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Physician Loan Orlando: Home Mortgages for Doctors, Dentists, Residents and Fellows

You matched. You signed the contract. Then a lender looked at $200,000 in student loans and a start date months away, and said no.

That is the wrong chart to read. A physician loan in Orlando is built around the career ahead, not the pay stub in hand.

A physician loan is a home mortgage for doctors, dentists, residents and fellows. It allows little or no down payment and no monthly mortgage insurance, counts a signed employment contract as income, and can close before the job starts. It is for a primary residence only.

Bruce Woodburn, The Loan Arranger, and the Woodburn Team read that contract first, so the answer is known before the house hunt starts. Call 407-869-8830 for a second opinion.

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What an Orlando Physician Loan Actually Is (And What It Isn't)

A physician loan is a specialty home loan designed specifically for licensed medical professionals—not a government program, and not a grant. Direct lenders underwrite these loans to custom guidelines, allowing for little-to-no down payment, zero mortgage insurance, flexible student loan debt calculations, and approval using a signed employment contract in place of pay stubs (primary residences only).

1. Zero Down & No PMI
Standard conventional loans require private mortgage insurance (PMI) if you put down less than 20%—an extra monthly fee that protects the lender, not you. Physician financing eliminates PMI entirely, saving you several hundred dollars a month on a Central Florida home purchase.

2. Doctor-Specific Debt
Standard underwriting assigns a percentage of your total student loan balance as a phantom monthly payment, wrecking a resident’s debt-to-income (DTI) ratio before the house even enters the math. Physician guidelines evaluate actual income-driven repayment (IDR) amounts or deferred balances fairly.

3. Employment Contracts
You can arrange financing to close up to 60 days before your official employment start date. Match in March, close in June, start in July, and sleep in your own home the night before orientation.

4. Purchasing Power
Secure loan amounts up to $2 million with 30-year fixed or flexible adjustable-rate terms (exclusive to primary residences).

[Embed Bruce’s Overview Video]

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Who Qualifies for a Physician Loan in Orlando?

Doctors and dentists qualify for a physician loan at any career stage, from residents and fellows to attending physicians. The qualifying degrees are:

Qualifying Medical and Dental Degrees

MD
Doctor of Medicine
DO
Doctor of Osteopathic Medicine
DDS
Doctor of Dental Surgery
DMD
Doctor of Dental Medicine

Other medical degrees may be eligible.

Residents, Fellows & Incoming Attendings

Doctors in training or starting a new position qualify with a signed training contract, fellowship agreement or employment offer letter.

Out-of-State Doctors Relocating to Florida

Doctors moving to Central Florida qualify too, including those still finalizing a Florida license or hospital privileges.

Other Medical Professionals Who May Qualify

Some physician loan guidelines also accept these degrees and licenses. Eligibility depends on the specific loan.

DVM
Doctor of Veterinary Medicine
PharmD
Doctor of Pharmacy
DPM
Doctor of Podiatric Medicine
CRNA
Certified Registered Nurse Anesthetist
PA
Physician Assistant
NP
Nurse Practitioner
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Not sure where your contract or credential lands?

Send the team your offer letter or training contract, and we’ll tell you which physician loan guidelines apply to your situation.

 

Check eligibility

 

Call 407-869-8830 or 407-250-9144 for after hours and weekends

 

Physician Loan vs. Conventional vs. FHA: Key Differences

Physician home loan Conventional, 5% down FHA
Down payment As little as 0% 5% typical 3.5% typical
Mortgage insurance Not required* Required until 20% equity Required, often for the life of the loan
Student loan treatment Flexible for residents and fellows Often a percentage of balance counted monthly Payment or percentage of balance counted
Proof of income Signed employment contract accepted Pay stubs and W-2s, or a non-contingent offer letter Pay stubs and W-2s, or a non-revocable employment contract
Start date timing Can close up to 60 days before day one Offer letter accepted if the job starts within 90 days of closing; reserves required Offer letter accepted if the job starts within 60 days of closing; reserves required
Loan amount Up to $2 million Agency limits apply County limits apply
Occupancy Primary residence only Primary residence at 5%; more down for second homes and investment Primary residence only

*Program parameters, not an offer. All loans subject to underwriting approval; certain restrictions apply.

See all three options priced on your Central Florida purchase.

Bruce Woodburn’s team lays a physician loan next to conventional and FHA using your contract, your student loans and the home you want, so the right choice is a number, not a guess.

Get pre-approved

Home Loans for Doctors: Which One Fits Your Career Stage?

