Nevada Veterinarian Mortgage Guide — DVM + VMD Eligible
Program figures verified July 2026 — details change; confirm your scenario with us.
The most important fact for Nevada veterinarians
Most physician loan programs EXCLUDE veterinarians. Bank of America, BMO Harris, Truist (not in NV anyway), KeyBank/Laurel Road, Bank of America Doctor Loan — none include DVM or VMD on their eligibility lists.
The Redwood Sequoia Medical Professionals Program DOES accept veterinarians — and Mike originates this program through Cornerstone First Mortgage.
So if you're a Nevada veterinarian and you've been excluded from program after program — this is the program that includes you.
The 60-second answer for Nevada vets
If you're a veterinarian in Nevada with DVM or VMD degree:
- $0 down up to $1.5M (680+ FICO) or $2M (720+ FICO)
- No PMI / no mortgage insurance at any LTV
- Veterinary school IBR/PAYE actual payment counts vs conventional's 1% of balance
- DTI up to 50%
- Same loan terms as MDs, DOs, dentists — no veterinary discount, no extra restrictions
This is rare. Most lenders exclude DVMs from physician loan programs. The fact that Redwood Sequoia includes you means real options exist.
Why veterinarians are typically excluded
The historical reason: veterinarian income tends to be lower than human-medicine specialties ($85K-$160K typical small-animal vet vs $250K+ for MD specialties). Some physician loan programs draw eligibility lines based on income tier rather than degree.
Redwood Sequoia takes a different view: default rates among DVMs are among the lowest of any professional segment (extremely low foreclosure rates), employment stability is high (licensed veterinarians have abundant employment options), and the income trajectory is steady even if absolute income is lower than human medicine.
So the program eligibility is degree-based, not income-tier-based. Your DVM or VMD qualifies you regardless of your specific income level (subject to standard DTI qualifying).
Eligible veterinary degrees
The Redwood Sequoia program accepts:
- Doctor of Veterinary Medicine (DVM) — most US veterinary schools
- Veterinariae Medicinae Doctoris (VMD) — University of Pennsylvania specifically uses this Latin-format designation
Functionally identical — different schools use different naming conventions; both are veterinary licenses.
Nevada veterinary employment landscape
Las Vegas + Henderson
- Corporate practices: Banfield (PetSmart), VCA, BluePearl Specialty, NVA (National Veterinary Associates)
- Independent practices: Multiple LV vet hospitals + small animal clinics
- Emergency veterinary: BluePearl Las Vegas, others
- Specialty veterinary: Oncology, dermatology, cardiology specialty practices
Reno + Northern NV
- Renown of Reno + multiple suburban practices
- Specialty referral practices
- Mountain View Animal Hospital, Veterinary Specialists of Northern NV
- Carson Tahoe Pet Hospital
Rural NV
- Pahrump + Mesquite + Elko area practices
- Equine practices (Carson Valley, Pahrump)
- Limited but stable employment
Equine + livestock vets
- Carson Valley + Reno area
- Pahrump + rural NV
- Specific equine specialty
Common Nevada vet buyer scenarios
Scenario 1: New DVM at corporate practice
A typical NV new-grad vet:
- 1 year post-vet school
- $115K income (corporate practice salary)
- $245K vet school loans on IBR ($220/mo)
- Wants: $475K Henderson Cadence home
- Path: 100% LTV physician loan via Cornerstone (Redwood Sequoia includes DVM)
- Outcome: First home post-graduation
Scenario 2: Experienced specialty vet
- 5 years specialty vet (BluePearl Vegas)
- $185K income
- Wants: $625K Centennial Hills home
- Path: 100% LTV physician loan
- Outcome: Specialty vet + family home
Scenario 3: Veterinary practice owner
- LV vet practice owner, 10 years
- K-1 + W-2 combined: $325K
- Wants: $1.2M Henderson Anthem home
- Path: 100% LTV physician loan with self-employed documentation
- Outcome: Premium move-up
Scenario 4: Reno equine vet family
- Established equine vet, Carson Valley area
- $245K K-1 income
- Wants: $725K Carson Valley equestrian property
- Path: Physician loan + rural property considerations
- Outcome: Equine vet + equestrian lifestyle
Scenario 5: Rural vet, Pahrump
- Pahrump vet, 8 years
- $185K W-2 + 1099 mix
- Wants: $385K Pahrump home (USDA-eligible area)
- Path: USDA $0 down OR physician loan
- Outcome: Rural vet ownership
Why this matters for NV vets specifically
NV no state income tax benefit
For NV-resident vets:
- $115K-$325K income NV-source (0% state tax)
- $7K-$28K annual savings vs CA + other high-tax state vets
Limited NV vet community = referral network
NV's smaller vet community means stronger peer + referral relationships. Mike's NV vet client base growing.
Rural NV vet shortage = premium pay
Rural NV areas (Pahrump, Mesquite, Elko) have vet shortages → premium pay for those willing to relocate.
Practice ownership opportunities
NV vet practice acquisition + ownership is accessible market. Mike coordinates with practice acquisition lenders.
Frequently asked questions
Why do many physician-loan programs exclude veterinarians?
Most programs limit eligibility based on income tier (where vet income is typically lower than MD/DO). Redwood Sequoia uses degree-based eligibility, including DVMs.
My income is $115K — is that enough?
Yes for reasonably-priced NV homes. At $115K income, 50% DTI cap supports $500K-$650K home depending on other debts.
What if I'm a new DVM grad just out of school?
Most physician loan programs require 30-90 days of employment with new role before closing. New grads with signed contracts qualify under future-income provisions.
Can I include spouse's non-vet income?
Yes — spouse's income counts as standard co-borrower; you (the DVM) qualify under physician loan program.
What about equine vets (DVM)?
Same DVM eligibility — species treated doesn't affect physician loan eligibility. Equine vets in NV qualify same way.
Can I buy a veterinary practice with a physician loan?
No — physician loan is primary residence only. Practice acquisition requires separate commercial loan.
What if I'm a vet tech (CVT) or veterinary nurse?
Vet techs + nurses NOT eligible (program is doctoral-degree only). Conventional, FHA, or specialty programs apply.
What about veterinary residents (specialty residency)?
Vet residents qualify same way human-medicine residents do — using future-attending income from signed post-residency contract.
Can I refinance from non-physician-friendly loan to physician loan?
Yes — once you become DVM + your existing loan can be refinanced, physician loan refi available.
What about NV rural vets considering USDA loans?
Some rural NV vet locations qualify for USDA ($0 down). For Pahrump (USDA re-eligible 2025) + other rural areas, USDA is alternative or complement to physician loan.
Talk to Mike about your NV veterinarian scenario
Free 30-minute call. Bring your DVM year, current role (corporate, independent, specialty, owner, residency), NV target neighborhood, student loan status.
(480) 296-6513 · Mike Certo, NMLS #260555 · Cornerstone First Mortgage NMLS #173855
Sources
- Redwood Residential Acquisition Corporation — Sequoia Medical Professionals Program Eligibility Guide v1.1
- Nevada State Board of Veterinary Medical Examiners
Mike Certo · NMLS #260555 · Cornerstone First Mortgage NMLS #173855 · Equal Housing Lender. Educational content, not a loan commitment. Loans subject to buyer and property qualification.