Best Physician Loans California (2025): Lenders & Guide
What is a Physician Loan in California (And Why It Matters Here)?
Defining the California Physician Mortgage
California is one of the most desirable—and most expensive—states to live in. From the tech hubs of Silicon Valley to the beaches of Los Angeles, homeownership in the Golden State is often a distant dream, especially for early-career medical professionals who are carrying six figures of student debt. Physician loans were created to change that.
A physician mortgage loan is a specialized loan program designed for high-earning but high-debt professionals like doctors and dentists. These loans recognize your earning potential rather than penalizing your student debt. The features are tailored to California’s real estate reality: zero to low down payment requirements, no private mortgage insurance (PMI), and eligibility based on signed employment contracts—even before you’ve received your first paycheck.
For medical professionals trying to navigate California’s ultra-competitive housing market, this loan product isn’t just convenient—it’s often the only viable path to homeownership.
Who Qualifies for a Physician Loan in California?
If you’re wondering whether you qualify, the answer depends on your degree, your career stage, and the lender. Most physician loans in California are open to professionals with degrees like MD, DO, DDS, DMD, and DVM. Some programs also include pharmacists, nurse practitioners, and physician assistants.
You don’t need to be years into your career to qualify. In fact, many lenders will approve residents and fellows based on a signed employment contract that starts within 60 to 90 days of closing. Credit score requirements usually range from 680 to 700, and lenders often take a flexible approach to student loan debt when calculating your debt-to-income ratio.
Since eligibility criteria vary, it’s best to speak directly with a loan officer who understands the nuances of doctor mortgage loans in California.
Top Physician Mortgage Lenders Serving California (2025 Review)
Our Recommended Physician Loan Partner for California: Fast Business Financial
Fast Business Financial has built a reputation as a trusted partner for California’s medical community. Their physician loan program is designed with flexibility, speed, and the realities of high-cost-of-living markets in mind. Whether you’re a first-year resident or an established specialist, their team understands how to structure loans that work for your life—and your financial profile.
Borrowers can take advantage of zero down payment options, avoid PMI, and use future income to qualify. Just as important, Fast Business Financial supports a wide range of medical degrees and career stages, making them a smart first call for California physicians.
Learn more and apply for your California Physician Loan with Fast Business Financial
Other Lenders Offering Physician Loans in California
Several major national banks and regional lenders also provide physician loan options for California-based doctors. These include institutions like Bank of America, TD Bank, and Citizens Bank. While their terms can be competitive, their offerings may be more limited in geographic scope or professional eligibility—so it’s crucial to verify California availability and compare features closely.
A few credit unions and boutique lenders also serve niche markets. However, their reach and flexibility may not match that of Fast Business Financial, especially in high-cost metro areas like Los Angeles, San Francisco, and San Diego.
Pros & Cons: Is a Physician Loan Your Best Bet in California?
Major Advantages for California Physician Homebuyers
The biggest advantage is accessibility. A physician loan can open the door to homeownership without requiring a 20% down payment—an important factor in a state where even modest homes can cost upwards of $1 million. These loans also eliminate the need for PMI, which can save borrowers hundreds of dollars each month. For early-career professionals, the ability to qualify based on a future income contract is a game-changer.
Potential Downsides & Important Considerations
Physician loans may come with slightly higher interest rates compared to conventional mortgages, and some lenders impose loan limits that don’t align with California’s sky-high home prices. Additionally, most physician loans are limited to primary residences—second homes or investment properties may not qualify. These loans are best viewed as a strategic tool for entering the market early, with the option to refinance later as your financial position strengthens.
Physician Loan vs. Conventional Mortgage in CA
The biggest distinction comes down to flexibility. Conventional loans typically require a 20% down payment to avoid PMI, and student debt can be a disqualifying factor. Physician loans offer more breathing room on both fronts. However, if you already have a substantial down payment saved and want the lowest possible rate, a conventional loan may still be the better fit.
Strategic Considerations for Your California Physician Mortgage
Planning Based on Your Medical Career Stage in CA
Where you are in your career matters. If you’re still in residency, you’ll benefit most from the ability to qualify with an employment contract and avoid a hefty down payment. Newly attending physicians may use a physician loan to relocate or upgrade quickly. Established professionals might use it to buy a primary residence now, then refinance later or tap into equity for future investments.
Navigating California’s High Cost-of-Living (HCOL) Areas
California’s HCOL regions demand a unique approach. It’s important to evaluate not just the purchase price but also ongoing costs—property taxes, insurance, and local living expenses. A physician loan can help get your foot in the door, but it’s still critical to assess long-term affordability based on your expected income and career trajectory.
Applying for a Physician Loan in California: Step-by-Step
Preparation is Key: Gathering Your Documentation
To streamline the process, begin gathering key documents early. This includes your government-issued ID, degree/license information, student loan details, and either proof of income or your employment contract. Having these on hand speeds up pre-approval and strengthens your negotiating position.
Selecting a Lender & Getting Pre-Approved
In California’s competitive market, pre-approval isn’t just helpful—it’s essential. Begin by researching lenders and comparing their physician loan offerings. Fast Business Financial stands out for its responsive service and deep understanding of California’s market, making them an ideal choice to guide you through pre-approval and beyond.
Understanding the Underwriting Process for Doctors
Physician loan underwriting differs from traditional mortgages. Lenders focus less on past earnings and more on future income, especially for residents and fellows. They also tend to be more lenient when it comes to student loan obligations. Still, underwriters will evaluate your loan-to-value ratio, credit history, and documentation to assess risk.
Advanced Insights & Future Planning
Detailed California Lender Comparison Matrix
To make your decision easier, we’ve created a side-by-side comparison of top physician lenders in California. Download the matrix here for a clear look at down payments, loan limits, and eligibility by profession.
Beyond MD/DO: Which California Lenders Serve Dentists, Vets, etc.?
Fast Business Financial isn’t just for physicians with MD or DO degrees. Their program includes support for dentists, veterinarians, pharmacists, and more. If your degree falls outside the traditional physician path, check eligibility directly to ensure you’re not missing out on key benefits.
Refinancing Your California Physician Loan Later
Many borrowers use a physician loan to get into their first home, then refinance later to secure better rates, eliminate jumbo loan limitations, or restructure payments. If you plan to stay in California long-term, refinancing is a smart move to revisit as your income and equity grow.
Frequently Asked Questions: California Physician Loans
What are typical interest rates for physician loans in California?
Rates vary by lender and credit profile but are generally slightly higher than conventional loans.
Are there specific property type restrictions (e.g., condos)?
Yes. Some lenders limit condo purchases or require additional approvals. Be sure to ask during pre-approval.
Can I get a physician loan for a second home or investment property in CA?
Most physician loans are for primary residences only. Check with your lender.
How soon before starting my job can I close on a house in California?
Many lenders will close based on a signed employment contract 60–90 days before your start date.
What are the maximum physician loan amounts available in California?
Loan limits vary widely, with some lenders offering up to $2.5 million depending on qualifications and location.
Find Your California Physician Loan with Fast Business Financial
Ready to Explore Your Options in California?
Don’t let student debt or a lack of savings keep you from owning a home in California. Physician loans are built to support your profession, and Fast Business Financial is here to guide you through every step.
Why Choose Fast Business Financial for Your CA Physician Loan?
With deep experience in California’s most competitive markets and a program built around the needs of medical professionals, Fast Business Financial offers more than just a loan—they offer a path to confident homeownership.
Start Your Pre-Approval Process with Fast Business Financial
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