Utah Doctor and Professional Mortgage Loans
A doctor loan, also called a physician mortgage, lets an eligible licensed professional buy a primary home with little or no money down and no monthly mortgage insurance. The Tim Hawkes Team offers two versions. Each one follows its own guidelines.
These are specialty mortgages, not down payment grants
City, county, and Utah Housing Corporation programs on this site are grants, forgivable loans, or second mortgages that help with cash to close. Doctor and professional loans are the first mortgage itself. They can cover up to 100% of the price for people who meet the credential, credit, and loan-amount rules. Professionals Plus cannot be combined with a second mortgage or a down-payment-assistance lien. The Medical Professionals loan does not allow a second mortgage.
Up to 100% financing
Professionals Plus goes to 100% up to the county conforming limit. The Medical Professionals loan goes to 100% up to $1.5 million, or $2 million with a 720 score.
No monthly mortgage insurance
Neither program charges monthly mortgage insurance on these high-financing loans.
More than physicians
Dentists can use either program. Nurses, attorneys, and CPAs use Professionals Plus. Pharmacists, veterinarians, and CRNAs use the Medical Professionals loan.
Two programs, two rule sets
The credential, the rate type, the loan amount, and the student-loan rule depend on which program you use.
Who else can use a professional loan
Physicians are the usual starting point. Several other licenses qualify, and the list is not the same on both programs. Physician assistants and optometrists are not eligible for either loan.
Physicians and dentists
MD, DO, and DPM physicians, including residents and fellows, qualify for both programs. DDS and DMD dentists do too. The Medical Professionals loan also includes interns.
Nurses
Registered nurses and nurse practitioners (FNP, AGPCNP, PNP, and PMHNP) qualify for Professionals Plus. Nurse practitioners with an MSN or DNP, and CRNAs with a DNAP or DNP, qualify for the Medical Professionals loan. Registered nurses do not.
Attorneys and CPAs
Practicing attorneys working as an associate, partner, or counsel, and CPAs, qualify for Professionals Plus only. They are not eligible for the Medical Professionals loan.
Pharmacists and veterinarians
Pharmacists (PharmD) and veterinarians (DVM) qualify for the Medical Professionals loan only. They are not eligible for Professionals Plus.
Which loan fits
Compare the two programs before you assume 100% financing applies to your price, score, or license.
| Professionals Plus | Medical Professionals | |
|---|---|---|
| Rate | 5/6 ARM only | 15- to 30-year fixed, or 5/6, 7/6, and 10/6 ARM |
| Use | Primary-home purchase | Primary-home purchase or rate-and-term refinance |
| 100% financing | Up to the county conforming limit, from $250,000 | Up to $1.5 million at 680, or $2 million at 720 |
| Above that | 95% up to $1.5 million, with 5% of your own funds | 95% up to $2 million at 680 |
| Credit score | 720 | 680 or 720, depending on the amount |
| Who | Physicians, dentists, residents, fellows, nurses, nurse practitioners, practicing attorneys, CPAs | Physicians, dentists, pharmacists, veterinarians, podiatrists, CRNAs, nurse practitioners, residents, fellows, interns |
| Student loans | Deferred 12 months or more can be excluded | Excluded for residents and fellows in deferment, forbearance, or a $0 income-driven plan |
| Gift funds | Allowed after your own minimum. That minimum is $0 at 100% | Can cover the down payment, closing costs, and reserves |
Professionals Plus
This is Cornerstone Capital Bank's portfolio loan. It is a 5/6 ARM for a primary-home purchase in any state, including Utah. The rate is fixed for 5 years, then adjusts every 6 months, with caps of 2, 1, and 5.
| Loan amount | Down payment | Credit score | Max payment ratio |
|---|---|---|---|
| $250,000 up to the conforming loan limit | 0% | 720 | 38% |
| Conforming limit + $1 up to $1,500,000 | 5% of your own funds | 720 | 36% |
In most counties the 2026 one-unit conforming limit is $832,750, and it is higher in high-cost counties. There is no monthly mortgage insurance. A seller can contribute up to 6% of the price. Gift funds are allowed once your own minimum is met.
Who qualifies
- Physicians: MD, DO, and DPM, including medical residents and fellows
- Dentists: DDS and DMD
- Registered nurses, and nurse practitioners (FNP, AGPCNP, PNP, and PMHNP)
- Attorneys working as an associate, partner, or counsel
- CPAs
- U.S. citizens, permanent residents, and non-permanent resident aliens
- A cosigner is allowed. The Cornerstone Capital Bank checking account can be opened at closing.
- Residents and fellows can use an employment contract when the job starts within 90 days of the note.
- Student loans deferred at least 12 months at closing can be left out of the debt ratio.
- You need 3 months of reserves after closing, and no more than two financed properties.
- Pharmacists, veterinarians, optometrists, physician assistants, and foreign nationals are not eligible for this loan.
- Eligible homes are a single-family house, townhome, condo, PUD, or modular home. You cannot add a second mortgage or a down-payment-assistance lien.
