PCS Help
How to Choose the Right Real Estate Agent for Your Military PCS Move: A Complete Guide
6/9/2025
How to Choose the Right Real Estate Agent for Your Military PCS Move: A Complete Guide
Permanent Change of Station (PCS) moves are among the most challenging aspects of military life. Whether you're relocating CONUS or preparing for an OCONUS assignment, finding the right home quickly and efficiently can make or break your transition. The key to success? Partnering with a real estate agent who truly understands military life and the unique pressures of PCS moves. According to Military OneSource, military families move 2.4 times more often than civilian families, with the average service member relocating every 2-3 years. This frequent movement creates specific needs that not every real estate agent can address effectively. Why Military Families Need Specialized Real Estate Agents Understanding PCS Timelines and Pressures Military moves operate on compressed timelines that civilian agents may not fully grasp. According to the Department of Defense, PCS orders typically provide 60-120 days notice, requiring agents who can work efficiently under tight deadlines. Unlike civilian moves that can take months to plan, military families often need to find, secure, and close on a home within weeks. A military-experienced agent understands that orders can change, deployments may extend, and family needs must be balanced with operational requirements. They're prepared to handle last-minute adjustments and can work around military schedules, including field exercises and duty rotations. VA Loan Expertise Makes a Critical Difference VA.gov: VA Loans account for 11% of all home purchases nationwide, but among military families, this benefit is often the primary path to homeownership. However, VA Loans come with specific requirements that not all agents understand: No down payment requirement but potential funding fees Unique appraisal standards that protect veterans but can complicate negotiations Occupancy requirements that affect investment property purchases Certificate of Eligibility processing that can delay closings An agent experienced with VA Loans can navigate these complexities, ensuring your transaction proceeds smoothly and you maximize your benefits. Local Area Intelligence Beyond Real Estate Military families need more than housing advice—they need area intelligence. The best military real estate agents provide insights about: Commute times to base during different traffic patterns School district quality and enrollment procedures for military children Base amenities access and guest privileges Community support networks for military spouses Deployment-friendly neighborhoods with active spouse groups Essential Qualities to Look for in Your Military Real Estate Agent 1. Personal Military Connection The Military Family Life Counselor Program: Agents with personal military experience—either through service or as military spouses—bring irreplaceable understanding to your transaction. They know what it's like to receive sudden orders, navigate base housing waitlists, or manage a move while deployed. Look for agents who can speak your language: They understand BAH rates, TLA/TLE benefits, and the stress of geographic separation during house hunting. 2. Proven VA Loan Track Record Ask potential agents about their VA Loan experience: How many VA Loan transactions have they completed in the past year? Can they explain VA appraisal requirements and how they differ from conventional loans? Do they have relationships with VA-approved lenders? Can they provide references from other military clients? The Consumer Financial Protection Bureau states that Veterans save an average of $8,000-$10,000 compared to conventional loans, but only when working with knowledgeable professionals. 3. Technology Integration for Remote Coordination Modern military moves often require remote coordination. Your agent should offer: Virtual tours with detailed video walkthroughs Digital document signing capabilities Real-time communication through multiple channels Remote closing coordination when necessary 4. Strong Military Community Reputation The military community is tight-knit, and word travels fast about agent performance. Research potential agents through: Military spouse social media groups for your destination base Unit family readiness groups and recommendations Online reviews from verified military clients Professional military associations they may belong to 5. Flexibility and Adaptability Military life demands flexibility, and your agent must match this adaptability: Weekend and evening availability to accommodate duty schedules Quick response times for time-sensitive decisions Ability to adjust strategies when orders or circumstances change Backup planning for common military scenarios Red Flags: What to Avoid When Choosing an Agent Lack of Military Understanding Avoid agents who: Don't understand military acronyms or lifestyle Seem rushed or impatient with PCS timelines Have no experience with VA Loans Can't provide military client references Poor Communication Patterns Warning signs include: Slow response times to calls or emails Inability to communicate across time