UMC Las Vegas Physician Home Loan Guide
Program figures verified July 2026 — details change; confirm your scenario with us.
The 60-second answer for UMC physicians
If you're a physician at University Medical Center (UMC) of Southern Nevada — attending, resident, fellow, or eligible clinical staff — you qualify for the physician loan program available to all NV physicians:
- $0 down up to $1.5M (680+ FICO) or $2M (720+ FICO)
- No PMI at any LTV
- DTI up to 50%
- IBR/PAYE student loan treatment (actual payment counts vs 1% phantom)
- Future-attending contract income can be used (60-90 days before start)
UMC is Las Vegas's primary academic medical center — Level I trauma center, UNLV School of Medicine partner, major GME footprint. For UMC physicians, the physician loan removes the typical financial obstacles to home ownership during training + early attending years.
UMC at a glance
- Full name: University Medical Center of Southern Nevada
- Type: Public hospital, Level I trauma center
- Location: Central Las Vegas (West Charleston Blvd corridor)
- Affiliation: UNLV School of Medicine (academic medical center)
- Personnel: ~3,500+ employees including ~200+ residents/fellows
- Services: Trauma, burn unit, NICU, transplant, cardiovascular, oncology
- Status: Las Vegas's only Level I trauma + only public hospital + UNLV SOM teaching site
UMC is the academic + safety-net anchor of the Las Vegas health system. Attending positions at UMC carry teaching + research components in addition to clinical practice.
UMC physician compensation patterns
UMC compensation reflects academic medical center structure:
Academic-track attendings
- Base salary + clinical RVU production + teaching/research time
- Typical ranges:
- Internal Medicine attending: $245K-$330K
- Surgery attending: $385K-$680K
- Emergency Medicine: $310K-$420K
- Pediatrics: $235K-$325K
- Specialty (cardio, GI, neuro): $385K-$580K
- Trauma surgery: $450K-$725K
Clinical-track attendings
- Higher clinical RVU emphasis, less academic time
- Often higher total compensation than academic track
- Typical ranges 15-25% above academic track for same specialty
Resident + fellow compensation
- PGY-1: ~$60K-$67K
- PGY-3: ~$66K-$73K
- Fellows (specialty): ~$70K-$85K
- Standard NRMP-aligned compensation
Faculty appointments (UNLV SOM)
- Most UMC attendings have UNLV SOM faculty appointments
- Joint employment structure
- Affects mortgage qualifying (multiple employer documents)
Where UMC physicians actually buy
Arcadia + Central Phoenix-equivalent (LV: Scotch 80s, John S. Park)
- Median home price: $475K-$850K
- Vibe: Historic Las Vegas character, mid-century to older luxury
- Commute to UMC: 5-10 minutes
- Best for: Academic attendings wanting walkable urban character
Summerlin (west of UMC)
- Median home price: $650K-$1.5M+
- Commute to UMC: 15-25 minutes (depending on Summerlin sub-community)
- Best for: Family attendings wanting master-planned + schools
Henderson Anthem / Green Valley
- Median home price: $625K-$1.2M
- Commute to UMC: 25-35 minutes
- Best for: Family attendings + dual-career households
Centennial Hills (NW Vegas)
- Median home price: $475K-$725K
- Commute to UMC: 20-30 minutes
- Best for: Mid-career attendings + value-conscious families
Skye Canyon + Providence (NW Vegas)
- Median home price: $550K-$800K
- Commute to UMC: 22-28 minutes
- Best for: Newer construction preference
Older neighborhoods near UMC (Westridge, Spring Valley)
- Median home price: $385K-$525K
- Commute to UMC: 10-20 minutes
- Best for: Residents + early attendings wanting affordable + commute proximity
Common UMC physician scenarios
Scenario 1: UMC IM resident → UMC hospitalist attending
- Current: PGY-3 IM resident at UMC, $72K
- Attending offer: UMC hospitalist, $295K, starting July 1
- Wants: $675K home in Centennial Hills or Summerlin
- Path: 100% LTV physician loan using attending contract
- Closes June; moves in before July start
Scenario 2: UMC surgery resident → academic surgery attending
- Current: PGY-5 General Surgery resident at UMC, $74K
- Attending offer: UMC academic surgery attending, $425K, starting August
- Wants: $1.2M home in Summerlin or Arcadia-equivalent area
- Path: 100% LTV physician loan up to $1.5M
- Closes July; pre-attending start
Scenario 3: UMC trauma surgeon, established attending
- 7 years UMC trauma surgery, $625K
- Wants: $1.85M home in Anthem Country Club Henderson
- Path: 95% LTV physician loan to $2M; jumbo physician for additional
- Established attending with strong qualifying
Scenario 4: UMC cardiology fellow → NV attending
- Current: cardiology fellow at UMC, $82K
- Attending: private cardiology group LV, $625K, starting September
- Wants: $1.45M home in Summerlin
- Path: Physician loan using attending contract; 100% LTV up to $1.5M
Scenario 5: UMC emergency medicine attending family
- 5 years UMC ER attending, $385K
- Wants: $725K Henderson family home
- Lifestyle move-up from prior smaller home
- Path: Physician loan or conventional; physician often wins
UMC-specific lending considerations
Public hospital W-2 employment
UMC is a public hospital — W-2 employment is clean for qualifying. No K-1 partnership complexity (unlike some private hospital arrangements).
