Oregon physician loans: 0% down to $2M, loans to $3M

Yes. The 100% Fixed program offers 100% financing on an Oregon primary home up to $2,000,000 with a 720+ credit score, or up to $1,500,000 with 680+. The 100% Adjustable program offers zero down up to $1,500,000 at 720+ or $1,000,000 at 700+. Neither has mortgage insurance. Which one you can use depends on your profession; see the table above.

Not usually. Physician loan pricing is competitive, but depending on your credit and down payment, our premier conventional or jumbo loans are often priced better. The physician loan's advantage is 0% down with no mortgage insurance, not the lowest rate. If you can put 10–20% down, we'll price both so you can see what the zero-down option costs.

There are four to know. The rate may be higher than a conventional or jumbo loan if you have a down payment. Zero down means you start with little equity, so selling within a few years can mean bringing cash to closing. The programs don't cover investment properties, cash-out refinances, or construction. And the most generous terms depend on your profession and credit: 100% financing to $2,000,000 needs a 720+ score, and some professions top out at 97%.

Yes. Residents, fellows, and interns with an eligible degree qualify. With a signed contract or offer letter, we can use that compensation as income when your start date is up to 150 days after closing, or up to 180 days on the High-Balance & Flexible program. If you qualify on your residency or fellowship income, deferred, forbearance, or $0 income-driven student loan payments can be left out of your DTI; once you qualify on an attending contract, they're counted. Contact us as soon as your contract is signed.

Start with your monthly budget. Say you're finishing fellowship with a signed $300,000 contract, or $25,000 a month. At 100% financing the DTI cap is 45%, so all your debts, including the new mortgage, can total $11,250 a month. With a $600 car payment, that leaves $10,650 for the house payment with taxes and insurance. Put your numbers into the physician loan calculator to see the price range.

It depends on how you qualify. If you qualify on residency or fellowship income, all three programs can leave deferred, forbearance, or $0 income-driven payments out of your DTI entirely. If you qualify as an attending or new hire, including on a signed attending contract, the loans are counted. The 100% Fixed and 100% Adjustable programs follow standard agency guidelines, where a loan with no reported payment is usually counted at 1% of the balance a month, though a documented $0 income-driven payment may be allowed. The High-Balance & Flexible program counts a loan with no reported payment at 0.5% of the balance, a fully amortized payment, or your documented repayment amount. On $300,000 of deferred loans, that's about $1,500 a month instead of $3,000. We run your file through all three. Final treatment is set in underwriting.

Yes, through different programs. Nurse practitioners, physician assistants, and optometrists can get 0% down on the 100% Adjustable program, or up to 97% fixed on the High-Balance & Flexible program. Registered nurses, clinical nurse specialists, and chiropractors qualify through the High-Balance & Flexible program at up to 97% financing (3% down) with a 700+ score, still with no mortgage insurance. See the full list of who qualifies.

Oregon's 2026 conforming limit is $832,750. A conventional loan can have a good rate, but below 20% down you'll pay PMI, and above the limit it becomes a jumbo loan. FHA allows 3.5% down but charges mortgage insurance, usually for the life of the loan. A physician loan can go to $2,000,000 with nothing down and no mortgage insurance. If you have 10–20% to put down, conventional may cost less, so we price both.

A second home, yes; a rental, no. The High-Balance & Flexible program finances a 1-unit second home, such as a cabin near Sunriver or a house on the coast. It also allows a 2–4 unit primary home. None of our physician programs finance investment properties; for a rental, look at DSCR loans in Oregon.

No. Our physician programs don't offer construction financing. If you're building in Oregon, our jumbo construction loan options can finance the build on a single close, and we can compare them with buying a finished home on a physician loan.

The minimum score is 680 on the 100% Fixed program and 700 on the other two; 100% financing above $1,500,000 needs 720+. Zero down doesn't mean zero cash to close. You'll still pay normal closing costs, such as lender, title, escrow, and appraisal fees, plus prepaid taxes and insurance. A seller credit can cover much of that: in one Tigard purchase, a 3% seller credit covered nearly all of the buyers' cash to close.

The best lender is the one whose program fits your profession, credit, loan size, and timeline. Banks with physician programs usually offer one product. We can fund and broker, so we compare all three physician programs, plus conventional and jumbo, on the same file and show you the trade-offs side by side.