Medical Professionals loan
This is a separate program. It offers a 15-, 20-, 25-, or 30-year fixed rate, or a 5/6, 7/6, or 10/6 ARM, for a primary-home purchase or a rate-and-term refinance. It is for financing more than 90% of the price, with no monthly mortgage insurance and no second mortgage.
| Score | Financing | Loan amount |
|---|---|---|
| 680 | 100% | Up to $1,500,000 |
| 680 | 95% | Up to $2,000,000 |
| 720 | 100% | Up to $2,000,000 |
The minimum loan is $100,000 on a fixed rate and $350,000 on an ARM. The debt ratio can go to 50% at 95% financing or below, and to 45% above 95% and on ARMs and 15-year terms.
Who qualifies
- MD, DO, DDS, DMD, and DPM, including residents, fellows, and interns
- Pharmacists (PharmD) and veterinarians (DVM)
- CRNAs with a DNAP or DNP, and nurse practitioners with an MSN or DNP
- U.S. citizens and permanent residents
- Non-permanent residents with an unexpired visa and 24 months of U.S. employment, up to 95% financing
- Gift funds from an eligible donor can cover the full down payment, closing costs, and reserves.
- A W-2 contract can start within 150 days of the note. A 1099 contract can start within 60 days of closing.
- Student loans in deferment, forbearance, or a $0 income-driven plan can be left out when you are qualifying on residency or fellowship income.
- You can own up to four financed properties, including this home.
- Registered nurses, attorneys, CPAs, physician assistants, and foreign nationals are not eligible for this loan. Professors and medical directors need active clinical duties in the contract.
- Eligible homes are a one-unit primary residence, including a warrantable condo, PUD, or modular home.
Other 100% financing
Professional loans, VA loans, and USDA loans are one group of specialty mortgages. They are not down-payment grants. VA and USDA follow their own eligibility rules, and they are not substitutes for a professional loan.
Doctor mortgage FAQ
Rules below apply only to the program named
Is a doctor mortgage the same as down payment assistance?
No. A doctor or professional mortgage is a specialty first mortgage that can finance most or all of a primary home, with no monthly mortgage insurance. It is not a grant, a forgivable second, or a deferred DPA loan. Professionals Plus cannot be combined with a second mortgage or a down-payment-assistance lien. The Medical Professionals loan also does not allow a second mortgage.
Can I buy with no down payment and no mortgage insurance?
On Professionals Plus, 100% financing applies when the loan is $250,000 up to the county conforming limit, the score is at least 720, and the debt ratio is 38% or less. In most counties the 2026 one-unit conforming limit is $832,750. Above that limit, up to $1.5 million, Professionals Plus is 95% financing with 5% of your own funds and a 36% debt ratio. On the Medical Professionals loan, 100% financing goes to $1.5 million with a 680 score, or to $2 million with a 720 score. That loan is for financing more than 90% of the price. Neither loan charges monthly mortgage insurance.
Do nurses, attorneys, CPAs, or dentists qualify?
It depends on the program. Registered nurses, nurse practitioners, practicing attorneys, and CPAs qualify for Professionals Plus. Dentists qualify for both programs. Pharmacists (PharmD), veterinarians, and CRNAs qualify for the Medical Professionals loan, along with physicians and dentists. Physician assistants and optometrists are not eligible for either loan. A law degree has to be paired with work as an associate, partner, or counsel.
Is a doctor loan a 30-year fixed mortgage?
Professionals Plus is a 5/6 adjustable-rate mortgage. The rate stays the same for 5 years, then it can change every 6 months. The first change is capped at 2 percentage points, later changes at 1 point, and the rate cannot rise more than 5 points over the start rate. The Medical Professionals loan can be a 15-, 20-, 25-, or 30-year fixed rate, or a 5/6, 7/6, or 10/6 adjustable-rate mortgage.
Do deferred student loans count?
On Professionals Plus, student loans deferred for at least 12 months at closing can be left out of the debt ratio for any eligible borrower. On the Medical Professionals loan, student loans in deferment, forbearance, or a $0 income-driven payment can be left out only when you are in residency or a medical fellowship, or about to start one, and you qualify on that income. Loans in repayment still count.
Can I refinance, or buy a second home?
Professionals Plus is for a primary-home purchase only. The Medical Professionals loan can be used for a primary-home purchase or a rate-and-term refinance. Neither loan allows a second home, a rental, or a second mortgage on top.
Match the loan to your license
Tell the Tim Hawkes Team your credential, whether you are buying or refinancing, and how your student loans are set up. The DPA quiz on this site screens grants and second mortgages, not these professional loans.
Professionals Plus is a Cornerstone Capital Bank portfolio loan, last revised July 20, 2026. The Medical Professionals loan follows a separate guideline, effective August 10, 2026. These programs are not a standard Fannie Mae or Freddie Mac loan, and the rules above apply only to the program named. All loans are subject to credit approval, property eligibility, and program guidelines, which can change. This page is not a commitment to lend. Equal Housing Lender. Cornerstone Home Lending, a division of Cornerstone Capital Bank, SSB. NMLS #2258. Tim Hawkes NMLS #8785. Jake Peterson NMLS #1692825. Source: thetimhawkesteam.com/loans/doctor-mortgage. Looking for a grant instead? Start with the Utah DPA program directory.