Huntington Physician Loan Review (2026): 0% Down to $1M, 5% to $1.75M, and What the Program Pages Don’t Tell You

Huntington physician loan at a glance

Who qualifies

The program is written for five degrees: MD, DO, DDS, DMD, and DVM. That covers physicians, dentists, and veterinarians, and it stops there. Podiatrists, pharmacists, nurse practitioners, PAs, and CRNAs are not named, which matters because several competing programs do include them.

Within those degrees, Huntington takes you at any point in training. A fourth-year student who has matched can apply on the strength of the residency contract. A resident or fellow shows the contract plus a letter from the employer. A practicing physician changing jobs can close up to 90 days before the new position starts, which Huntington points out is unusual: most lenders want you already on payroll or with prior work history in the role. Reserves are required and the amount rises with the loan size; Huntington states this without publishing the figures.

Down payment tiers and loan limits

Read the middle tier carefully. On a $1.5 million purchase, 5% down is $75,000, and the loan is $1.425 million, inside the $1.75 million cap. That is a real option for a two-physician household in an expensive market, and it is where Huntington separates from lenders whose 5% tier stops at $1.25 million. The top tier is more ordinary: $2.5 million is the program maximum, which puts Huntington behind lenders that go to $3 million or more for established attendings.

A refinance is allowed on the same terms for a primary residence, with cash out capped at $250,000. That is enough to consolidate a renovation or clear a private loan; it is not a vehicle for pulling equity into an investment.

What Huntington doesn’t publish, and what to ask

Most reviews of this loan quote a state list, a fixed-rate option, and a student-loan exclusion. None of those appear on Huntington’s program pages. Some may be true; we don’t print terms a lender hasn’t put in writing. Here is the gap, and the question that closes it.

• •States. Huntington doesn't publish a state list on its program pages. LeverageRx's February 2026 review lists 42 states plus DC; treat that as a starting point and confirm your state with the loan officer. Ask: “Is the Doctor Loan available for a property in [state]?”
• •Fixed-rate option. Huntington's program pages list only adjustable-rate terms under 'flexible terms'. A fixed-rate option isn't shown; confirm before you assume one exists. Ask: “Is there a 30-year fixed Doctor Loan, and at what rate spread to the ARM?”
• •Student loans in DTI. Huntington doesn't publish how it treats student-loan payments in the debt-to-income calculation. The 50% DTI ceiling is the only published figure. With $250,000 of federal loans, the difference between counting the IDR payment and counting 1% of the balance is roughly $1,700 a month of qualifying room. Ask: “Which student-loan payment figure goes into my DTI?”
• •Years-in-practice for the top tier. Not published. Huntington's pages describe the program as open at every career stage; ask the loan officer whether the top tier has a years-in-practice requirement.

Rates

Huntington doesn’t publish physician-loan rates, and neither does any other lender on this site, because they are priced per borrower. What we can tell you is the benchmark they price against. Freddie Mac’s national average for a 30-year fixed conventional mortgage is 6.76% for the week of September 10, 2026. Physician loans generally quote 0.125 to 0.5 points above that figure in exchange for the low down payment and no PMI, and ARM starting rates usually sit below the 30-year fixed. Two quotes on the same day, one from Huntington and one from a competitor, tell you more than any published table would.

Where our benchmark comes from and how often it updates: where our rates come from. Current numbers and a ten-year history: mortgage rates.

Run Huntington’s 0% tier against a conventional loan

The calculator starts from this week’s Freddie Mac average and assumes the physician loan is 0% down with no PMI, which is Huntington’s first tier up to $1M. Set the home price to your target and the conventional down payment to what you could actually afford; the comparison shows what the physician loan costs per month for the cash it leaves in your account.

Strengths and drawbacks

Strengths

• •The clearest published terms of any physician lender we track: three tiers, three caps, one DTI ceiling, in a footnote you can read in a minute.
• •A $1.75 million cap at 5% down, higher than several national competitors, for households in expensive markets.
• •Eligibility from the day you match. Graduating students and residents are named in the terms, not handled as exceptions.
• •Seller contributions of 3% to 9% are allowed, which can cover closing costs entirely on a 0%-down purchase.
• •No prepayment penalty, so refinancing out of the ARM later costs nothing beyond the new loan’s fees.

Drawbacks

• •Only ARM terms are published. If you want a fixed rate, you are relying on an unwritten option.
• •No state list, no student-loan treatment, no reserve figures. You can’t pre-screen yourself from the website; you have to call.
• •Primary residence only, and a $2.5 million ceiling. Second homes, investment property, and top-of-market purchases go elsewhere.
• •Five degrees only. DPM and advanced-practice clinicians are excluded by the letter of the program.

Who it’s for, and who should keep looking

• •Matched fourth-years and residents buying near the program: yes. Contract-based approval, 0% down, close before orientation.
• •New attendings relocating with a signed contract: yes, especially between $1 million and $1.75 million where the 5% tier does real work.
• •DO students and AOA members: yes; Huntington is the AOA’s preferred mortgage provider, and the program is built with osteopathic pipelines in mind.
• •Anyone who wants a 30-year fixed on day one: get the fixed-rate answer in writing first, or quote a lender that publishes one.
• •Buyers above $2.5 million, second-home buyers, and DPM/NP/PA/CRNA borrowers: the program terms rule you out.

How to apply, and what to have ready

• 1.Start at physicianloans.com or call (877) 593-9313. You are matched with a loan officer who works the physician program; ask the four unpublished questions above on that first call and write the answers down.
• 2.Get pre-qualified before you shop. Huntington’s pre-qualification is free. With 0% down, the pre-qual letter is what makes your offer credible to a seller.
• 3.Gather the file: the employment or residency contract (with start date and salary), an employer letter if you are in training, two years of tax returns or transcripts if you have them, recent bank statements showing reserves, your student-loan servicer statements, and photo ID. Residents should also have the match letter.
• 4.Negotiate seller contributions once you have a property. Huntington allows 3% to 9%; on a $600,000 house that is up to $18,000 to $54,000 of closing costs and prepaids covered by the seller.
• 5.Get one competing quote the same week. Rate, points, and the ARM margin are the negotiable parts; a second written offer is the only leverage you have.

Before any of that: read our physician mortgage guide if you are deciding whether a doctor loan is right at all, and how student loans affect a physician mortgage for the DTI conversation.

Alternatives to quote alongside Huntington

• •A lender with a published fixed-rate physician loan. If the 30-year fixed matters, quote one that prints it. On the East Coast, TD Bank publishes both fixed and adjustable options on the same 0%-to-$1 million first tier. Our lender comparison notes which other programs list fixed terms.
• •KeyBank if your purchase is above $2.5 million: a $3.5 million published ceiling, fixed or variable, cash-out refinancing in writing, though no down-payment tiers are published.
• •A conventional loan with 5% down if you have the cash and a strong credit score. PMI on a conventional loan can be cheaper than a physician loan’s rate premium over a long hold; the calculator above shows the crossover.

We are reviewing each major physician lender against its own published terms, one at a time. As those reviews publish they will be linked here and from the lender comparison.

Sources

• •PhysicianLoans by Huntington (program home)
• •Huntington: Resident Physician Home Loans
• •Huntington: Practicing Physician Home Loans
• •Huntington: Graduating Medical Student Home Loans

All read September 14, 2026. Terms quoted are Huntington’s program footnote and feature lists; where this review says “not published,” the pages above contain no statement on the point.