Physician Home Loan Program
Find the Best Physician Loans in Texas for Your Home Purchase
Physician mortgage loans in Texas built for residents, fellows, attending physicians, dentists and eligible medical professionals. Qualify with options including up to 100% financing, no traditional mortgage insurance and employment-contract income qualification.
Soft review first. No credit pull to get a straight answer.
The real blockers
Why Doctors in Texas Get Turned Down for Traditional Home Loans
Almost every physician who walks in here was declined for one of these three. None of them say anything about whether you can afford the house.
Your student loans look like a payment you do not actually make.
Standard underwriting often assumes 1% of your outstanding balance as a monthly obligation. On $250,000 of medical school debt that is a phantom $2,500 a month sitting on your debt-to-income ratio, even while you are in an income-driven plan paying a fraction of it, or in deferment paying nothing.
What we do
We use your documented payment. Your income-driven statement, or your deferment letter if the loan is deferred past closing. The difference on a typical resident file is enough to move a decline into an approval.
You have a signed contract, and no pay stubs to prove it.
Conventional lenders usually want 30 days on the job and two recent pay stubs. If you are six weeks out from your fellowship end date with an attending offer in hand, you have the income but none of the documents that income normally arrives with.
What we do
Your signed employment contract or offer letter counts as income. Projected earnings can qualify you before your first paycheck clears, so you can close ahead of your start date and move in once rather than twice.
You have no down payment, because you were paying tuition, not saving.
Ten years of training does not leave a 20% down payment behind. And the workaround most lenders offer, a low down payment with mortgage insurance bolted on, quietly adds a few hundred dollars a month to a payment you are already stretching for.
What we do
Up to 100% financing, and no traditional mortgage insurance at any loan-to-value. Not a reduced premium. None. That is the single biggest monthly difference between this loan and the low-down-payment conventional you were probably offered.
Not sure which of the three is blocking you?
Send us the file. A loan officer reads it and tells you which line is the problem, and whether this program clears it.
Before you start
What you need before you start.
Same principle as rounds. Everything gathered up front, nothing surprising you at the end. Bring these and your loan officer can give you a real answer instead of a maybe.
Eligibility and documents
Eight items. Most doctors already have six of them.- A qualifying degree, MD, DO, DDS, DMD, or veterinary, or proof of residency or fellowship
- A credit score of 680 or above
- Steady income, or a signed employment contract with a clear start date
- Debt-to-income inside the limit, 45% maximum above 95% loan-to-value, 50% at or below 95%
- Basic paperwork, tax returns and recent bank statements
- A property that will be your primary residence
- A clean recent payment history, thin credit files are fine, late payments are the issue
- A budget and an area in mind, so we size the pre-approval to a real search
Who Qualifies for Physician Loans in Texas?
Physician loan eligibility typically includes physicians, medical residents, fellows, dentists and other qualifying medical professionals, depending on the specific loan program.If your designation is not listed, ask. Eligible degree lists vary by investor and we will tell you straight away whether yours is covered.
Closing before your start date
You do not have to wait for your first paycheck. With a signed contract we can work toward a closing that lands before day one, so you unpack once instead of renting for a year first.
What you can buy
Single-family homes and qualifying condos, as your primary residence. Purchase or rate-and-term refinance. Second homes, investment property and manufactured homes fall outside this program.
Applying with someone else
Bringing a co-borrower onto your loan.
A spouse, partner or family member can come onto the loan with you, and they do not need a medical degree. What they do need is finances that help rather than hurt, because theirs become part of the file too.
The rule that catches people out
Non-occupant co-borrowers are allowed, but their income cannot exceed 50% of total qualifying income. A parent who out-earns you cannot carry the loan for you. They can strengthen it.
Worth thinking about first
A co-borrower brings their credit and their debts with them. Adding someone with a thin score or a car loan and a balance-carrying card can weaken a file that would have been approved on your own. Ask your loan officer to run it both ways before anyone signs anything.
What lenders will look at
Six things, on them as well as on you.- Credit score and payment record, since both feed the final decision
- Existing debt, student loans included, counting toward your combined debt-to-income
- Income share, capped at 50% of qualifying income for a non-occupant
- Ownership rights, because a co-borrower shares title to the home
- Their documentation, tax returns and bank statements, same as yours
- Their relationship to you, which some programs ask to have on file
Side by side
Physician Loan vs. Conventional Mortgage in Texas
A physician loan may be a better fit when a doctor has limited savings, significant medical-school debt or a signed future employment contract. Conventional financing may be more cost-effective when the borrower already has a substantial down payment, established income documentation and strong conventional pricing.
| Featured | Physician home loan | Conventional loan |
|---|---|---|
| Down payment | As little as 0% | 3% to 20%, and the best pricing sits at 20% |
| Mortgage insurance | None at any loan-to-value | Required above 80% loan-to-value, and it comes out of your monthly payment |
| Student loans in your ratio | Your documented income-driven or deferred payment | Often 1% of the balance, whether or not you pay it |
| Proof of income | Signed contract or offer letter accepted before you start | Usually 30 days on the job and two recent pay stubs |
| Loan amount | Up to $2 million, fixed or adjustable | Conforming limit, then jumbo underwriting and a bigger down payment |
| Interest rate | Competitive, typically a small premium of roughly 0.125% to 0.375% | The lowest headline rate, if you can produce the down payment and the pay stubs |
How that trade usually nets out. On most files the mortgage insurance you are not paying is worth more each month than the small rate premium costs you, and the down payment you keep stays invested or stays liquid. Ask us to run both side by side on your actual numbers. If conventional wins on your file, we will tell you that.
