What is a physician mortgage loan?
A physician mortgage loan — also called a doctor loan or physician home loan — is a home loan program built specifically for medical professionals. It exists because standard mortgage underwriting was not designed for medical careers:
- Student loan debt that would sink a conventional debt-to-income ratio, even on a strong attending salary
- Little time to build savings after years of medical school, residency, and fellowship
- Income that jumps — from resident pay to attending pay, often in the same year you need to buy
- Relocation on a deadline — you need to close and move before a program or position starts
Physician programs are structured around that reality, so eligible doctors can buy a primary home in Florida on a timeline that matches their career — instead of renting for years while they "look conventional" on paper.
Who qualifies for a doctor loan in Florida?
At Liberty Federal Credit Union, the Physician Loan program is available to:
- Residents and fellows currently in training
- Newly established physicians starting their first attending role
- Established physicians already in practice
- Holding an MD, DO, DDS, DMD, DPM, or PharmD credential — optometrists and ophthalmologists are also eligible per program guidelines
The program covers purchases of a primary residence. Product offerings may vary by state or region, and all loans are subject to credit approval. If your credential or situation is not listed, ask anyway — there may be another program that fits.
Physician Loan at a glance — purchase
| Loan amount | Max LTV | Down payment | Min. credit score |
|---|---|---|---|
| Up to $1,000,000 | 100% | $0 | 680 |
| $1,000,001 – $1,500,000 | 95% | 5% | 680 |
| $1,500,001 – $3,000,000 | 90% | 10% | 680 |
- No PMI — at any tier, even with zero down
- Fixed 15 or 30 year, or 5/6, 7/6, 10/6 ARM (30-year term)
- Primary residence, purchase or no-cash-out refinance; owner-occupied
- Reserves: 3 months for loans under $1,000,000 (program guidelines apply over $1M)
- Eligible for the Extra Credit Discount — 0.125% off your rate with an LFCU checking account + autopay — and Purchase Plus
- AUS approval required; no income restrictions; seller concessions up to 3%
Starting residency or a new job? You qualify if you're in residency, set to begin residency within 90 days, or finishing residency/fellowship and under contract to work within 90 days of closing. Established physicians: licensed and employed by a hospital or physician group for 12+ months, or self-employed for 2+ years.
Why physicians borrow differently
Three problems a standard lender sees. Three things a physician specialist expects.
Student debt is normal here
Six figures of medical school debt does not make you a bad borrower — it makes you a doctor. Get a review based on your actual loans and payment status, not a generic calculator.
Training income counts
Resident and fellow income is evaluated the way it should be — in context of where your income is headed, not penalized for being early-career.
Relocating? That's the norm
Moving to Florida for residency, fellowship, or a new position is one of the most common scenarios handled. An employment contract or offer letter often works as income documentation.
Don't assume 20% down
The 20%-down rule is a conventional-loan convention. Ask what down-payment paths fit your credential, loan amount, and property before you delay buying to save it.
Built for brutal schedules
Sixty seconds on the form, then direct communication with your loan officer — no phone trees, no hand-offs, no chasing a call center.
One point of contact
You work directly with Justin Roth from first call to closing. Local decisions, straight answers, and a pre-qualification letter sellers take seriously.
Doctor loan vs. conventional mortgage
Not sure which route fits? This is the honest comparison — then get numbers for your file.
| Physician / Doctor Loan | Standard Conventional Loan | |
|---|---|---|
| Designed for | MD, DO, DDS, DMD, DPM, PharmD borrowers — plus optometrists & ophthalmologists — including residents & fellows | General borrowers with established income & savings history |
| Student loans | Reviewed in the context of a medical career — ask how yours will be counted | Typically counted with standard formulas that can inflate your ratios |
| Career stage | Residents, fellows, newly established & established physicians are eligible | Early-career income often reads as "thin file" to underwriting |
| Relocation / new job | Contract / offer-letter scenarios are common and expected | Often wants to see pay stubs from the new job first |
| Property | Primary residence purchase | Primary, second home, or investment (with different terms) |
Every file is different. The right move is a 10-minute review of your credential, timeline, and price range — start with the form or call (727) 415-9960.
Buying a home in Florida as a physician
Florida is one of the top relocation states for physicians: no state personal income tax, major hospital systems expanding across the Tampa Bay, Orlando, Jacksonville, and South Florida corridors, and year-round demand for physicians in growing suburbs. If you're matching into a Florida residency or fellowship, signing with a hospital system, or joining a private practice, line up your financing before you house-hunt — a pre-qualification based on your contract puts you ahead of other buyers and removes the biggest unknown from your move.
Areas served: Tampa, St. Petersburg, Clearwater, Palm Harbor, Tarpon Springs, Sarasota & Lakewood Ranch, Orlando, Jacksonville, Fort Myers, Naples, Miami, and physicians relocating anywhere in Florida.
