Doctor Loans Florida · Licensed in NJ · CT · FL · NMLS #1630225
Doctor Loans Florida — Little or Nothing Down, No Mortgage Insurance
Doctor Loans Florida skip the two things that usually stop a new physician buying: the down payment and the mortgage insurance. The floor is a 680 score, and a signed employment contract counts as income, so a new attending can close before the first paycheck arrives.
Last updated August 2026 · reviewed by a licensed mortgage broker
Doctor Loan
By LTV and Term
Minimum
Loan Amount
Your Answer Right Here
What Is a Doctor Loan in Florida and How Does It Work?
A doctor loan in Florida — also called a physician mortgage loan or physician home loan — is a non-agency mortgage program designed for medical professionals whose financial picture does not match what conventional lenders expect to see. Years of medical training leave most physicians with large student loan balances, a short work history after residency, and little cash saved for a traditional down payment. Florida physician mortgages are built around those realities.
The three core advantages of a Florida doctor loan are clear. First, you can purchase a home with 0% to 5% down and never pay private mortgage insurance — a significant saving in markets like Miami-Dade, Palm Beach, and Broward Counties where median home prices regularly exceed $700,000. Second, student loans in deferment or on an income-based repayment plan may be excluded from the debt-to-income calculation entirely, which is critical for Florida residents and fellows carrying $200,000 to $400,000 in medical school debt. Third, a signed employment contract is accepted as income documentation, meaning a new attending physician in Florida can close on a home before their first paycheck arrives. The American Medical Association has consistently recognized physician mortgages as one of the most effective tools available for doctors entering the home-buying market early in their careers.
At Mortgage-World.com, we are a licensed Florida mortgage broker (FL License MLB 1987, NMLS #1630225) with access to multiple loan programs. We match Florida physicians with the doctor loan program that fits their degree, their loan amount, and their timeline.
Eligible Borrowers
Who Qualifies for a Doctor Loan in Florida?
Florida doctor loan programs cover a wide range of licensed medical professionals. Below is a breakdown of eligible credentials and program availability.
| Medical Professional | Credential | Eligible for FL Doctor Loan? |
|---|---|---|
| Medical Doctor | MD | Yes — all programs |
| Doctor of Osteopathy | DO | Yes — all programs |
| Dentist / Oral Surgeon | DDS, DMD | Yes — all programs |
| Doctor of Pharmacy | PharmD | Yes — most programs |
| Veterinarian | DVM, VMD | Yes — most programs |
| Podiatrist | DPM | Yes — most programs |
| Nurse Anesthetist | CRNA with DNAP or DNP | Yes — select programs |
| Medical Residents, Fellows & Interns | Any qualifying degree | Yes — with employment contract |
FL Physician Loan Parameters
Florida Doctor Loan Requirements and Guidelines
Florida doctor loan programs have specific parameters that set them apart from conventional and FHA loans. Understanding these requirements helps you prepare your application and choose the right product for your situation as a Florida medical professional.
Florida doctor loans allow financing up to 100% LTV on eligible programs. The LTV range is 90.01% to 100%. Fixed-rate loans carry a minimum loan amount of $100,000. ARM programs require a minimum of $350,000. The maximum loan amount is $2,000,000, which covers most physician home purchases in Miami-Dade, Broward, Palm Beach, Pinellas, and Orange Counties.
A minimum FICO score of 680 is required for Florida physician mortgage programs. This is a non-agency product, so standard Fannie Mae and FHA credit score requirements do not apply. A higher FICO score improves your rate and overall pricing. The 680 floor is consistent across all wholesale lenders we work with for doctor loans in Florida.
Florida physician mortgages eliminate private mortgage insurance even at high LTVs. A conventional borrower putting 5% down on a $750,000 home in Coral Gables or Winter Park would pay PMI until reaching 20% equity. A doctor loan skips that cost entirely. Depending on the loan amount, that can be $250 to $450 per month back in your pocket from day one.
FL doctor loans offer 15-year and 30-year fixed rates plus 5/6 ARM, 7/6 ARM, and 10/6 ARM options. Many Florida physicians choose a 7/6 or 10/6 ARM because they plan to refinance or relocate before the initial period expires. No temporary rate buydowns are permitted. In-person closings only — no virtual or hybrid eNote closings.
The maximum DTI is 45% for LTV above 95%, ARM programs, and 15-year fixed loans. For 30-year fixed programs at or below 95% LTV, DTI can reach 50%. These limits are more generous than standard conventional guidelines. Non-occupant co-borrowers are permitted, though their income cannot exceed 50% of total qualifying income on the loan.
For Florida residents and fellows in a clinical training program, student loans in deferment or on IBR may be fully excluded from DTI. For all other borrowers, if the credit report shows a $0 monthly payment, 1% of the outstanding balance is counted unless IBR documentation is provided. See Federal Student Aid for IBR documentation requirements.
