5 Best Physician Mortgage Loans in Kentucky

Doctor mortgage loans in Kentucky are available to medical doctors, dentists and other professionals depending on which lender you use.

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Key Terms

  • A Kentucky physician mortgage loan comes with high loan limits and options for up to 100% financing.
  • Physician mortgages don’t require private mortgage insurance (PMI) even with a 0% down payment.
  • Student loan payments typically receive favorable treatment with a doctor loan, making it easier to qualify for a mortgage.

Kentucky is known as the “Bluegrass State” and was the 15th state to join the United States on June 1, 1792. It is also home to the world’s largest cave system known as Mammoth Cave National Park, as well as some of America’s favorite pastimes, including horse racing and bourbon. This landlocked state is bordered by Ohio, Indiana, Tennessee, West Virginia, Virginia, Illinois, and Missouri and is home to over 10,000 working physicians

The Kentucky housing market has shown significant strength over the last five years. According to the Kentucky Realtors Association, the housing market doubled in value over a span of five years. For the year, the state has 57,100 homes sold, nearly 2,000 more than the previous year. Sales volume broke records by the end of last year reaching $14.3 billion in sales. 

For those who are doctors and dentists and thinking about buying in the state, the Kentucky physician mortgage loan program may be an opportunity to do so affordably. The program allows qualified professionals to secure a loan without a down payment requirement or a small one. 

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Pros/Cons of Kentucky physician mortgage loans

Going with a Kentucky physician mortgage brings a lot of assets into the mix. When you take out a doctor mortgage in Kentucky, you can enjoy:

  • Higher loan limits that allow you to afford “more home”
  • No PMI payments
  • Little to no money down required

You also will likely receive special consideration of your student debt; that means that your approval process will be much easier than it might be with a conventional loan. Traditional loans make it hard for medical residents and new healthcare workers to get a home, especially if they’ve maxed out credit cards on a limited resident income and because these physicians have high student loan amounts.

Alternative home financing through a physician home loan is one of the best ways to get a home, especially if your realtor already found you the perfect place through the NMLS. You don’t have to wait until you start your job to get your new home, but be aware that repayment rules do apply much like a traditional loan. Do the math with your budget to ensure your monthly payments are in line with what you can afford.

Unlike a refinance or going through a traditional lender, there are different rules that apply with physician mortgage loans. If you’re seeking a new primary residence because you found an amazing home on the NMLS, homeownership might just been one doctor loan away.

And the downsides with these loans? Well, you need to consider that having a higher limit doesn’t mean you actually need a bigger, more expensive house. Be careful not to buy more home than you need or can afford. You may also have to deal with a slightly higher interest rate when taking on one of these loans, though that does come with a number of advantages. Be aware of the future mortgage payment, however, as it could be out of your reach to take on a big loan without the paycheck to cover it. Check out the details and contact information for each of the lenders below if you’re thinking about getting a home loan.

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5 Top Kentucky doctor mortgage lenders

Some lenders only offer physician mortgage loans to attending physicians, while other programs can lend to those still in residency or fellowship.

1. Citizens Bank

Citizens Bank is one of the largest banks in the Untied States. I bet you didn’t know that it’s headquartered in the smallest state: Rhode Island. With over $160 billion in assets, it’s no surprise that Citizens offers a full range of financial products, including a physician loan.

We contacted a loan officer at Citizens Bank to learn more about their doctor mortgage loan program specifically. Here are details you won’t find anywhere else:

  • 5% down up to $850,000
  • 10% down up to $1,000,000
  • Practicing licensed medical doctors (MD and DO), dentists (DDS and DMD), residents and research physicians are eligible
  • Licensed residents, fellows and interns can borrow a maximum of $600,00 (or $400,000 if unlicensed)
  • No more than 10 years out of residency
  • Self-employed professionals are eligible with a two-year history of self-employment income
  • New medical professional graduates who are under contract for residency within 60 days of closing and have not yet obtained a license are eligible
  • No private mortgage insurance
  • 40% max debt-to-income ratio
  • Student loan debt that’s deferred for more than 12 months from the date of closing can be excluded from DTI calculations
  • Construction-to-permanent loans available with a maximum of 89% financing
  • Fixed rate or adjustable-rate mortgage options
  • Interest-only option on certain adjustable-rate mortgage options (max financing at 89%)

When you’re ready to connect with a loan officer experienced in doctor mortgages, use our form to quickly match with eligible loan programs based on your specific circumstances.

