Idaho 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 three versions, including the new Med Pro Program for physician assistants and optometrists. Each one follows its own guidelines.
These are specialty mortgages, not down payment grants
City, county, and IHFA 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 and the Med Pro Program do not allow a DPA second mortgage either.
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. The Med Pro Program goes up to 100%, with loans up to $2 million.
No monthly mortgage insurance
None of the three programs charges monthly mortgage insurance on these high-financing loans.
More than physicians
Nurses, attorneys, and CPAs use Professionals Plus. Pharmacists, veterinarians, and CRNAs use the medical programs. Physician assistants and optometrists now qualify through the new Med Pro Program.
Three programs, three rule sets
The credential, the rate type, the loan amount, and the student-loan rule depend on which program you use. With three lenders, we compare pricing on your scenario.
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 all three programs. Physician assistants and optometrists qualify only for the new Med Pro Program.
Physicians and dentists
MD, DO, and DPM physicians, including residents and fellows, qualify for all three programs. DDS and DMD dentists do too. The Medical Professionals loan and the Med Pro Program also include 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 or VMD) qualify for the Medical Professionals loan and the Med Pro Program. They are not eligible for Professionals Plus.
Physician assistants and optometrists
New October 5, 2026: physician assistants (PA) and optometrists (OD) qualify for the Med Pro Program. They are not eligible for the other two loans.
Which loan fits
Compare the three programs before you assume 100% financing applies to your price, score, or license.
| Professionals Plus | Medical Professionals | Med Pro (new) | |
|---|---|---|---|
| Rate | 5/6 ARM only | 15- to 30-year fixed, or 5/6, 7/6, and 10/6 ARM | 30-year fixed, or 5/6, 7/6, and 10/6 ARM |
| Use | Primary-home purchase | Primary-home purchase or rate-and-term refinance | Ask us |
| 100% financing | Up to the county conforming limit, from $250,000 | Up to $1.5 million at 680, or $2 million at 720 | Up to 100%, with loans up to $2 million |
| Above that | 95% up to $1.5 million, with 5% of your own funds | 95% up to $2 million at 680 | Ask us |
| Credit score | 720 | 680 or 720, depending on the amount | Ask us |
| Who | Physicians, dentists, residents, fellows, nurses, nurse practitioners, practicing attorneys, CPAs | Physicians, dentists, pharmacists, veterinarians, podiatrists, CRNAs, nurse practitioners, residents, fellows, interns | Physicians, physician assistants, dentists, pharmacists, veterinarians, podiatrists, optometrists, 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 | Ask us |
| Gift funds | Allowed after your own minimum. That minimum is $0 at 100% | Can cover the down payment, closing costs, and reserves | Ask us |
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 Idaho. 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. Physician assistants and optometrists can use the Med Pro Program.
- 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. Physician assistants can use the Med Pro Program. 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.
New October 5, 2026
Med Pro Program
Our third medical professional loan, from a separate lender. It offers up to 100% financing, loan amounts up to $2,000,000, and no monthly mortgage insurance, with a 30-year fixed rate or a 5/6, 7/6, or 10/6 ARM. It is the only one of the three open to physician assistants and optometrists.
Who qualifies
- Medical doctors (MD) and doctors of osteopathic medicine (DO), including ophthalmologists and psychiatrists
- Physician assistants and associates (PA)
- Dentists: DDS and DMD
- Pharmacists (PharmD)
- Veterinarians (DVM or VMD)
- Podiatrists (DPM)
- Optometrists (OD)
- CRNAs with a DNAP or DNP, and nurse practitioners (NP)
- Medical residents, fellows, and interns with an eligible degree
Credit score, debt ratio, occupancy, and student-loan rules for the Med Pro Program follow its own guideline. Call the Tim Hawkes Team to check your scenario against it and confirm availability in Idaho.
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 and the Med Pro Program also do not allow a DPA 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. The Med Pro Program goes up to 100% financing, with loan amounts up to $2 million. None of the three charges monthly mortgage insurance.
Do nurses, attorneys, CPAs, physician assistants, or dentists qualify?
It depends on the program. Registered nurses, nurse practitioners, practicing attorneys, and CPAs qualify for Professionals Plus. Dentists qualify for all three programs. Pharmacists (PharmD), veterinarians, and CRNAs qualify for the Medical Professionals loan and the Med Pro Program, along with physicians and dentists. Physician assistants and optometrists qualify for the Med Pro Program only. 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. The Med Pro Program offers a 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. Ask us whether the Med Pro Program fits a refinance.
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. The Med Pro Program follows its own guideline, effective October 5, 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 Idaho DPA program directory.