PCS Moves and Home Buying: Expert Tips for Military Families
A Permanent Change of Station (PCS) order brings excitement, stress, and a mountain of logistics — especially when it comes to housing. Whether you are buying your first home at a new duty station or deciding what to do with a property you are leaving behind, these expert tips will help you navigate the process.
Before You PCS: Planning Ahead
The best PCS home purchases start with early planning. As soon as you receive your orders:
- Get pre-approved immediately — Start the loan process before you arrive at your new duty station. A pre-approval letter shows sellers you are serious and ready to move fast
- Research the local market — Study housing prices, neighborhoods, school districts, and commute times near your new installation
- Connect with a military-friendly real estate agent — Find an agent near your new base who understands military relocations and VA transactions
- Understand your BAH — Calculate your Basic Allowance for Housing at the new location to determine your comfortable price range
Buying at Your New Duty Station
Rent First or Buy Right Away?
This is the biggest question for PCSing families. Consider buying if:
- You expect to be stationed for 2+ years
- Your BAH comfortably covers a mortgage payment
- The local market has strong rental demand (in case you PCS again)
- You are ready to build equity instead of paying rent
Consider renting first if:
- Your assignment is less than 2 years
- You want to explore neighborhoods before committing
- The local housing market is declining
House Hunting from a Distance
Many military families need to find a home before arriving at their new duty station. Virtual house hunting has become the norm:
- Use video tours and virtual open houses with your real estate agent
- Take advantage of TDY/house hunting trips (usually 10 days of authorized travel)
- Review satellite imagery, neighborhood data, and school ratings online
- If possible, schedule a quick visit to see top choices in person before making an offer
What to Do with Your Current Home
If you already own a home, you have three main options when you PCS:
Option 1: Sell It
Selling is the cleanest option if you have built enough equity to cover selling costs (typically 6-10% of the sale price). The VA loan is reusable — once your current loan is paid off, your full entitlement is restored for your next purchase.
Option 2: Rent It Out
Turning your home into a rental property can be a wealth-building strategy, especially in markets near military bases where rental demand is consistently strong. Consider:
- Hiring a property management company (typically 8-10% of monthly rent)
- Understanding landlord-tenant laws in your state
- Keeping enough reserves for maintenance and vacancies
Option 3: Use a VA Loan Assumption
VA loans are assumable, meaning a qualified buyer can take over your existing loan terms. In a rising rate environment, your lower-rate VA loan could be very attractive to buyers.
VA Loan Benefits During PCS
- Multiple VA loans — You may qualify for a second VA loan at your new duty station while keeping the first as a rental
- Remaining entitlement — Even with an existing VA loan, you may have enough remaining entitlement for a second purchase
- No occupancy requirement after PCS — If you PCS away from a home bought with a VA loan, you do not need to sell — the occupancy requirement is satisfied by your prior residence
Planning a PCS move? Contact MaxVALoan early and we will help you strategize your housing plan for a smooth transition.
Get Expert VA Loan Help from MaxVALoan
MaxVALoan.com, powered by Patriot Pacific Financial Corp, specializes exclusively in VA loans for veterans and active-duty service members. We are licensed in Arkansas, Arizona, California, Colorado, Florida, Georgia, Hawaii, Maryland, North Carolina, Nevada, Oregon, South Carolina, Texas, Virginia, and Washington. Contact us today or call (951) 551-7633 to get started with your VA loan.
