Physician Home-Buying Horrors: The $100k Mistake New Attendings Keep Making, #59
Buying a home is a major milestone, especially for physicians who've spent years renting and dreaming of settling down. However, jumping into homeownership right after landing your first attending job can carry serious risks—financial, professional, and even personal. On the show this week, we break down the real costs, challenge common assumptions, and equip you with strategies to make the right decision for your lifestyle. Looking for help with Disability Insurance, Physician Banking, Student Loan Refinancing, Physician Mortgages, Contract Reviews, and more? Check out our " Best of the Best " sponsors page to find a list of the professionals Chad & Tyler team up with for their clients. You will want to hear this episode if you are interested in... [00:00] Understanding closing costs and commissions [04:21] Discussing home buying decisions [09:45] Understanding Non-Compete and Home Location [11:09] Understanding work-life balance factors [16:05] Discussing inflated housing markets [17:25] Challenges of settling for physicians Why Physicians Should Think Twice Before Buying a Home After Training Many new doctors are shocked to discover just how expensive it can be to exit a home purchase gone wrong. If you think closing costs are painful, wait till you find out what negative equity is—where the proceeds from selling don't cover your remaining mortgage and transaction fees, forcing you to pay out of pocket to leave your home. Closing costs on both buying and selling can easily reach $100,000 for a $1 million home. On buying, expect 2-3% for administrative fees, and on selling up to 5-6% in realtor commissions plus additional expenses, totaling between 7-10%. This doesn't factor in sudden market downturns that can leave homeowners with negative equity, multiplying financial stress and drastically limiting options. Knowing When You're Really Ready We talk a lot on the show about the danger of buying before you truly know your job and location. Many fall into the trap of assuming that once they become an attending, stability is guaranteed. But the reality is often different: about half of doctors leave their first attending job within a few years. As one story highlights, a physician purchased a home immediately after starting a new job, only to discover soon after that the workplace environment was toxic—and due to a non-compete clause, had to sell and absorb huge costs. What's more, your experience as a trainee in a city or at a hospital is not the same as being an attending. Even returning to a familiar place, the dynamics, expectations, and relationships can shift dramatically, catching many off guard. Renting Isn't Defeat—It's Strategic Flexibility It's understandable to crave permanence after years of training and relocation, renting for a year or more can be the single best way to test-drive your new life and protect your finances. Renting lets you: Assess job satisfaction and work-life balance without pressure Get to know neighborhoods, school districts, and commuting patterns Allow time to clarify actual income, bonuses, and lifestyle expenses Be nimble in case you need (or want) to pivot jobs or locations Don't be swayed by cultural or peer pressure that "successful people own homes." For physicians at this career juncture, flexibility is an underrated asset. Reviewing Contracts and Watching for Conflicts of Interest Physicians should never overlook the importance of having their employment contracts, especially non-competes, reviewed by a qualified attorney before making financial commitments. A restrictive non-compete could lock you out of entire regions if the job doesn't pan out, forcing an expensive relocation and home sale. Equally important is recognizing who stands to benefit from your buying decision. Mortgage brokers and realtors may encourage larger purchases because their commissions increase, but their incentives are not always aligned with your best interests. It's important to seek unbiased advice from professionals who prioritize your goals, not their commission checks. Any home purchased should fit seamlessly into your long-term financial plan. Compensation structures for physicians are often complex and unpredictable, making it all the more important not to overextend based on projected (but not guaranteed) bonuses. Consider basing affordability on your base salary alone, treating bonuses as welcome extras rather than essentials. The best of the best list is a paid sponsorship, but these are professionals/companies that Tyler and Chad collaborate with within their own practices or have been vetted to earn a spot on this list. By supporting our sponsors, it allows Chad & Tyler to dedicate more time to you and the Physician Cents community. If you ever have a question (or not a great experience, which we don't expect!) about a sponsor, please let us know. We call it the "best of the best" for a reason, and we will maintain that standard for our listeners & viewers. Connect With Physician Cents WealthKeel LLC Olson Consulting LLC Tyler Olson on Twitter Chad Chubb, CFP®, CSLP® on Twitter Subscribe to Physician Cents Apple Podcasts Audio Production and Show Notes by - PODCAST FAST TRACK