2. Flagstar Bank

Flagstar Bank was chartered in 1987 and holds around $23 billion in assets, making it a medium-sized bank. However, they punch well above their weight when it comes to mortgages and operate as the sixth largest bank mortgage originator nationally. Not surprisingly, a big part of their success has been a doctor mortgage program.

We contacted Flagstar Bank to learn more details about their physician loan. Here are the key terms that you need to know?

  • 5, 7 & 10 year ARM  products
  • 0% down up to $1,000,000 (first time homebuyer – have not owned in last 3 years)
  • 5% down up to $1,500,000 (first time homebuyer – have not owned in last 3 years)
  • If not a first-time home buyer
  • 10% down up to $1,000,000
  • 15% down up to $1,500,000
  • 20% down up to $2,000,000
  • 25% down up to $2,500,000
  • Fixed products
  • 10% down on the jumbo fixed to a max loan amount of $1,000,000 with no PMI
  • 20% down on the jumbo 30 year fixed with a max loan amount of $3,000,000
  • For first time home buyer (have not owned within last 3 years):
  • 3% down up to $647,200
  • If not a first time home buyer:
  • 5% down up to county limit (with and without PMI)
  • Medical doctors and lawyers are eligible. We weren’t able to confirm that the program is available to dentists and other (non-doctor) medical professionals, but encourage you to contact them to confirm.

The total reported lender fees as of the date of this article were $1395 ($550 processing and $845 for underwriting).

Another benefit of Flagstar is that they can submit a full file to underwriting for an actual loan approval (not pre-approval) without having a purchase contract signed, which makes your competitive with all cash offers and the process less stressful for you. There is no application fee or prepayment penalties. They also offer a float down, buy down, and recast option.

When you’re ready to connect with a loan officer experienced in doctor mortgages, use our form to quickly match with eligible loan programs based on your specific circumstances.

3. Blueleaf Lending

Blueleaf Lending is a doctor mortgage program open to medical doctors, dentists, podiatrists, ophthalmologists and veterinarians. They are also able to work with professionals that have an employment contract (or verification of terms of employment acceptance) for purposes of qualifying your income.

We contacted a Blueleaf Lending mortgage loan officer to get more details on their physician mortgage program. Financing is available for:

  • 0$ down up to $750,000
  • 5% down up to $1,250,000
  • 10% down up to $2,000,000
  • No prepayment penalties.
  • 1-2 Unit Properties, Condos, Townhouses, PUDs and Modular Homes OK.
  • Non-Warrantable Condos are OK up to a LTV of 90%.

Some of the strengths of the program is that there are no time restrictions on when a client starts their new employment vs the closing date if the applicant has enough reserves.

Most lenders won’t let you close on a new home purchase if you are outside of a 60-90 day window before your start date, so this would allow recent graduates to qualify much earlier in the process so long as they have reserves to cover the mortgage and escrow payments.

Blueleaf Lending can accept a debt-to-income ratio up to 50% and will allow business assets and gift funds to cover the down payment, closing costs and reserve requirements.

If you’re a physician who has been hired as a contractor or “1099 employee” (something more and more common these days), Blueleaf Lending will not require you to establish a 2-year history before counting your income, which is a huge advantage for new docs that find themselves in contractor positions.

When you’re ready to connect with a loan officer, use our form to quickly match with eligible loan programs based on your specific circumstances.

4. Keybank

Keybank has over $170 billion in assets and is the 24th largest bank in the Untied States. They operate throughout 39 states but can originate mortgages in nearly all 50, making them a popular choice among medical doctors throughout the country. One of their key financial products is a physician loan.

