Jacksonville runs on healthcare. Between the major hospital systems, the clinics and Naval Hospital Jacksonville, a big share of the buyers I talk to are nurses, techs, therapists and other clinical staff. Their pay is often more complicated than a standard salary.

I have been a Florida mortgage broker since April 2000. The good news is that complicated pay doesn’t mean you can’t qualify. It means your file needs to be put together by someone who knows how lenders read it.

Base Pay, Shift Differentials and Overtime

Your base hourly pay is the easy part. Shift differentials, overtime and on-call pay can usually count too, typically when you have about a two-year history of receiving them and they look likely to continue. Lenders average that income over time. A strong recent year helps, but one big year alone usually doesn’t carry the file. See how overtime income is counted.

Travel Nurses and Contract Work

Travel and contract income can work. It just gets more scrutiny:

• History in the field matters more than history with one agency. Moving between contracts is normal, and lenders who understand travel work look at your overall track record.
• Stipends are treated differently from wages. Housing and meal stipends are often non-taxable, and programs differ on whether and how they count. Some programs can gross up qualifying non-taxable income.
• Gaps between contracts may need a short explanation.
• Where you live matters. The home you buy has to be your primary residence for owner-occupied programs, and travel assignments can raise questions. We address that up front.

If you are paid on a 1099 instead of a W-2, lenders may look at your tax returns or, in some cases, a bank statement loan. See going from W-2 to 1099.

New Grads and Job Changes

If you just finished school and started your first clinical job in your field, some programs can count that income without a full two-year work history, because your education counts toward it. A signed offer letter can sometimes be used before your start date, depending on the program. Residents and fellows may also want to look at physician loan options.

Down Payment Help for Healthcare Workers

Florida’s Hometown Heroes program has included many healthcare professions, subject to income limits and funding availability. Funding runs in rounds, so call me for the current status. Start with Hometown Heroes in Jacksonville and down payment assistance in Jacksonville.

Working Nights? Let’s Work Around Your Schedule

I know twelve-hour shifts don’t leave much room for phone calls during business hours. Text me, email me, or tell me when you’re off, and we’ll work around your schedule. The first step is a soft pre-qualification with no Social Security number: your estimated credit score, income, price range and down payment.

Available for qualified borrowers. Program guidelines apply, guidelines may change, and lender overlays may be stricter. All loans are subject to credit approval. Rates and terms are subject to change. Any figures are estimates based on the information provided.

Nathan Young is the founder and president of North Star Mortgage Network, Inc., an independent mortgage brokerage in Jacksonville, serving Florida since April 2000, and the 2025 NAMB Mortgage Broker of the Year. Call or text 904-880-6741. NMLS #325206 | Company NMLS #356789. Equal Housing Opportunity.