Doctor construction loans — build your home on a physician loan
Don't want to buy someone else's house? Liberty's Construction – Physician program lets eligible doctors build a single-family primary home with the same physician advantages — including zero down up to $1M and no PMI.
| Loan amount | Max LTV | Down payment | Min. credit score | Reserves |
|---|---|---|---|---|
| Up to $1,000,000 | 100% | $0 | 680 | 3 months |
| $1,000,001 – $1,500,000 | 95% | 5% | 680 | 5% of cost to build |
| $1,500,001 – $3,000,000 | 90% | 10% | 680 | Program guidelines |
12-month build period
Your construction period runs up to 12 months and is not counted in your permanent loan term. Fixed 30, 20, or 15 year — or 5/6, 7/6, 10/6 ARM — once you convert.
Interest-only while you build
During construction you pay interest only on the amount actually drawn, at the same rate as your permanent financing — plus escrow if applicable. Funds release in stages as work is inspected and completed.
Float down at conversion
When the home is 100% complete, the loan converts immediately to permanent financing — with options for a rate float-down and/or loan balance modification at conversion.
No PMI + no pre-settle surprises
No PMI at any tier. No cash-out; purchase builds only, single-family, owner-occupied. Your builder must be on Liberty's Active Builder & Home Renovator List — ask me to check yours, or to get them activated (2+ years experience, license, insurance, good standing).
What you'll need
Full appraisal (LTV is based on the lesser of appraised value or cost to build), full title, plans & specs, a cost breakdown, and your builder contract with draw schedule.
Same physician eligibility
Residents, fellows, newly established and established physicians with an MD, DO, DDS, DMD, DPM, or PharmD — the same credentials as the purchase program.
Building in Florida on a physician construction loan? Pick "Build a home" on the form and I'll walk your numbers — land, build cost, reserves, and timeline — before you sign with a builder.
How it works
Built for schedules that don't have time for banker's hours.
Tell me your situation
Fill out the form — 60 seconds. Credential, contract status, timeline, price range. That's enough to start.
Get your game plan
I'll review and come back with your real options and numbers — usually within 24–48 hours.
Buy with confidence
Pre-qualification letter in hand, you shop knowing exactly where you stand — and close on your timeline.
Physician loan questions, answered
What is a physician mortgage loan?
A physician mortgage loan (doctor loan) is a home loan program designed for medical professionals. Standard underwriting can penalize doctors for student loan debt, limited early-career savings, and income that is about to rise sharply. Physician programs are structured around that reality.
Who qualifies for a doctor loan in Florida?
At Liberty FCU: residents, fellows, newly established, and established physicians with an MD, DO, DDS, DMD, DPM, or PharmD credential — plus optometrists and ophthalmologists. All loans subject to credit approval; offerings may vary by state or region.
Can a medical resident or fellow actually buy a house?
In many cases, yes — residents and fellows are specifically eligible for this program. Your training income, contract status, and timeline factor into the review.
I'm relocating for a new position. Can I buy before I start?
It's one of the most common scenarios handled. An employment contract or offer letter is commonly used as income documentation — talk to Justin before you sign so your closing lines up with your start date.
Do I need 20% down?
No — zero down up to $1,000,000 at 100% LTV, and no PMI at any tier. 95% LTV to $1.5M, 90% LTV to $3M. Minimum 680 credit score, AUS approval required.
How does student loan debt affect my application?
It's the #1 reason doctors get discouraged by standard lenders. How your loans are counted depends on the program and your payment status, so get a review based on your actual loans.
Can I use this for a second home or investment property?
No — this program is for primary residences only. Ask about other programs for second homes or investment properties in Florida.
Can I build a home with a physician loan?
Yes — the Construction – Physician program covers new single-family primary homes: 100% financing up to $1,000,000, 95% to $1.5M, 90% to $3M, no PMI, 12-month construction period with interest-only payments on amounts drawn, then automatic conversion to permanent financing with a float-down option. Your builder must be on Liberty's Active Builder list.
What credit score do I need for a doctor loan?
680 minimum on both the purchase and construction physician programs, with AUS (automated underwriting) approval and DTI per AUS findings.
How much can I borrow with zero down?
Up to $1,000,000 at 100% LTV on both the physician purchase loan and the physician construction loan — with no PMI. Above that: 95% LTV to $1.5M and 90% LTV to $3M (construction reserves: 3 months up to $1M, 5% of cost to build from $1M–$1.5M).
Why a credit union instead of a big bank?
Direct access to your loan officer, local underwriting decisions, and competitive rates without the big-bank runaround.
Justin Roth
Liberty Federal Credit Union | NMLS #470586
I work with physicians and medical professionals across Florida on home financing that actually fits medical careers — residents buying their first home, fellows relocating, and attendings buying with confidence.
📞 (727) 415-9960✉️ jroth@libertyfcu.org
Your schedule is brutal. This part isn't.
Sixty seconds on the form, and I'll take it from there — usually back to you within 24–48 hours.
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