Straight answer
When a Physician Loan Is and Isn't the Best Choice
No sales pitch. Read the right column honestly, because a loan that fits badly is expensive in a way that does not show up until year three.
It usually wins when
- You have strong income or a signed contract, and very little saved for a down payment
- Medical school debt is inflating your debt-to-income past what a conventional lender will accept
- You are closing before your start date and have no pay stubs yet
- You would rather keep your cash invested or liquid than sink it into a down payment
- You need more than the conforming limit but cannot meet jumbo down payment requirements
Look elsewhere when
- You already have 20% down and clean pay stubs, where conventional will price better
- You are buying an investment property or a second home, which this program does not cover
- There is a real chance you move within two or three years, since 100% financing leaves no equity cushion
- Your score is below 680 today, in which case fix that first and buy in a few months
- The only way the payment works is by borrowing the absolute maximum you are approved for
Decided it fits? Let us put a number on it.
A pre-approval sized to your contract and your real student loan payment, not to a formula. Usually back to you the same week.
How it runs
Four steps, one loan officer.
The same person from your first question to your closing table. No handoffs, no re-explaining your contract to somebody new.
A real conversation
Fifteen minutes on your contract, your loans and your timeline. You leave knowing whether this works.
Pre-approval
Documents in, a number out, in writing. Strong enough to put in front of a seller.
Underwriting
We handle the student loan documentation and the contract-based income. Most files clear in about 14 days.
Closing
Scheduled around your rotation and your start date, not around banking hours.
What working with us gets you
Why Medical Professionals Choose Our Physician Loan Program
No mortgage insurance
At any loan-to-value, on any term. It never appears in your payment.
Projected income counts
Your signed contract qualifies you before your first paycheck arrives.
Loans to $2 million
Room for the house you will still want in ten years.
Shorter term, faster equity
A lower rate and quicker equity build if the payment is comfortable.
Longer term, lower payment
Breathing room in the early attending years when cash is tight.
Fixed or adjustable
Steady for the long stay, lower to start if you expect to move.
Refinance later
Rate-and-term options as your income and your plans change.
One dedicated loan officer
The same name and number from question one to closing day.
Twenty-eight years of files
Including a lot that other lenders had already declined.
What Our Clients Say
Huge shoutout to the team at Dream Home Mortgage. Mr Hussein and his team are an absolute pleasure to work with. He and his staff are very kind, transparent, diligent and thorough with explaining reviewing all available loan options and...
Dream Home Mortgage went above and beyond to help us build and close our new home. Their team guided us through securing the best interest rate, maintaining the proper debt-to-income ratio, and provided non-stop communication among different parties. This comprehensive...
We had an exceptional experience working with Hussain and the entire team of Dream Home Mortgage. From start to finish they were incredibly supportive, responsive and approachable. No matter how many questions we had or how many times we asked...
I had a fantastic experience with the Dream Home mortgage services provided. The process was seamless from start to finish, and everything was clearly explained at each step. The team and specifically Mr. Hussein Panjwani was always available to answer...
Highly recommend working with DHM! They were easy to work with, readily available and addressed all of our concerns. They provided a calming experience and helped us with every step. Our home buying experience was less stressful only because of...
I has a wonderful experience buying a house with Dream Home Mortgage! Being a first time home buyer, they gave me great advice & helped me step by step throughout the entire process. I highly recommend this team to anyone...
Had an amazing experience working with Hussein and his team to purchase a home! Extremely professional and super quick to respond to make sure all the documents needed are ready to go. Hussein’s knowledge and eagerness to work to make...
“Hussein Panjwani and his team was the best thing that happened to us! Being Self-employed, they gave us the best options and we owe our dream home to them! Kudos to the most trustworthy mortgage advisor!”
“A big shout out to the Best Mortgage Advisor we came across! From pre-qualifying to stepping in our new house, they were there for everything! Our dream home wouldn’t have been possible without them!”
“Couldn’t be more grateful for the Best Mortgage Broker! They got us the best interest rates for our Credit score and we never thought our dream will come true with such ease!”
“As First Time Home Buyers, Dream Home Mortgage was a blessing for us! We had the best experience! Our mortgage consultant was extremely supportive and guided us all the way to make our dream come true!”
Questions doctors ask us.
Tell your loan officer the day it happens. In most cases a new signed contract with updated terms keeps the application moving, as long as it still meets program guidelines. The risk is not the job change, it is finding out about it late.
Both. Purchase and rate-and-term refinance on your primary residence are covered. If you want a lower rate or a different term as your income changes, we can walk through the options.
Single-family homes and qualifying condos both work. Manufactured homes, investment properties and second homes typically do not, since the program is written for primary residences.
Both are available. A fixed rate keeps the payment steady, which suits a long stay. An adjustable rate can start lower, which can suit you if there is a realistic chance you move or refinance inside the initial period. Your loan officer will price both.
We work toward approval in as little as 14 days from application. Complete documents on day one are what makes that timeline hold.
No traditional mortgage insurance, at any loan-to-value on this program. That is the structural difference from a low-down-payment conventional loan, and on most files it is worth more each month than the small rate premium costs.
Bring us the file everyone else said no to.
Tell us where you are, residency, fellowship, or first attending contract. We will tell you what you can borrow and what is standing in the way, before you spend a weekend at open houses.
Soft review first, no credit pull to get an answer. Straight talk either way.
Financing a practice or a medical office instead?
That is a different product with different underwriting.
Other programs doctors ask us about: Jumbo loans High debt-to-income Self-employed, no tax returns H-1B visa home loans Conventional loans
