falls a defined number of days in the future, often around 60 to 90 days, though the exact window varies by lender.
This is enormously helpful for doctors relocating for a new position. Instead of waiting months to establish pay stubs, you can use your contract as proof of future income. The contract generally needs to be fully executed, with a clear start date and compensation. Confirm each lender's specific requirements when you compare programs.
Guaranteed salary vs RVU and productivity income
How your compensation is structured affects how lenders view it:
Guaranteed base salary is the most straightforward. A fixed annual salary in your contract is easy for an underwriter to use.
RVU or productivity-based income is variable, so lenders may be more cautious. Some will use a guaranteed minimum if your contract specifies one, while bonus or productivity income above the base may require a track record to count.
Hybrid contracts with a base plus productivity are common; the base is usually the reliable figure for qualifying early on.
If much of your expected income is productivity-based, talk through how a specific lender will treat it before you assume it counts. You can explore scenarios with our mortgage calculator and read the fundamentals in Physician Mortgage 101.
Other common requirements
Beyond degree and income, lenders generally consider your credit profile, debt-to-income ratio, and the property type. Physician programs are typically for primary residences, though some lenders allow second homes. Requirements differ by state and program, so reviewing options in your market, such as Texas or California, is a smart step.
Frequently asked questions
Can I qualify as a resident?
Many lenders offer physician programs to residents, sometimes with a loan amount cap reflecting training-level income. Programs vary, so compare a few.
Do I need pay stubs from my new job?
Often no. A defining feature of physician mortgages is qualifying on a signed employment contract before your start date, within the lender's allowed window.
Is productivity-based income a problem?
Not necessarily, but variable income may be treated more conservatively. A guaranteed base in your contract is the most reliable figure for qualifying.
Are non-physician professionals eligible?
Some programs include dentists, podiatrists, veterinarians, optometrists, and others. Eligibility by profession varies widely by lender.
Find a program that fits
The simplest way to confirm eligibility is to compare programs whose rules match your degree, training stage, and contract. Get matched with lenders that run physician mortgage programs.
Reviewed by Jessica Hegge, Partner at Dr. Home Finance. Dr. Home Finance is a research and matching service, not a lender or broker; all loan terms are provided by third-party lenders and subject to their approval. Equal Housing Opportunity.
