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For physicians, dentists & residentsPhysician home loans in Orlando — a mortgage built around a medical career.
Standard underwriting punishes doctors: six figures of student debt, a short W-2 history, an employment contract that starts in July. Physician loans exist because none of that predicts default — and the medical corridor growing around Winter Garden and Horizon West is full of people who qualify without knowing it.
No SSN. No credit pull. Carl Mataushek, NMLS #1945717.
- Down payment
- 0–10%
- Mortgage insurance
- None
- Student loans
- IDR payment
- Proof of income
- Signed contract
- Who qualifies
- MD, DO, DDS, DMD
- Loan size
- Into jumbo
Tiered by loan size; the tiers differ at every bank.
The structural advantage — it is not priced back in as PMI.
Income-driven payments counted; deferred balances often excluded.
A future start date can stand in for pay stubs.
Some lenders add DVM, OD, PharmD, NP and PA.
Caps vary sharply — the main reason to compare.
Why doctors get their own loan program
A physician two months out of residency often looks terrible on paper: massive student loan balances, minimal savings after training, and no job history at the new attending salary. Standard debt-to-income math says no. Physician loan programs say yes — because lenders know how reliably medical incomes grow, they underwrite the career instead of the last two tax returns.
- Low or zero down payment without PMI — the headline benefit, and real money monthly.
- Student-loan-friendly DTI — income-driven payments counted, deferred loans often excluded.
- Contract-based approval — an offer letter with a future start date can stand in for pay stubs.
- Higher loan caps — many programs reach well into jumbo territory for attending-level purchases.
Where a doctor loan actually changes the answer — and where it does not.
| Physician loan | Conventional | Jumbo | |
|---|---|---|---|
| Down payment | 0–10% typical | 3–20% | 10–20%+ |
| Mortgage insurance | None at any tier | Until 20% equity | Usually none |
| Student loan debt | IDR payment, or excluded if deferred | Full payment counted | Full payment counted |
| Proof of employment | Signed contract, future start OK | 30 days of pay stubs | Pay stubs plus reserves |
| Cash reserves | Light | Moderate | Heavy — often 6–12 months |
| Where to get one | Bank portfolio products only | Effectively every lender | Most lenders, priced very differently |
Programme rules are set by each lender and change without notice. This is the shape of the trade-off, not a quote.
The catch: every bank's version is different
Physician loans are mostly bank portfolio products, and each bank has exactly one version — its own. Eligible degrees, years-out-of-training limits, loan caps, down-payment tiers and pricing all differ, sometimes dramatically. Walk into one bank and you get one answer.
What the process actually looks like
The order matters more than the paperwork. Most of the pain in a physician file comes from starting step three first.
-
Confirm the programme fits you
Day oneDegree, years out of training, and the price point you are shopping. Three questions decide whether a physician loan is even the right tool — sometimes a conventional loan wins and Carl will say so.
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Compare across lenders, not within one
Day one to twoBecause these are portfolio products, the spread between banks on the same borrower is wide. This is the step that is impossible to do yourself without making six phone calls.
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Full pre-approval, underwritten
Two to three daysNot a pre-qualification letter generated in ninety seconds. A real file, reviewed, so the letter holds when an agent pushes on it.
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Write the offer
In Windermere and Horizon West your letter is read carefully. A physician letter that shows an underwritten file competes with cash more often than people expect.
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Underwriting against the contract
Your employment contract carries the income. If your start date is months out, that is normal here rather than a problem to explain away.
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Close before your first shift
The entire point of contract-based approval: you move in, unpack, and start work from your own house rather than a rental.
Built for the Winter Garden & Horizon West medical corridor
West Orange County is one of the fastest-growing medical employment areas in Florida — new hospital campuses and the practices that follow them keep pulling physicians, residents and medical staff into Winter Garden, Windermere and Horizon West. If you're relocating for a position, the contract-based approval matters most: you can close on a home before your first shift. And at Windermere and Dr. Phillips price points, a physician program's jumbo reach often beats a conventional loan's terms outright — compare it against a standard jumbo loan and take the better fit.
Six ways doctors leave money on the table here
Every one of these is common, and every one of them is avoidable in a fifteen-minute conversation.
