Closing before the first paycheque
Program and regulatory figures verified October 5, 2026. Details change; confirm your scenario with us.
Physicians start on fixed dates and California houses do not wait. This is the rule that lets the two line up.
The two numbers
| Route | How far before income starts you can close | Source |
|---|---|---|
| Physician programme | 150 days | Sequoia guide v1.1 |
| Conventional | 90 days | Fannie Mae B3-3.3-03 |
Both run from a signed employment contract evidencing the future income. Neither works on an offer under negotiation.
Why 60 days is a lot in California
Because of how fast the market clears. San Jose was running 37 mean days to pending as of 2026-08-31, San Francisco 38, San Diego 42, Los Angeles 48 — all inside the national 53-day benchmark.
An extra two months is therefore not two months of leisure; it is roughly two extra cycles of the market. For a physician relocating from out of state with a July start, the difference is between searching properly and taking what is available in June.
How to use the window
- Get the contract signed first. Everything else depends on it.
- Start the financing before the search. The window is only useful if the file is ready to move when you find the house.
- Know your county's limit. It decides your range, and California's limits vary more than most states'. The limits.
- Have the student loan documentation ready, because that is usually what sets the price you can reach. Detail.
What the window does not do
It does not remove the underwriting. Credit, assets, the property and the contract all still have to stand up, and a physician programme is underwritten with lender overlays like any other loan. Nothing here is a guarantee of approval.
It also does not change your debt position. Until an award or a payment actually reduces a balance, the balance underwrites as it is — and California's physician loan-repayment programmes are closed until 2027. Status.
A realistic California timeline.
Frequently asked questions
How early can a physician close before starting a new job?
A physician programme can allow closing up to 150 days before the attending start date, on the strength of a signed employment contract. Fannie Mae's B3-3.3-03 allows 90 days for income that has not yet begun.What document does the 150-day window run from?
A signed employment contract evidencing the future income. An offer still under negotiation is not sufficient for either the 150-day physician window or the conventional 90-day allowance.Does the 150-day rule guarantee approval?
No. Credit, assets, the property and the contract all still have to satisfy underwriting, and physician programmes are written with lender overlays. The window governs timing, not approval.Mike Certo · NMLS #260555 · Cornerstone First Mortgage NMLS #173855 · Equal Housing Lender. Educational content, not a loan commitment and not legal, tax, or licensure advice. Physician-loan program terms, eligible degrees, and overlays are set by the lender and change; California loan-repayment program terms and application cycles change too. Confirm your scenario with us and your program administrator. All loans are subject to borrower and property qualification, including credit and income review.