zones Lack of proactive updates on market conditions Unclear explanation of military-specific benefits Limited Local Knowledge Be cautious of agents who can't answer questions about: Base access procedures for house hunting Military-friendly neighborhoods Local spouse employment opportunities Base amenities and community resources Questions to Ask Potential Agents Before selecting your agent, conduct interviews with these essential questions: Military Experience Questions: What's your personal connection to the military community? How many military families have you helped in the past year? Can you provide references from recent military clients? VA Loan Expertise Questions: What percentage of your transactions involve VA Loans? How do you handle VA appraisal challenges? Which VA-approved lenders do you recommend? Local Area Questions: What neighborhoods do you recommend for our base assignment? How do you help families research schools and community resources? What's the current market like for our budget and timeline? Process and Communication Questions: How do you handle remote coordination for PCS moves? What's your typical response time for client communications? How do you adapt when military orders change unexpectedly? Maximizing Your Agent Relationship During PCS Set Clear Expectations Early Establish communication preferences, timeline requirements, and must-have versus nice-to-have features for your new home. Military families often have non-negotiable requirements (like proximity to base or specific school districts) that should be communicated upfront. Leverage Military Benefits and Resources Work with your agent to understand all available benefits: PCS travel allowances that may cover house-hunting trips Military clause options in purchase contracts Base lodging during extended house-hunting periods Spouse employment resources in your new location Plan for Common Military Scenarios Discuss contingency plans for: Delayed reporting dates affecting closing timelines Deployment extensions impacting move schedules Family separation during transition periods Emergency moves due to family or operational needs Making the Final Decision Your real estate agent will be your primary advocate during one of the most stressful aspects of military life. Choose someone who demonstrates: Genuine care for military families and their unique challenges Professional competence with VA Loans and military relocations Local expertise that goes beyond basic real estate knowledge Communication skills that keep you informed and confident Flexibility to adapt to the unexpected nature of military life Remember, the cheapest commission isn't always the best value. An experienced military real estate agent can save you thousands through expert negotiation, VA Loan optimization, and helping you avoid costly mistakes. Connect with Military Real Estate Experts Finding the right real estate agent is crucial for a successful PCS move. Whether you're buying your first home with a VA Loan or relocating for the fifth time, partnering with an agent who understands military life makes all the difference. Ready to connect with real estate agents who specialize in military moves? Contact VeteranPCS today to be matched with qualified agents in your new duty station area! Share this guide with your military network to help fellow servicemembers navigate their next PCS move successfully.
Samuel Lynch
Retired Marine Corps
10 Essential Questions for First-Time Military Home Buyers in 2025
6/6/2025
10 Essential Questions for First-Time Military Home Buyers in 2025
Buying your first home during a Permanent Change of Station (PCS) move brings unique opportunities and challenges that civilian buyers rarely face. While the process might seem overwhelming, military families have access to exceptional benefits like VA Loans that can make homeownership more affordable and accessible. Understanding the right questions to ask will help you navigate this major decision with confidence and avoid costly mistakes. The ten questions in this guide will help you maximize your military benefits, choose the right property, and work with professionals who understand military life. Focus on VA Loan pre-approval, BAH alignment, and finding a military-experienced agent to set yourself up for success. 1. What Are My VA Loan Benefits and How Do I Get Pre-Approved? The VA home loan program offers zero down payment, competitive interest rates, and no private mortgage insurance (PMI) for eligible service members, veterans, and surviving spouses. This benefit can save you thousands of dollars compared to conventional financing. Key VA Loan Benefits for 2025: No down payment required for eligible Veterans, service members, and survivors with full entitlement on loans over $144,000 Competitive interest rates often without requiring a downpayment or private mortgage insurance The 2025 conforming loan limit for a single-family home in most of the U.S. is $806,500, though limits vary by county Getting pre-approved is critical before you start house hunting. To get financing for a VA-backed home loan, you must meet credit, income, and occupancy requirements from both the VA and your lender. Your Certificate of Eligibility (COE) proves to lenders that you qualify for VA benefits, and most Veterans can obtain their COE in minutes through their lender using only their social security number and date of birth. Ready to explore your VA Loan options? Connect with a VeteranPCS lender who understands military financing and can secure your pre-approval quickly. 