You know what OP, by the very fact you've come here and asked questions to get feedback and aren't putting pressure on your bf or trying to engineer a 'surprise' pregnancy, have a house and money and an educational plan and have worked a decent job, it shows that you're actually a very level-headed and responsible person who has an overwhelming desire to have a child soon, but knows rationally that it wouldn't be the best thing for anyone involved.
It's great that you know what you want and can convey that to your boyfriend.
This is going to sound really silly but bear with me... I was 26 when I realised I really wanted a baby. The time was definitely not right. I was renting a small flat, with a partner who didn't actually want kids any time soon, with nothing in the bank, had a decent job but he had a lot of debt, no prospect of homeownership, the list goes on. I was absolutely consumed with wanting a baby (not least because everyone around me was having them too just like you!). I didn't have my child until I was 31. I spent those five years doing everything I could to set up my life so that when a baby did hopefully arrive, I could know I did the best I could to prepare for them.
I studied, did further qualifications, got promotions, dated with intent (I told my now DH on our first date I was planning on a child in 2-3yr and only considering exclusivity with someone who had the same life goals), bought a home, and then finally got to try and was thankfully successful. When that baby arrived, knowing that he was wanted so dearly by both of his parents was the most wonderful thing.
I also felt really up against the clock due to having stage four endometriosis and only one fallopian tube. You know how I coped for those five years? I kept reminding myself that the egg that would create my future child was already there inside me, already in my ovary, and I was carrying them around every day doing the best I could for them. And I reminded myself that when the day came and I met my child, whether that was in a year or ten or via adoption or carrying myself or any number of outcomes, I would be SO glad I waited. Because I'd meet them and not be able to imagine any other outcome than them.
My kid is three now and I full on pinch myself every day at how much I love him, how awesome he is, I can't believe he's mine. And he has the sort of life I couldn't in a million years have given him if I'd been five years younger.
Whatever you choose to do, good luck. You will make a wonderful mother when the time is right.