6 Best Physician Mortgage Loans in Tennessee


Physician mortgage loans in Tennessee are special mortgages for medical doctors and other professionals with favorable financing terms.

Key Terms

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

While Tennessee is perhaps best known for being the ‘home’ of country music, it is also home to some of the nation’s fastest growing economies, making it an attractive place for many professionals. People from New York to California are moving inward to places like Tennessee for a chance to make it big. In fact, over 17,000 working physicians live in this charming and diverse southern state. 

The housing market in Tennessee, however, is quite competitive, even for high-earning professionals. This year the median sale prices rose over 23% over the same time as compared to last year. The median home sale price is currently $357,000 according to the Tennessee Realtors Association. In addition to rising home prices, the number of homes listed for sale is lower than it was last year, and that’s contributing to rapidly increasing home prices and a frustrating home buying process.

For those healthcare practitioners like doctors and dentists that want to move into this highly competitive market, the Tennessee physician mortgage loan program may be able to offer some help. It allows qualified professionals to buy at a minimum down payment or even no down payment in some areas.

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Pros/Cons of Tennessee physician mortgage loans

Tennessee doctor loan programs are designed to answer the very particular needs of working professionals in medicine and beyond. For this reason, the list of pros associated with these loans may be music to the ears of many doctors. With a physician loan, you get:

  • Special consideration of student debt, which creates problems for many professionals
  • Higher loan limits that allow you to buy bigger and better homes
  • No required Private Mortgage Insurance
  • 100 percent financing, depending on the lender program

To get all that, however, you may need to pay a higher interest rate, something some might call a ‘con.’ Still, many Tennessee physicians are more than happy to pay a higher rate to enjoy the benefits of these specialized financial products. 

Get Quotes for Your Physician Loan

6 Best doctor home loan lenders in Tennessee

If you’re ready to learn more about the best physician mortgage lenders in Tennessee, here are the top options we’ve found through our research.

1. First Horizon Bank

First Horizon Bank is a full-service bank located in Memphis, Tennessee. They recently completed a merger with Iberia Bank and are scheduled to be merged into TD Bank in 2023, making this an active bank. They also happen to have a competitive doctor mortgage program.

We spoke with a loan officer at First Horizon Bank to get some inside information on its doctor mortgage program for you. Here’s what you need to know:

  • 0% down payment options up to $1,500,000
  • 30 Year Fixed Rate
  • ARMs available
  • Primary residences only
  • Student loan debt is not included in calculating debt-to-income ratio when deferred for more than 12 months.
  • Maximum financing amount is $2 million
  • No PMI
  • No pre-payment penalty

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. Citizens Bank

Citizens Bank is one of the largest banks in the United 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.

3. 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 actual loan approval (not pre-approval) without having a purchase contract signed, which makes you 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.

4. Huntington Bank

Huntington Bank is the 26th largest bank in the United States. Operating primarily out of the Midwest, their mortgage group can service a large part of the country. Huntington has a competitive physician loan product with no money down financing options.

We contacted a loan officer at Huntington Bank to gather information about the doctor mortgage and here’s what we heard back:

  • 0% down payment up to $1 million
  • 5% down payment up to $1.25 million
  • 10% down payment up to $2 million
  • Maximum financing up to $2 million
  • Eligible degrees are: MD, DO, DDS, DVM or DMD
  • Residents are eligible
  • Minimum credit score is 700
  • 2 months reserves required (6 months for jumbo loans) – reserves can be held in bank or investment accounts
  • Gift funds for down payment are OK
  • 30-year and 15-year fixed-rate mortgages
  • ARMs available in 7/6, 10/6 or 15/6 terms
  • Can close on the strength of a new employment contract without paystubs
  • No private mortgage insurance
  • No prepayment penalty

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. Wintrust Mortgage

Wintrust Mortgage is based in Denver, Colorado and is part of the Wintrust Financial Corporation. The company offers mortgage services throughout the United States and an in addition to standard mortgage products has a competitive doctor mortgage program.

We contacted a loan officer at Wintrust Mortgage to learn more about their physician loan program and the detailed requirements for eligibility. Here are the key points:

  • Established Professional:
  • 5% down up to $650,000 (PMI required)
  • 10% down up to $1,000,000
  • 15% down up to $2,000,000
  • 20% down up to $2,500,000
  • 25% down up to $3,000,000
  • New Professional:
  • 5% down up to $650,000 (PMI required)
  • 10% down up to $600,000
  • 15% down up to $1,000,000
  • Eligible degrees: MD, DDS, DMD, DO, DPM and Veterinarians
  • Minimum credit score is 700
  • 5/1, 7/1, 10/1 Adjustable Rate Mortgages (ARM)
  • Deferred medical student debt may not affect your qualifying loan amount
  • Purchase and rate/term refinance for primary residence
  • Non-Occupant Co-Borrowers Allowed

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.

6. Keybank

Keybank has over $170 billion in assets and is the 24th largest bank in the United 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 repayment can be calculated based on income driven student loan monthly 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.

Is a Tennessee doctor mortgage right for you?

Are you considering the possibility of taking on a Tennessee doctor home financing loan? Take a second to assess where you are in your life and career. If your career has stabilized and you are enjoying where you are located in Tennessee, committing to a physician loan should be easy. 

Are you willing to pay a higher interest rate than conventional loans, if needed? Some don’t like the idea of paying a higher rate on financing or refinancing. If you are fine with that, however, and see it as a good rate for what you get with a physician loan, then committing to one might be a great fit. 

Examples of physicians who take out doctor home loans in Tennessee

Doctors who are taking out Tennessee physician loans may be a lot like you. In fact, we’ve included some common scenarios below to illustrate just that. 

Doctor who only has an offer letter

Sandra couldn’t be more excited to be on the verge of starting as an attending at Nashville General Hospital. She has an offer letter in hand and is scheduled to start in months. She and her partner want to take the time in the interim to settle into their first home. 

Conventional lenders, however, are telling her that she needs to start her job and receive multiple paychecks before she can get approved for a loan. A doctor mortgage lender is willing to accept her offer letter as proof of employment, giving her a great alternative and allowing her to buy now while the timing is good. 

A resident with no down payment

Sam’s residency has been demanding, but it’s the fulfillment of all his dreams. Now that he and his wife are expecting, they want to buy a home near the hospital where they both work. It will be a while, however, before they can save up the 20 percent the local mortgage lender is asking they put down on a new home. 

Luckily, they’ve heard about doctor mortgages from colleagues and have found a lender willing to offer them 100 percent financing at a pretty reasonable rate, all things considered. 

If you’re looking to explore physician mortgage loans in other states, check out our national overview of physician loans as a starting point in your search.

Find a Physician Loan Specialist

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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