Starting a new physician role in Pittsburgh on a tight timeline? You can buy a home in 90 days without derailing onboarding, credentialing, or call schedules. With the right plan, you will lock in financing, choose the right neighborhood, and close on time. This guide gives you a clear step-by-step path, tailored to Pittsburgh’s hospitals, housing, and closing processes. Let’s dive in.
90-day homebuying timeline
Days 1–30: Prep, financing, and scouting
Your first month sets the pace. Focus on financing, a clear search brief, and temporary housing. This groundwork shortens your contract-to-close window later.
- Gather documents: employment contract or offer letter with start date, residency completion letter if applicable, recent bank statements, W-2s or 1099s if relevant, and student loan details.
- Talk to lenders: compare physician-loan options that may allow low or no down payment and flexible debt-to-income treatment. Ask for written pre-approval and turn times.
- Hire a local agent: choose a relocation-savvy pro with hospital-area expertise and a plan for virtual and live showings.
- Define your criteria: commute time, on-call and parking logistics, home age and maintenance comfort, basement conditions, yard needs, condo or townhome rules.
- Scout neighborhoods: Oakland, Shadyside, Squirrel Hill, Lawrenceville, Bloomfield, Mount Lebanon, Upper St. Clair, Sewickley, Fox Chapel, and Ross Township are common physician choices.
- Arrange temporary housing: short-term furnished rentals or extended-stay options keep you flexible if closing dates shift.
- Budget smart: plan for down payment, closing costs and prepaids that often total a low single-digit percentage of the purchase price, and moving expenses.
- Review market pace: ask your agent for days-on-market trends and offer competition in your target areas.
Pro tip: Your organized document packet plus a strong pre-approval is the biggest accelerator in this phase.
Days 31–60: Showings, offers, and inspections
Month two is about action. You will tour homes, write offers, and lock in inspection windows that fit your timeline.
- Intensify your search: stack in-person showings if you are in town. Use live-video walk-throughs to move fast when you are not.
- Build a strong offer: include your pre-approval. Consider earnest money, a clean timeline, and an escalation clause if competition is tight. Balance risk before reducing contingencies.
- Coordinate timing: align your desired closing date with your start date and credentialing. Physician schedules often benefit from 30 to 45 days contract to close.
- Protect your due diligence: keep essential contingencies. In Pittsburgh, a general home inspection, radon test, and sewer scope are commonly recommended. Add termite, roof, HVAC, or chimney specialists if the inspection suggests it.
- Schedule inspections quickly: line up inspectors the day your offer is accepted to preserve your timeline.
- Review insurance and documents: price homeowners insurance and, if applicable, review HOA documents early to meet lender conditions.
Pro tip: Older Pittsburgh homes can hide costly sewer and moisture issues. A sewer scope and radon test are practical additions to your inspection plan.
Days 61–90: Underwriting, clear to close, and move
The final month is about precision. Respond quickly to lender and title requests and keep your move plan on track.
- Final underwriting and appraisal: provide documents promptly. Get the appraisal scheduled early to avoid bottlenecks.
- Title search and insurance: your title company or attorney will confirm clear title and resolve any liens or exceptions.
- Repairs or credits: negotiate and document repairs or credits after inspections. Confirm completion in writing.
- Final walk-through: verify property condition and agreed repairs shortly before closing.
- Closing details: confirm who attends, what to bring, and signing requirements. Pennsylvania closings often involve an attorney and title company.
- Utilities and move: set up electric, gas, water, and internet, change your address, and book movers. If you have children, start school registration after your contract is ratified.
- Post-closing: save your closing package and confirm where to send mortgage payments.
Pro tip: With tight lender coordination and prompt appraisal scheduling, closings of 30 to 45 days after contract are common. Faster is possible if all parties align.
Neighborhoods and commutes
Pittsburgh’s rivers, bridges, and hills shape drive times. A 10 to 15 mile commute can take 20 to 40 minutes depending on route and time of day. On-call logistics also matter, including hospital parking policies and shuttle options.
- Oakland, Shadyside, Squirrel Hill: closest to UPMC’s Oakland medical campuses. Expect older homes, walkable blocks, and parking considerations. Condo and townhome options are common.
- Lawrenceville, Bloomfield, Polish Hill: vibrant urban neighborhoods with a variety of housing styles and restaurants. Commute times vary by shift and route.
- South Hills options such as Mount Lebanon, Upper St. Clair, Bethel Park: suburban single-family homes with established neighborhoods and yard space. Typical commutes are often 20 to 35 minutes depending on traffic.
