How We Helped an ER Surgeon Buy in South Chandler on a 5% Down Physician Loan Without Selling His Arcadia Home
Jared Green is an ER surgeon who lived in Arcadia and works at two ER locations, one in the Ocotillo area of Chandler and one in East Mesa. The commute wore on him. We helped him buy a $915,000 home in Pecos Ranch Estates in South Chandler with a 5% down physician loan, keep his Arcadia home as an Airbnb, and get the seller to replace the roof before closing.
Why did an ER surgeon leave Arcadia for South Chandler?
The drive. Jared liked living in Arcadia, but the traffic was a beast. His two ER locations are in the Ocotillo area of Chandler and in East Mesa off the South 202. When you work 24-hour shifts, a long drive on both ends is a real cost. He wanted to live closer to work.
He also has a young daughter. He wanted great schools and a yard where she could play.
What did he need in a home?
Great schools, space for his daughter to play, and a short drive to both ERs. That was the whole list.
We looked at a lot of homes between Chandler and Gilbert. I started him around Morrison Ranch and Santan Village. He picked a home in Pecos Ranch Estates in South Chandler. It had curb appeal, the yard and the space, and a park around the corner where he could picture taking his daughter.
How did he buy without selling his Arcadia home?
He did not have to sell it. His loan did not depend on selling the Arcadia home or on renting it out. So he kept it and turned it into an Airbnb.
Buying before selling is a worry for a lot of move-up buyers in Chandler and Tempe. In Jared's case, the loan was set up so the old house was never part of the math.
What is a physician loan, and how did it work here?
A physician loan is a mortgage program built for doctors. Many lenders offer one, and many let a doctor buy with as little as 5% down, because lenders look at a doctor's earning future, and early-career doctors often carry student debt.
Jared used a conventional physician loan with 5% down and an adjustable rate. On a $915,000 home, that meant about $45,750 down. A 20% down payment would have been about $183,000.
He talked with more than one lender before he chose. When he asked, I sent the contract to each lender so they could run numbers.
What was hard about this home, and how did we handle it?
The roof needed to be replaced.
Here is the catch. On a conventional loan with 5% down, a seller can only credit a small part of the price toward the buyer's costs. The general limit is 3%, which is about $27,000 on this home. A $30,000 roof credit plus other repair credits would have gone over that limit.
So we did not ask for a credit. We asked the seller to arrange the roof replacement as a condition of the sale. The roof was worth about $30,000. We also got another $10,000 in credits for smaller repairs. The seller had the new roof installed before closing.
How did we negotiate for him?
I held off ordering the appraisal until the seller answered our repair request. When an appraiser calls the listing agent, the seller reads it as a sign that the buyer is moving forward no matter what. I did not want to send that message yet.
Jared had also been burned by a condo HOA before, so I made sure the title team sent him every HOA document early. The HOA report came back clean, with no violations and dues of $426 a quarter.
What was the result?
Jared closed in December 2025 on a $915,000 home in South Chandler. His commute is shorter. His daughter has a yard and a park around the corner. He still owns the Arcadia home. The roof is new, and the seller paid for it.
What would I tell another doctor or busy professional in the same spot?
Talk to physician loan lenders before you tour a single home. Ask two or three, so you know your numbers.
Plan for repairs. On a low down payment loan, it can work better to ask the seller to do the big repair than to ask for a credit.
Keep the tour plan tight. Jared works 24-hour shifts, so I planned about 30 minutes a home and asked him to drive the neighborhoods on his own first.
Frequently asked questions
Can a doctor buy a home in Chandler with 5% down?
Yes, if the lender offers a physician loan. Many do. Jared's loan was conventional with 5% down and an adjustable rate. Terms vary by lender, so compare two or three.
Can I keep my old home when I buy a new one?
Often, yes. It depends on how the lender qualifies you. In Jared's case, the loan did not rely on selling or renting the Arcadia home, so he could keep it.
Can a seller replace a roof instead of giving me a credit?
Yes. A seller can agree to arrange a repair as a condition of the sale. On a low down payment loan, this can work better than a credit, because credits have a cap. Your lender can tell you the exact limit for your loan.
Is a physician loan fixed or adjustable?
Jared's was adjustable, and his lender offered 5, 7, and 10 year options. Other lenders offer fixed rates, often with a higher down payment. Ask each lender which choices you have.
Ben Graham, luxury real estate advisor serving South Tempe and South Chandler. REALTOR since 2011 with 500+ sales, including a physician buyer who moved into South Chandler on a 5% down loan.