- 01
Calling one bank and stopping there
The single most expensive mistake on this page. One bank has one physician programme, and it is the only one they will ever show you — including when a different lender's version fits you far better. - 02
Waiting for the first pay stub
Contract-based approval exists precisely so you do not have to. Waiting costs you a buying season, and in a market like Horizon West that is a real number. - 03
Assuming student loans disqualify you
The balance is not what stops a file — the monthly payment is, and physician underwriting treats that payment differently. People self-reject over this constantly. - 04
Letting the listing agent choose the lender
Their preferred lender is chosen for the agent's convenience. It is rarely the lender with the strongest physician programme for your degree and stage. - 05
Never running the jumbo comparison
At Windermere and Dr. Phillips price points the physician programme usually wins — but not always. If nobody ran both, nobody actually knows. - 06
Missing the years-out-of-training window
Most programmes cap how far past training you can be. It is a real deadline, it is different at every lender, and it quietly closes.
Not a physician? Adjacent options exist
Some programs cover dentists, veterinarians, pharmacists and advanced-practice providers. If you're in healthcare but outside every physician program's list, you're not out of options — a low-down first-time buyer program or a well-structured conventional loan often lands close. The point is matching the program to the person, not forcing the person into a program.
What would a doctor loan payment look like?
Pick a down-payment tier — physician programs skip PMI at every one of them.
Estimated monthly payment
$4,808
principal + interest + taxes & insurance · no PMI
*PMI estimate uses a typical 0.6%/yr on a comparable low-down conventional loan — actual PMI varies by credit and program. All figures are illustrations, not offers or commitments to lend. Physician program caps and pricing differ by lender; that's the comparison Carl runs.
Physician / Doctor Loans — straight answers
Do physician loans really have no PMI with a low down payment?
Yes — that's the defining feature. Most physician programs allow low or even zero down payment without private mortgage insurance, because lenders treat physicians' earning trajectory as the offset. The trade-off varies by lender (rate, loan cap, eligible degrees), which is exactly why comparing several programs matters.
I'm a resident with heavy student debt. Can I qualify?
Often, yes. Physician programs typically treat student loans more favorably than standard underwriting — using income-driven repayment amounts or excluding deferred loans entirely — and many accept an employment contract with a future start date instead of pay stubs. Residents and fellows are usually eligible; the specifics vary by program.
Which professionals are eligible — is it only MDs?
MD and DO are universal. Dentists (DDS/DMD) are covered by most programs, and some extend to veterinarians, pharmacists, podiatrists, PAs and CRNAs. Every lender draws its list differently — tell Carl your credentials and he'll shortlist the programs that actually fit.
Do doctor loans work for higher-priced homes in Windermere or Dr. Phillips?
Yes — many physician programs lend well past the conforming limit, effectively acting as jumbo doctor loans, still with reduced down payments. Loan caps often step by down payment tier (e.g. more down unlocks a higher cap). This is where broker comparison pays off most, because caps and pricing spread widely between banks.
Can I use a physician loan for a second home or a rental?
Almost never. These programmes are built for a primary residence and the pricing assumes you live there. For a rental the honest answer is a DSCR loan, which qualifies on the property's own rent instead of your income — a different product with a different set of trade-offs.
How many years out of training can I be?
It varies by lender, and it is one of the real reasons to compare. Some programmes are generous well into an established career; others tighten sharply after residency or fellowship. It is a genuine deadline rather than a formality, so it is worth knowing where you sit before you start shopping.
Do these programmes cover dentists and other providers?
Frequently, yes. Dentists and oral surgeons are on most lists. Veterinarians, optometrists, pharmacists, nurse practitioners and physician assistants appear on some and not others — which is exactly the kind of difference that decides where your file should go.
Am I paying for the no-PMI benefit somewhere else?
Sometimes, and that is the question worth asking. A physician programme can carry slightly different pricing than a comparable conventional loan, so the right comparison is the whole cost side by side rather than the headline feature. Carl runs both and shows you the difference instead of selling the benefit.
I am still a resident. Is it too early?
Usually not. Residents are squarely inside most physician programmes, and buying during residency can make sense when the training period is long enough to outrun the transaction costs. If it does not make sense for your timeline, that is a straight answer worth having early rather than after you have started looking.
Let's see what you qualify for.
Tell Carl where you're at and he'll come back with what's actually possible — usually the same day.
- No SSN and no credit pull at this stage
- Carl calls or texts you back personally — usually same day
- 14 states licensed · NMLS #1945717
Prefer to talk first? (321) 229-8084
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