Residents and fellows with a signed training contract

A physician loan is the fit. Start with the contract review below.

Review your contract

Incoming attendings starting within 60 days

A physician loan is the fit, and the time to start is now. The calendar is the constraint, not the credit.

Call 407-869-8830

Practice owners and 1099 physicians, two-plus years self-employed

Bank statement financing is often the stronger fit.

Established physicians buying above $2 million, or buying a rental

A jumbo loan covers the larger purchase, and a DSCR loan covers the rental.

Two people reviewing paperwork at a desk

Doctors building a new home near Lake Nona, Horizon West or Winter Garden

A construction-to-permanent loan finances the build and the finished home with one closing.

Relocating Doctors: Three Florida Issues Cleared Before the Offer

Insurance, quoted before the offer.

Florida homeowners insurance premiums are high enough to move your monthly payment and your debt-to-income ratio. We have the home quoted up front, with roof age one of the biggest factors, instead of finding the number two weeks from closing.

Residential street lined with palm trees and multi-story houses with porches, balconies and metal and tile roofs under a clear sky

The condo’s paperwork, checked in-house.

Florida’s milestone inspection and reserve requirements mean some condo buildings finance easily and some don’t finance at all. Our Condo Underwriting Department checks a building’s status before you write an offer, not weeks into the loan.

Neighborhood costs, compared side by side.

The same physician loan carries a different monthly payment depending on where you buy, because property taxes, HOA fees and CDD fees change from one area to the next. We run the payment for each neighborhood you’re weighing.

Common choices for a physician loan in Winter Park, Lake Nona and Tampa:

Winter Park

Near AdventHealth and Orlando Health

Laureate Park

Near Lake Nona Medical City

Tampa

Near Tampa General, USF Health and Moffitt

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Physician Loan Process in Central Florida: Contract to Closing

  1. Start with a contract-and-calendar call.

    Send over the employment agreement, call, or apply online. The first conversation is about your start date and training timeline, because those set every other date in the transaction.

    Call 407-869-8830Apply online

    After hours and weekends: 407-250-9144

  2. Map the student loans before they map you.

    We pull your servicer statements and deferment or income-driven repayment documentation and confirm exactly how each balance will be counted. Most doctors have been quoted a monthly figure that has nothing to do with what they actually owe. This step alone often changes the price range.

  3. Get pre-approved — fully underwritten.

    Not a soft letter. A real approval, so you can compete like a cash buyer, with the Loan Arranger Honor Call™ standing behind it.

  4. Pre-clear the building or the builder.

    Looking at a condo or townhome? The association’s milestone inspection status, reserve study and insurance documentation get reviewed up front.

    Buying new construction? We coordinate directly with our trusted builders.

  5. Close, then start work.

    With the closing date locked and written updates landing every week, nobody has to chase anyone from a call room.

Ready for a Second Opinion?

You spent a decade learning to read what everyone else misses. Give your home financing the same treatment.

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Physician Loan Questions Orlando Doctors Ask

Is a physician loan a government program?

No. It’s a specialty home loan underwritten to a lender’s own guidelines for licensed medical professionals. There’s no agency application and no grant money — you apply directly with Bruce Woodburn, The Loan Arranger.

Can a medical resident buy a house in Orlando before finishing training?

Often, yes. Residents and fellows holding a signed training or employment agreement are typically eligible, and closing can happen up to 60 days ahead of the start date. Approval still depends on credit, reserves and full underwriting.

Do student loans disqualify doctors from a physician loan in Florida?

Usually not. These guidelines are built around large medical school balances, with flexible treatment for residents and fellows in deferment or income-driven repayment — the opposite of how conventional underwriting tends to handle it.

Can a physician mortgage in Orlando be used for a rental property?

No. A physician loan covers primary residences only, not rentals or second homes. For an investment property, see DSCR investor loans.

Is the interest rate on a physician loan higher than a conventional loan?

Sometimes, in exchange for no mortgage insurance and flexible qualifying. Whether that trade favors you depends on your down payment and how long you’ll hold the loan, which is the math we run on a strategy call.

Ready for a Second Opinion?

You spent a decade learning to read what everyone else misses. Give your home financing the same treatment.

CHOOSE YOUR PATH

Where Are You on Your Home Journey?

Pick your starting point and we will guide you along the right path.

Start Your Pre-Approval

Get a same-day pre-approval letter framework strategy tailored directly to your specific Central Florida purchase criteria.

Find the Right Mortgage

Whether you are shopping alternative loan types or evaluating conventional refinancing options to drop your current PMI, we can help.