While Keybank doesn’t post a lot of information about their doctor mortgage online, we were able to get in touch with a loan officer at the bank to get all the important details. See below for an overview of the program details:

  • 0% down up to $1,000,000
  • 5% down up to $1,500,000
  • 15% down up to $2,000,000
  • No private mortgage insurance
  • Gifts permitted for down payments
  • Can close on the strength of an employment contract up to 90 days prior to the start of employment
  • Minimum credit score is 700
  • Student loan debt can be calculated based on income driven student loan payments
  • Fixed loans offered in 10, 15, 20, 25 or 30-year terms
  • Adjustable-rate mortgages offered in 5/6, 7/6 and 10/6 options
  • No minimum or maximum years in practice for eligibility
  • Reserve requirements are: 2 months (loans under $500K), 4 months (loans between $500K – $750L), 6 months for loans over $750K plus an additional 2 months if closing prior to start date. Retirement accounts count toward reserve requirements.
  • US Citizens, Permanent Residents and H1B Visa holders are eligible
  • California loans require a minimum of 5% down

When you’re ready to connect with a loan officer experienced in doctor mortgages, use our form to quickly match with eligible loan programs based on your specific circumstances.

5. Alerus Mortgage

Alerus Financial Corporation is a publicly traded chain of financial institutions headquartered in North Dakota. They offer banking, mortgage, wealth management and retirement services, including a physician loan for those doctors looking to buy a house.

We contacted a loan officer at Alerus to learn more about their physician loan program and here are the key terms that you need to know:

  • Must be within your first two years of practice to qualify.
  • 0% down up to $750,000
  • 5% down up to $1,000,000
  • ARM and fixed rate financing available

Alerus also has a special $20,000 closing guarantee with all mortgages. The $20,000 guarantee is paid to the seller if the loan does not close based on the conditions and expiration date of the approval as outlined in the Alerus pre-approval letter.

In other words, this $20,000 guarantee gives you extra negotiation leverage when competing with all-cash home purchase price offers. If your mortgage doesn’t close, the seller is compensated $20,000 for their trouble.

Of course there’s some fine print on the guaranty so keep in mind that it’s not available for new construction and isn’t applicable if:

  • Borrower, seller or any third party cause the delay or elect not to close on the real estate sale.
  • Borrower fails to sign required disclosures or provide key documents by the requested due date.

The $20,000 guarantee, if applicable, is available to the seller only and not any of seller’s agents, representatives or related parties.

When you’re ready to connect with a loan officer, use our form to quickly match with eligible loan programs based on your specific circumstances.

Is a Kentucky physician mortgage loan right for you?

If you are taking the time to consider a Kentucky physician mortgage, you may want to ask yourself some key questions. A mortgage is a real commitment, and you should only enter into one if you know you will be staying in your region for years to come. To that end, consider how satisfied you are in your current job and area. 

Next, remember that a higher interest rate can translate into a good bit of money by the time you make that final payment on your mortgage. If this is something you think is worth it, given that you can enjoy an easier approval process with higher limits, then a Kentucky doctor mortgage may be great for you.

Examples of doctors who take out physician loans in Kentucky

Let’s segue now to talking about some of the doctors and professionals in Kentucky that are taking out physician loans. You might be surprised at how similar their stories are to yours.

Fellow who has a lot of student debt

Having just landed one of only six fellowships offered by the Cardiovascular Division at the University of Louisville, Henry is on track to do very well in his career and earn a good salary. For the time being, however, he still has some serious student debt to consider. That debt has been holding him back from buying a home, even though he’s ready to settle down in the Greater Louisville area.

Banks aren’t happy with his DTI ratio, despite his great earning potential. Fortunately for Henry, a local bank is offering doctor mortgages and giving special consideration to his student debt. He will be able to access a mortgage and buy the home he needs. 

Doctor who doesn’t have a down payment

One might think that given her salary and how careful she has been with money that Denise would be ready to make a down payment on a home. The truth is, however, that her student loan payments have been slowing her savings down. Plus, housing prices are such that even 10% is a lot. Luckily, Denise can access a physician mortgage in Kentucky, allowing her to purchase a home with no money down. 

Looking for a physician loan in a different state?

If you’re looking to explore the best physician loans in other states, click on your state below.

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Joshua Holt

Joshua Holt is a licensed mortgage loan originator (NMLS #2306824) and founder of Biglaw Investor. His mortgage expertise lies in the areas of professional mortgage loans, particularly for lawyers, doctors and other high-income professionals. Prior to Biglaw Investor, Josh practiced private equity mergers & acquisition law for one of the largest law firms in the country.

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