Before You Apply
Applying for a physician mortgage is a straightforward process, but preparation matters. The more organized you are, the faster your lender can move you through underwriting. Here's exactly what you need to have ready.
Financial Documents
Required Financial Records
Last 2 years of tax returns (personal and business, if applicable)
Last 2-3 months of pay stubs showing year-to-date income
Recent bank statements (last 2 months for all checking and savings accounts)
Investment account statements (if you have a brokerage or 401k that could be used as reserves)
Employment contract or offer letter signed by both parties
Student Loan & Debt Information
Loan Documentation
Student loan loan statements from all federal and private loans showing balance and monthly payment
Proof of repayment plan if on income-driven repayment (REPAYE, PAYE, IBR, SAVE)
Credit card statements (last 2 months) for all active accounts
Auto loan statements if you have car payments
Any other debt agreements (personal loans, lines of credit)
Credit & Identity
Credit Preparation
Check your credit score — aim for 680+ (some programs accept 640+)
Pull your credit report from annualcreditreport.com and dispute any errors
Government ID (driver's license or passport)
Social Security Number (for credit authorization)
Employment & Professional
Career Documentation
Signed employment contract with start date, salary, and duration clearly stated
Medical license or verification of license in good standing
Board certification documents (if applicable)
Current CV or resume showing your training and qualifications
Property Information
Home Details
Purchase agreement or pre-approval request with property address
Appraisal or pre-appraisal estimate (required later, but helpful to have)
List of planned down payment source (savings, gift, inheritance)
Credit Score Tips
Your credit score is one of the first things a lender reviews. Here's how to optimize it:
- Pay everything on time: Even one late payment in the last 6 months can hurt approval odds.
- Lower your credit utilization: Keep credit card balances below 30% of your limits. Paying cards down before applying helps more than you'd think.
- Don't close old accounts: Keep unused cards open; closing them can lower your available credit and hurt your score.
- Avoid new credit: Don't apply for new credit cards or loans in the 3-6 months before applying for a mortgage — each inquiry can ding your score.
- Dispute errors: If your credit report has inaccuracies, get them corrected before applying.
Employment Contract Timing
Resident or Fellow: You can typically apply 6-12 months before your start date with a signed contract. This gives you pre-approval before your first day.
Current Attendings: With 2+ years of tax returns, you can apply anytime. No contract needed — your W-2s and tax returns are sufficient.
Job Changers: Switching from one attending position to another? You'll likely need a signed contract for the new role, but your current income may also qualify you.
Student Loan Specifics
Since physician loans handle student debt differently than conventional mortgages, be precise about your loans:
- Account for all loans: Both federal and private student loans must be listed, including Parent PLUS loans if you're responsible for them.
- Know your repayment plan: If on REPAYE, PAYE, IBR, or SAVE, have documentation showing your current payment.
- Deferment/forbearance: If your loans are deferred or in forbearance, mention this — some physician loan programs count $0 in this scenario.
- Consolidation timing: Avoid consolidating loans right before applying, as new consolidation can temporarily lower your credit score.
Down Payment Planning
You may not need as much as you think. Physician loans often allow 0-5% down, so don't delay your application waiting to save a 20% down payment. If you have $50,000-$100,000 saved, you may already be ready.
Be prepared to explain the source of your down payment — lenders want to verify it's genuinely available (not borrowed, which would add to your debt).
Final Checklist Summary
- 2 years tax returns + recent pay stubs
- 2-3 months bank and investment statements
- Signed employment contract
- All student loan statements and repayment plan details
- Credit report (from annualcreditreport.com) and credit score
- All credit card and debt statements
- Driver's license or passport
- Medical license verification
- Property details or purchase agreement (if you have one)
Once you have this together, you're ready to reach out to a physician loan specialist. The application itself typically takes 1-2 weeks from submission to pre-approval, assuming all documentation is clean and complete.