2. How Should I Align My Home Budget with My Basic Allowance for Housing (BAH)? Your BAH rate is based on your paygrade, your dependency status and the location of your duty station, with rates updated annually. BAH rates increased by 5.4% from 2024 to 2025, with the Defense Department paying about 1 million service members a total of $29.2 billion in BAH in 2025. Smart military homebuyers use BAH as a foundation for their housing budget, but shouldn't limit themselves to exactly that amount. BAH provides uniformed service members equitable housing compensation based on housing costs in local civilian housing markets within CONUS when government quarters are not provided. BAH Strategy Tips: Calculate your monthly mortgage payment including principal, interest, taxes, and insurance (PITI) Factor in utilities, maintenance, and homeowners association fees BAH is meant to cover 95 percent of your housing costs, minus renters' insurance Consider potential BAH changes if you receive promotion orders Using your BAH wisely for homeownership builds equity instead of paying rent, creating long-term wealth for your military family. 3. What Type of Home Best Fits Military Life and Future PCS Moves? Military families must consider both immediate needs and future flexibility when choosing a home. The property you select should work whether you live in it for two years or decide to keep it as a rental investment after your next PCS. Key Considerations: Single-family homes: Often better for resale value and rental potential Condominiums: Lower maintenance but potential HOA restrictions on rentals Townhouses: Balance of space and maintenance ease Location factors: Proximity to base, school districts, and neighborhood appeal to other military families Military OneSource recommends using MilitaryINSTALLATIONS to find information about your new installation including local programs and services, maps, and directions to help evaluate neighborhoods. Properties in military-friendly communities typically maintain better resale and rental value since they appeal to the constant flow of military families in the area. 4. How Do I Find a Real Estate Agent Who Understands Military Needs? Working with a military-experienced agent makes a significant difference in your home-buying success. Look for agents who understand PCS timelines, VA Loan requirements, and the unique challenges military families face. What to Look for in a Military-Friendly Agent: Personal military experience or extensive work with military clients Knowledge of VA Loan processes and requirements Understanding of PCS timelines and potential complications Familiarity with military housing allowances and benefits Network of military-friendly lenders and service providers A knowledgeable agent can help you navigate remote purchases, understand local military communities, and ensure your timeline aligns with your PCS orders. Connect with VeteranPCS agents who specialize in military relocations and understand your unique situation. 5. Should I Consider a Fixer-Upper as My First Military Home? Fixer-uppers can offer excellent value but require careful consideration for military buyers who may face unexpected deployments or PCS orders. Pros of Fixer-Uppers: Lower purchase price allows more house for your budget Potential for increased equity through improvements Opportunity to customize your home Military-Specific Concerns: VA loans have specific standards for property conditions, so a home in need of extensive repairs may not qualify without substantial upfront work Deployment schedules may interrupt renovation timelines PCS orders could force you to sell before completing improvements Rental management becomes more complex with ongoing repairs If you're considering a fixer-upper, ensure you have realistic timelines, adequate financial reserves, and contingency plans for military-related schedule changes. 6. What Hidden Costs Should I Budget Beyond My VA Loan? While VA Loans offer exceptional benefits, homeownership includes additional costs that first-time buyers often underestimate. Essential Budget Items: VA loan requirements limit what closing costs borrowers pay, with lender fees capped at 1% of the loan amount Property taxes (varies significantly by location) Homeowners insurance and flood insurance if required Utilities setup and monthly costs Regular maintenance and emergency repairs VA funding fee of 2.15% of the home cost for first-time buyers, though this fee is waived if you receive VA disability benefits for a service-related injury Creating a maintenance fund of 1-2% of your home's value annually helps manage unexpected repairs without financial stress. 