UNLV SOM dual appointment
Many UMC attendings have joint UMC + UNLV SOM appointments. Combined income from both counts. Treat as one academic medical center employer for qualifying.
Research grant income
Some UMC attendings have research grant funding as portion of compensation. Treatment varies by lender:
- Stable multi-year grants: typically count as income
- Year-by-year grants: more variable treatment
- Document fully at pre-approval
Match Day timing
UMC residents matching for fellowship or attending positions follow standard NRMP timing. Physician loan applies for incoming UMC residents (March match) + outgoing UMC residents to attending positions (July start typical).
Academic + clinical compensation split
Some attendings have explicit academic + clinical pay split. Both count for qualifying.
Frequently asked questions
Is UMC really a Level I trauma center?
Yes — UMC is southern Nevada's only Level I trauma center. Major trauma cases throughout the metro come to UMC. Affects UMC physician compensation + workload structure.
Does UMC have its own physician mortgage program?
No specialty UMC physician mortgage program. Standard NV physician loan options through Cornerstone (Redwood Sequoia) typically beat any UMC employee benefit on housing finance.
What about UNLV School of Medicine faculty without UMC appointment?
Many UNLV SOM faculty have UMC + UNLV joint appointments. Pure UNLV-only faculty also qualify for physician loan. Different income structures.
Can I use my UMC contract for pre-employment closing?
Yes — UMC offer letters are accepted for future-attending income qualifying. Standard 60-90 day pre-start closing window.
What about UMC residents matching to fellowships out of state?
Standard process — current UMC PGY salary + future fellowship contract used for qualifying. If fellowship is in another state, that's where the next purchase makes sense.
Does UMC pay attendings on RVU or salary structure?
UMC uses base salary + RVU production model for most attendings. Specifics vary by department.
Can I qualify for UMC attending position before completing residency?
Yes — most attending offers are made 6-12 months before start, contingent on residency completion. Physician loan works on signed offer + expected completion.
What if I want to live near UMC but also serve patients in other Las Vegas health systems?
UMC is your primary employer per the contract. You can live anywhere in Las Vegas metro. Many UMC attendings live throughout Vegas + commute.
Are UMC residents covered by HIP for Heroes or other DPA?
Residents on $72K income may income-qualify for Worker Advantage ($20,000 for healthcare workers) if buying with first-mortgage funds. Physician loan typically stronger; stacking depends on specifics.
What about UMC employee benefits + mortgage discount?
UMC offers standard public employee benefits. Physician-specific mortgage discounts not part of standard UMC benefits package. Physician loan through Cornerstone typically delivers better economics.
Talk to Mike about your UMC scenario
Free 30-minute call. Bring your role at UMC, attending contract status, target Las Vegas neighborhood, and timeline.
(480) 296-6513 · Mike Certo, NMLS #260555 · Cornerstone First Mortgage NMLS #173855
Sources
- University Medical Center of Southern Nevada
- UNLV School of Medicine
- Redwood Residential Acquisition Corporation — Sequoia Medical Professionals Program Eligibility Guide v1.1
Mike Certo · NMLS #260555 · Cornerstone First Mortgage NMLS #173855 · Equal Housing Lender. Not affiliated with UMC or UNLV School of Medicine. Educational content, not a loan commitment. Loans subject to buyer and property qualification.