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Family Medicine mortgages, done right.

Family physicians earn through a mix of fee-for-service billing, salaried roles, and capitation. The right lender reads that mix correctly, which is what sets your qualification.

The short answer

On the physician program's projected income of $225,000 for family physicians in the final year of training and the first 36 months of practice, the debt-service ratios allow roughly $1,280,000 with 20% down and no student debt, or about $1,010,000 with 10% down and $150,000 of student debt. Established family physicians qualify on actual income, and incorporated family physicians on corporate income, which is usually higher.

$225K
Projected income
Program chart, final year and 36 months after
$1.2M-$1.8M
Typical qualification
Attending, before incorporation uplift
10%
Down payment
Physician program, owner-occupied
01

How family physicians earn.

Family physicians earn through fee-for-service billing, salaried positions, capitation models, and locum work, often in combination. Billing income runs through a professional corporation for most established family physicians.

Projected income$225,000 projected income, final year and first 36 months of practice (program chart)
Typical qualificationRoughly $1,280,000 on projected income with 20% down
02

The numbers, with sources.

Nothing on this page is a guess. The projected income comes from the program chart, the qualification figures are computed from it with the same ratios a lender applies, and the income data comes from public reporting.

$225,000Projected income the program uses
Program specialty chart, "Family Medicine", final year of training and first 36 months of practice
Source: Physician projected-income program factsheet, September 2023 edition. Full schedule and rules
2 yearsResidency length
The final-year window, where the specialty figure applies, opens in the last of these years and runs 36 months past completion.
Source: College of Family Physicians of Canada, minimum 24 months of training (the three-year plan was cancelled in November 2023). Source
$323,641Average gross clinical payment per family physician, 2023-2024
Gross billings before overhead, counting every physician equally whether full time or not, so take-home is lower. This is what an established practice earns; a lender uses it only once you are past the projected-income window.
Source: CIHI, National Physician Database, Payments Data 2023-2024, Table A.3.2, average gross clinical payment per physician, Canada total (released October 30, 2025). CIHI table
49,188family physicians in Canada, 2024
Active physicians, excluding residents and retired physicians.
Source: CIHI, Supply, Distribution and Migration of Physicians in Canada 2024, Table 1.0, physicians by specialty, Canada, as of December 31, 2024. CIHI table
What $225,000 qualifies for
20% down, no student debt$1,280,000
10% down, $150,000 student debt$1,010,000
Contract rate 4.49%, qualifying rate 6.49%, 39% GDS and 44% TDS, property tax 0.75% of price, heating $100 a month, student debt counted at 5.25% over 15 years, program insurance tiers when insured. Rounded to the nearest $10,000. Illustration, not a pre-approval.
03

What matters for your mortgage.

Fee-for-service billing
Billing income is read differently by each lender. A physician-friendly lender uses recent billing history rather than penalising a short track record.
Mixed income
Family physicians often combine clinic billing, hospital salary, and locum shifts. The right lender combines these instead of using only the easiest-to-document piece.
Incorporation
Most established family physicians incorporate. Corporate-income qualification typically lifts capacity 50-80% versus the personal T4 they take for tax planning.
04

Incorporation and your qualification.

Family physicians who incorporate take a modest T4 salary and leave the rest in the corporation. Standard lenders qualify on the T4 alone and understate income by 40-60%. Corporate-income programs read corporate revenue and dividend history, capturing the real number.

FAQ

Family Medicine mortgage questions.

How much mortgage can a family physician qualify for in Canada?01

On the physician program's projected income of $225,000 for family physicians in the final year of training and the first 36 months of practice, the debt-service ratios allow roughly $1,280,000 with 20% down and no student debt, or about $1,010,000 with 10% down and $150,000 of student debt. Established family physicians qualify on actual income, and incorporated family physicians on corporate income, which is usually higher.

Can a family medicine resident get a physician mortgage?02

Yes. Physician programs qualify family medicine residents on projected attending income (commonly near $225,000) using a signed residency contract, with 10% down, before the resident reaches attending status.

How does fee-for-service billing affect a family physician mortgage?03

Fee-for-service billing is read differently by each lender. Physician-friendly lenders use recent billing history rather than requiring a long track record, which protects qualification for newer or recently relocated family physicians.

Keep reading
How much can a physician qualify for
Incorporated physician mortgages
Self-employed physicians

Prices and payment examples are estimates for planning only. Your actual numbers depend on income, down payment, debt, credit, location, and current lender pricing.

Family Medicine

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