- North suburbs like Sewickley, Fox Chapel, Ross Township: larger lots and suburban settings with commutes that can run 25 to 45 minutes based on hospital location and time of day.
- North Shore, Downtown, Strip District: urban condo living with potential for biking or public transit to Oakland and hospital campuses.
If schools matter for your move, review district boundaries early and confirm enrollment requirements directly with the district. Private and charter options are available across the region.
Financing for physicians
Physician mortgages can be a strong fit if you prefer lower down payments or flexible debt-to-income treatment. Program terms vary by lender, so compare rates, conditions, and how student loans are handled.
- What lenders often ask for: employment contract or offer letter with start date, residency completion letter if applicable, bank statements, W-2s or tax returns if relevant, and student loan documentation.
- Jumbo or conforming: depending on price point, you may choose physician-loan or jumbo financing. Discuss how each option treats future income and student debt.
- Timeline expectations: after you are under contract, full underwriting and appraisal commonly take 2 to 4 weeks depending on backlog. Faster is possible with a responsive team.
Inspections and local risks
Pittsburgh has a large inventory of pre-1950 homes. You should plan for careful due diligence to avoid costly surprises.
- Basements and foundations: hillside terrain and older foundations can lead to water intrusion. Ask inspectors to focus on drainage, grading, and moisture.
- Sewer laterals: older clay lines can be expensive to repair. A video sewer scope is a practical add-on in many neighborhoods.
- Radon: Pennsylvania has higher radon potential. Include a radon test as part of your inspection plan.
- Aging systems: older roofs, chimneys, galvanized plumbing, and legacy materials such as lead paint in pre-1978 homes may need evaluation by specialists.
Also ensure a clear title, no open permits, and verified tax history. Your title company or attorney will guide these searches.
Closing in Pennsylvania
Pennsylvania closings typically involve a title company and, at times, an attorney for settlement. Confirm who prepares documents and who attends your signing.
- Costs you will see: lender fees, title insurance, recording fees, and transfer taxes. Buyer and seller often negotiate the split. Exact percentages vary by municipality and county.
- Contract to close: 30 to 45 days is typical. If your start date is firm, work backward to set offer timing, inspection windows, and appraisal scheduling.
Relocation logistics that save time
Your time is limited. A few early moves can reduce stress and protect your timeline.
- Temporary housing: short-term furnished rentals or extended-stay hotels help you avoid pressure to close before you are ready.
- Parking and on-call: check hospital parking policies early to plan for passes or overnight options.
- Utilities and services: line up internet and utility activation for move-in day. Set mail forwarding when your contract is ratified.
How Black Key Partners helps physicians
You deserve a streamlined process that fits your schedule. Black Key Partners offers a concierge, data-informed approach built for busy clinicians.
- ReloDoc process: a productized physician relocation workflow with preferred lender introductions, a document checklist, and a showing strategy that blends virtual and in-person tours.
- Founder-led guidance: work directly with a finance-trained principal who balances offer strength with risk management, especially on older homes.
- Hyper-local neighborhood insight: tailored advice for Oakland, Shadyside, Squirrel Hill, Lawrenceville, the Strip District, Mt. Lebanon, Upper St. Clair, Fox Chapel, and more.
- Deal strategy and timing: coordinated inspections, realistic contingency windows, and clear closing milestones designed around your start date.
Ready to make your move with confidence? Connect with Kevin C. Schwarz, Real Estate Agent to start your 90-day plan.
FAQs
How fast can a physician buy and close in Pittsburgh?
- Typical closings run 30 to 45 days after an accepted offer, and faster timelines are possible with early appraisal scheduling and quick document responses.
Should I use a physician mortgage or a conventional loan?
- Physician loans can offer low or no down payment and flexible debt-to-income treatment, but you should compare interest rates, total costs, and underwriting conditions with conventional options.
What inspections are most important for older Pittsburgh homes?
- A general home inspection, radon test, and sewer scope are commonly recommended, with specialists for roof, HVAC, chimney, or moisture if issues are suspected.
Who pays transfer taxes and closing costs in Allegheny County?
- The allocation is typically negotiated between buyer and seller, and exact transfer tax percentages vary by municipality and county, so confirm with your agent and title company.
Which neighborhoods keep my commute short to UPMC in Oakland?
- Oakland, Shadyside, and parts of Squirrel Hill are closest to the main medical campuses, while other neighborhoods offer tradeoffs among space, yard needs, and travel time.
What if I need temporary housing while I buy?
- Short-term furnished rentals or extended-stay options let you align your home search, inspections, and closing with your start date without pressure to rush.
