Doctor Loans in Sacramento. Up to 100% Financing. No PMI.
Home loans built for physicians, dentists, veterinarians, pharmacists, CRNAs, nurse practitioners, PAs, and optometrists. Buy with a signed contract, up to 150 days before your start date.
Up to 100% financing on a primary home
$2,000,000 maximum loan amount
No PMI at any financing level
680 minimum credit score
What is a doctor loan?
A doctor loan is a home loan made for medical professionals. It allows a low or zero down payment with no private mortgage insurance. It can count a signed employment contract as income. And it treats student debt differently for residents and fellows.
You may also hear it called a physician loan or a medical professional mortgage. Same idea, different name.
Standard mortgage math was never built for a clinical career.
A standard mortgage looks at where your finances are today. Early in a medical career, today is the worst snapshot you have. Six figures of student debt. A short income history. Savings that went to tuition.
This program looks at where your career is going. That is the whole difference.
Doctor loan amounts and credit score requirements
Your financing depends on two things. The loan amount and your credit score. Every option below is for a one unit primary residence.
100% financing up to $1,500,000. No down payment. 680 minimum credit score.
100% financing up to $2,000,000. No down payment. 720 minimum credit score.
95% financing up to $2,000,000. 5% down. 680 minimum credit score.
Also part of the program
No private mortgage insurance at any financing level.
Fixed or adjustable rates. Fixed terms of 15, 20, 25, or 30 years. ARMs in 5/6, 7/6, and 10/6.
Purchase or refinance. Rate and term refinances qualify. Cash out does not.
Contract counts as income. A signed employment contract can qualify you before you start.
Gift funds allowed. Including toward your reserves.
Visa holders welcome. Non permanent residents can be eligible up to 95% financing.
Loan amounts start at $100,000 ($350,000 for ARMs). Property taxes and insurance are paid through an escrow account. Second homes, investment properties, 2 to 4 unit homes, and manufactured homes are not eligible under this program.
Who qualifies for a doctor loan in Sacramento
At least one borrower on the loan needs one of these designations and an active employment contract.
Medical Doctor (MD)
Doctor of Osteopathy (DO)
Doctor of Dental Surgery (DDS)
Doctor of Dental Medicine (DMD)
Doctor of Podiatric Medicine (DPM)
Doctor of Pharmacy (PharmD)
Doctor of Veterinary Medicine (DVM)
Certified Registered Nurse Anesthetist (CRNA)
Nurse Practitioner (NP)
Physician Assistant or Associate (PA)
Doctor of Optometry (OD)
Residents, fellows, and interns with one of these degrees
Every MD and DO specialty is included, from ophthalmology to psychiatry. In training, fresh out of training, or years into practice, the same program applies.
New for 2026: NPs, PAs, and optometrists now qualify.
Not on a reduced tier. Same loan amounts. Same zero down options. Same no PMI structure that physicians get. If a lender told you a doctor loan was not for you, that answer may be out of date.
Not on the list?
Tell me anyway. Chiropractors, for example, are not eligible under this program. But this is one program of several. A five minute answer beats a year of assuming the door is closed.
How a doctor loan counts your student loans
Student debt is the number one reason qualified clinicians hear no. Here is how this program handles it.
In residency or a clinical fellowship
Payments in deferment, in forbearance, or showing $0 on an income based repayment plan can be left out of your debt to income ratio.
Two conditions. You are currently in residency or a medical clinical fellowship. And you are qualifying on your current training income.
Practicing, or qualifying on a new contract
A monthly payment gets counted. If your credit report shows one, that number can be used. If it shows $0, your documented income driven payment can be used instead.
For loans in deferment or forbearance, it is 1% of the balance or a fully amortizing payment.
The student debt that scared off your last lender may not be the dealbreaker it looked like. Send me your numbers and I will tell you where you stand.
Buy a home before your start date
Your signed contract or offer letter can count as income. That means you can close before your first shift. Move once. Settle in. Start work without living out of boxes.
Your start date can fall up to 150 days after closing.
What your contract needs
Signed by everyone. You and your employer.
Your position or title, your start date, and your pay, all spelled out.
A start date no more than 150 days after closing.
Only routine contingencies. Your medical license, a background check, drug testing, or fingerprinting.
Plan for extra reserves. When you qualify on a future start date, expect to show about one extra month of your full house payment for each month between closing and your first day.
Hired as a 1099 contractor? The window is shorter. Your start date needs to be within 60 days of closing, and the contract needs a guaranteed salary or hourly rate with stated hours.
See yourself here?
Every file is different. Most fall into one of these patterns.
