Physician Loans in San Antonio, TX
Built for doctors, residents, and high-income medical professionals buying in Bexar County — including the largest military medical hub in the country.
Why Physician Loans Exist
Conventional loan underwriting was designed for W-2 employees with 5+ years of work history and minimal debt. That profile fits almost no physician at the point of buying their first home. You finished residency with $200K–$400K in student loans, you started an attending position 3 months ago, and you have limited savings — not the 20% down a conventional loan wants to see. Physician loans are portfolio products that underwrite differently — future income accepted via offer letter, student loans excluded or IBR payment used, and no PMI even at 0–5% down.
What San Antonio Physicians Actually Need to Know
Most physician loan programs exclude student loan debt from DTI entirely or use your IBR payment — not the 1% of balance standard. On a $300K balance, that difference can move you from denied to approved.
Attending physicians can close up to 90 days before their start date with an executed offer letter. You don't need a single paycheck to qualify.
Zero — even at 0% down. On a $550K San Antonio home, conventional PMI would run $250–$450/month. That's eliminated entirely on a physician loan.
0% down up to $1M, 5% down up to $1.5M, 10% down up to $2M — depending on lender and your profile. We shop 50+ lenders to match your exact file.
BAMC and Wilford Hall physicians often qualify for both VA loan and physician loan programs. We run both scenarios side by side so you choose the better structure for your file.
Why San Antonio Specifically
Physician-appropriate San Antonio neighborhoods include Alamo Heights, Terrell Hills, Shavano Park, Stone Oak, The Dominion, and Boerne. At these price points, eliminating PMI saves $250–$450/month compared to conventional financing at 5% down.
Common Scenarios We See
- →University Health or Methodist Healthcare attending finishing residency at UT Health San Antonio, starting in 60 days, $240K in student loans
- →BAMC or Wilford Hall military physician with VA eligibility exploring physician loan vs. VA loan comparison
- →Resident at UT Health San Antonio buying during fellowship with future attending income used to qualify
- →Private practice physician in Alamo Heights or Stone Oak, self-employed 2+ years, needs bank statement or full-doc physician program
San Antonio Physician Loan — By Hospital System and Neighborhood
San Antonio has a unique mix of civilian and military medical systems. Your employer and your VA eligibility both factor into which loan structure wins.
Military physicians at BAMC and Wilford Hall often qualify for both VA loans and physician loan programs. We run both side by side on every military physician file — VA loan benefits versus physician loan flexibility. Whichever puts more cash back in your pocket is the one we use.
Residents and fellows training at UT Health San Antonio are buying in Alamo Heights, Terrell Hills, and Stone Oak — $450K–$650K range. Physician loans at this stage qualify on your signed residency or attending contract, student debt excluded from DTI, 0% down up to $1M. No paycheck required.
Attending physicians joining Methodist or Baptist networks in San Antonio are frequently within 1–3 years of completing training. These files close cleanly with offer letter income, even when W-2 history is short. Neighborhoods like Shavano Park and The Dominion are within reach at 0–5% down.
Physicians buying outside the city core — Boerne, New Braunfels, Helotes — often have self-employment income or partnership structures. We match those files to physician loan programs that work with full-doc or bank statement documentation depending on how long you've been in practice.
Ready to run your numbers?
We'll cover student loan treatment, down payment options, and max purchase price — in one 30-minute call.
This page is for educational purposes only and does not constitute a loan commitment, rate guarantee, or offer to lend. All loans subject to credit approval. Rates, terms, and program availability subject to change without notice. Not all programs available in all areas. Shalanda Smith · NMLS #554554 · Keys by Shalanda · Powered by Secure Choice Lending · NMLS #1689518 · Equal Housing Opportunity · shalandasmith.com · 254.935.9331.