Additional Guidelines
Additional Florida Doctor Loan Guidelines and Restrictions
Beyond the core program parameters, several additional guidelines apply to doctor loans in Florida. Tradeline history must cover a minimum of 24 months with at least one active tradeline open at the time of application. Escrow waivers are not permitted on this product. Appraisal waivers are also not permitted — every Florida physician mortgage transaction requires a full appraisal plus a secondary valuation such as an acceptable FNMA CU risk score, a Collateral Desktop Analysis, or a second full appraisal completed by a different licensed appraiser.
This program covers purchase and rate-and-term refinance transactions only. Cash-out refinances are not eligible under the doctor loan product in Florida. Florida physicians seeking to access equity should consider a cash-out refinance in Florida or a Florida jumbo loan through our conventional channels. For properties over 10 acres, only a 30-year fixed rate is available. A maximum of four financed properties is permitted per borrower. Properties must be primary residences — investment properties and second homes are not eligible under physician mortgage guidelines in Florida.
The medical professional must be the primary wage earner on the loan. Non-occupant co-borrowers are permitted but their income cannot exceed 50% of total qualifying income. Mixed-use properties, condohotels, non-warrantable condominiums, and properties with a condition rating of C5 or C6 are not eligible. Working farms and orchards are excluded as well. The Consumer Financial Protection Bureau offers a helpful loan options resource for borrowers comparing mortgage programs in Florida and nationwide.
Florida Physician Home Buying Markets
Doctor Loans Florida: Markets Where Physicians Are Buying
Florida has become one of the fastest-growing states for physician relocation in the country. Favorable tax treatment — Florida has no state income tax — combined with a growing population of retirees and the expansion of major health systems throughout the state has made Florida a top destination for physicians relocating after residency or mid-career. Doctor loans are particularly valuable in high-cost Florida markets where a 20% down payment on a $700,000 to $1,500,000 home is simply not practical for a physician early in their attending career.
Major Florida physician markets where our doctor loan programs are active include Miami, Miami Beach, Coral Gables, Brickell, Fort Lauderdale, Boca Raton, West Palm Beach, Palm Beach Gardens, Naples, Sarasota, Tampa, St. Petersburg, Orlando, Winter Park, Lake Nona, Jacksonville, and Gainesville. The Lake Nona area south of Orlando is worth noting specifically — it is home to a large medical city cluster including the UCF College of Medicine, AdventHealth, and Nemours Children’s Hospital, and we regularly work with residents and new attendings buying in that corridor.
If you are a Florida physician who is also a first-time buyer, our Florida first-time home buyer page covers programs that can complement a physician mortgage when additional closing cost savings are a priority.
Qualification Checklist
Qualification Requirements Summary by Category
- Minimum FICO: 680
- Medical professional must be the primary wage earner
- Eligible degree: MD, DO, DDS, DMD, PharmD, DVM, VMD, DPM, CRNA (DNAP or DNP), or active resident, fellow, or intern
- Tradeline history: minimum 24 months, at least 1 active tradeline
- Max DTI: 45%–50% depending on LTV and loan term
- Maximum 4 financed properties
- Non-occupant co-borrower income must be less than 50% of total qualifying income
- Primary residence only
- Purchase and rate-and-term refinance only — no cash-out
- Min loan amount: $100,000 fixed; $350,000 ARM
- Max loan amount: $2,000,000
- LTV range: 90.01%–100%
- Full appraisal required plus secondary valuation
- In-person closing only — no virtual or hybrid eNote
- Escrow waivers not permitted
- Signed employment contract accepted for new FL attending physicians
- Current pay stubs if already in practice
- Residents and fellows: residency agreement plus employment contract
- IBR documentation from your loan servicer
- Deferred student loans may be excluded for active FL residents
- 15-year fixed
- 30-year fixed
- 5/6 ARM
- 7/6 ARM
- 10/6 ARM
- No temporary rate buydowns
- Exact Rate and Custom Rate Lock permitted (minimum 15-day lock)
Before You Start
What Happens After You Apply
- You send the application
A few minutes online. No documents at this stage.
- A licensed loan officer calls you
Someone on our team covering your state.
- We ask for documents and pull credit
Only once you have decided to move forward.
- You get an approval to shop with
Typically back within the hour.
What Clients Say
Real Reviews From Our Clients
Here’s what a few of our clients said about working with Mortgage-World.com.
Frequently Asked Questions
Frequently Asked Questions About Doctor Loans in Florida
Related Resources
Other Ways to Buy in Florida
Mortgage-World.comStart with three questions
No credit pull, no documents yet.
Your answers carry over — you won’t be asked twice.
★★★★★Google reviews
- Licensed in
- NJ · CT · FL
- Broker license
- NMLS #1630225
- Florida license
- MLB 1987
- Family owned since
- 2017
- Office
- Ridgefield, NJ
Find out what your Florida contract will do
Send your degree, your start date, and what you have saved. A licensed loan officer will tell you which Florida markets you can buy in and whether the contract alone is enough to start.
Written and reviewed by Chris Luis, Broker/Owner of Mortgage-World.com, NMLS #1630225. About the author