The incoming resident
Matched to a Sacramento program. Start date months away. Savings thin after med school. A signed contract can get you into a home before orientation, with no down payment and no PMI.
The NP or PA who was told no
You looked at a doctor loan before and were turned away. That has changed. NPs and PAs now get the same tiers physicians get. It is worth a second look.
The relocating attending
New position. Current home not sold yet. Equity tied up. If that home has at least 20% equity and is being sold or rented, its payment may be left out of the math so you can buy here first.
The optometrist starting out
New associate role and a pile of optometry school debt. Optometrists are now eligible, and your employment agreement can count as income before your first day.
The fellow finishing training
Attending offer signed. Income about to jump. Most underwriting only sees a fellow's salary. This program can qualify you on the contract.
The established clinician moving up
Years into practice and ready for a bigger home. You would rather keep your cash working than park it in a down payment. Loan amounts go up to $2,000,000.
Doctor loan questions I get asked the most
What credit score do I need for a doctor loan?
680 is the minimum. That covers 100% financing up to $1,500,000 and 95% financing up to $2,000,000. For 100% financing up to $2,000,000, the minimum is 720.
Do doctor loans require PMI?
Not this one. There is no private mortgage insurance at any financing level, including 100%.
Is the rate higher than a conventional loan?
It depends on the day and on your file. I will show you both options side by side, with the PMI and down payment differences included, so you can decide with real numbers.
I am an NP, PA, or optometrist. Is it really the same program?
Yes. Same tiers. Same loan amounts. Same zero down option. Same no PMI structure. This is a recent change, so an answer you got a year ago may no longer apply.
How early can I buy before my start date?
Your start date can be up to 150 days after closing, with a fully signed contract or offer letter. You will need extra reserves for the months before you start.
Do my student loans disqualify me?
Not by themselves. Residents and fellows qualifying on training income can have deferred, forbearance, and $0 income based payments left out. Everyone else has a monthly payment counted, and there is more than one way to document it.
How much do I need in savings?
Reserves depend on the loan. At 95% financing up to $1,500,000, none are required. At 100% up to $1,500,000, plan on 3 months of payments. Above $1,500,000, it is 3 months at 95% and 6 months at 100%. Gift funds can count.
Can I buy before I sell my current home?
It can work. If your current home has at least 20% equity and you plan to sell or rent it, that payment may be left out of your debt to income ratio. Extra reserves are required.
I own my practice. Can I still qualify?
Yes. Self employed clinicians need one year of personal and business tax returns showing at least 12 months of self employment.
I am on a visa. Am I eligible?
Non permanent residents can be eligible up to 95% financing. You need an unexpired visa and a current 24 month employment history in the US.
What documents will I need?
Your employment contract or offer letter. Proof of your degree or training status. Two months of bank statements. Standard credit and income paperwork. I send you the exact checklist up front.
What if my situation does not fit?
Ask anyway. We will know quickly whether this program works. If it does not, I have more than one program on the shelf, and the 10 minute call costs you nothing.
You deal with me. Not a call center.
I am Chris Kennedy. I lead Reliant Lending here in Sacramento, and medical professional home loans are one of our specialties. We are a small shop on purpose.
Direct access. Calls and texts returned same day.
Straight answers. What the loan really costs, what fits, and what does not.
Options, not pressure. The right loan for you, not the one I feel like pushing.
Local knowledge. I know the Sacramento area and the agents who serve clinicians well.
Where I work
Sacramento, Elk Grove, Roseville, Folsom, Rancho Cordova, and the rest of the region. I lend throughout California, so distance from Sacramento is not a problem.
Joining UC Davis Health, Sutter Health, Kaiser Permanente, or Dignity Health? I work with clinicians headed to all of them. Reliant Lending is independent and is not affiliated with or endorsed by any hospital or health system.
Recruiters and GME coordinators
Send this page to any candidate weighing an offer. Housing is often the quiet objection behind a slow yes. This answers it early.
Ready when you are.
Six months out from your start date. Mid residency. Already house hunting at 2 a.m. Any of those works. Book a 10 minute call. No pitch, no pressure, just answers.
Call or text: (916) 794-0777
Email: chris@thechriskennedyteam.com
Online: thechriskennedyteam.com
Chris Kennedy, Mortgage Broker, NMLS #971546. Reliant Lending, Company NMLS #356310. 2100 Northrop Ave #900, Sacramento, CA 95825. Equal Housing Opportunity.
This is not a commitment to lend. Program terms, rates, and availability are subject to change without notice and to credit approval. Loan amounts, financing percentages, credit score requirements, reserve requirements, and eligibility vary by program and borrower profile. Not all applicants will qualify. Contact us for current details and a personalized quote.