7. How Can I Ensure Good Resale or Rental Potential? Military families should always consider exit strategies when purchasing a home, as PCS orders can change plans unexpectedly. Features That Maximize Future Options: Desirable school districts attract military and civilian families Proximity to military installations ensures consistent demand Move-in ready condition appeals to relocating families Standard layouts and neutral finishes have broad appeal Neighborhoods with military-friendly amenities and services Research local rental rates and vacancy percentages to understand the investment potential. Properties near major military installations typically maintain steady rental demand. 8. What's My Timeline and What If I Receive New Orders? Military homebuyers must balance their desired timeline with the reality that orders can change unexpectedly. Timeline Planning: Allow 30-60 days for the complete home-buying process Factor in potential delays with VA appraisals or repairs Coordinate closing dates with PCS schedules and temporary lodging Plan for overlap between current and new housing costs Contingency Planning: Understand your options if orders change before closing Research property management companies in case you need to rent Know the financial implications of selling quickly after purchase Consider military clauses in purchase contracts that allow order-related cancellations Military OneSource offers PCS support and resources available 24/7/365 to help service members manage their moves. 9. What Should I Focus on During Home Inspections? Thorough home inspections protect your investment and help avoid costly surprises after purchase. Critical Inspection Areas: Roof condition and age (expensive to replace) HVAC systems and age of major appliances Electrical and plumbing systems Foundation and structural elements Evidence of water damage, mold, or pest issues For remote PCS purchases, request detailed photo reports and consider virtual inspection tours. Your agent can coordinate with inspectors to ensure thorough documentation. VA appraisals also inspect properties to ensure they meet VA's minimum property requirements for safety and sanitation. 10. How Do I Coordinate Home Buying with My PCS Timeline? Successfully managing a home purchase during PCS requires careful coordination and preparation. PCS Home-Buying Checklist: Start the pre-approval process before receiving orders Research target areas using military installation resources Connect with your installation's Relocation Assistance Program for support and referrals Coordinate house-hunting trips with leave schedules Plan closing dates around report dates and temporary lodging Arrange utility transfers and address changes Use DPS (Defense Personal Property System) to schedule your household goods shipment to your new home Starting early and working with experienced military professionals helps ensure your home purchase enhances rather than complicates your PCS move. Make Your Military Home Purchase a Success Buying your first home during a PCS presents unique opportunities to build wealth while serving your country. By asking these essential questions and working with professionals who understand military life, you'll make informed decisions that benefit your family's long-term financial future. The combination of VA Loan benefits, BAH support, and careful planning can make homeownership achievable even during the complexities of military life. Focus on properties with strong military appeal, work with experienced professionals, and maintain flexibility for the unexpected changes that come with military service. Ready to start your military home-buying journey? Connect with VeteranPCS experts who understand your unique needs and can guide you through every step of the process. Share this guide with your military network to help other service members navigate their first home purchase successfully!
Samuel Lynch
Retired Marine Corps
PCS to Fort Leavenworth: Complete Guide for Military Families
5/30/2025
PCS to Fort Leavenworth: Complete Guide for Military Families
Receiving orders to Fort Leavenworth means you're headed to what's known as the "Intellectual Center of the Army" - a historic installation with a strong sense of community and tradition. Whether this is your first Permanent Change of Station (PCS) or you're a seasoned military family, this guide will help you navigate your move to northeastern Kansas with confidence and clarity. Understanding Fort Leavenworth: Location and Mission Fort Leavenworth sits along the Missouri River in northeastern Kansas, approximately 35 miles northwest of Kansas City. Military OneSource: The installation spans over 5,600 acres and plays a crucial role in military education and leadership development. The post is home to several key institutions, including: The U.S. Army Command and General Staff College (CGSC) Combined Arms Center (CAC) Mission Command Center of Excellence Center for Army Lessons Learned Unlike combat-focused installations, Fort Leavenworth's primary mission centers on education and doctrine development, creating a unique atmosphere that many military families appreciate. Housing Options: On-Post vs. Off-Post Living On-Post Housing On-post housing at Fort Leavenworth is managed by Frontier Heritage Communities and offers several advantages for military families: Frontier Heritage Communities: Wait times for family housing typically range from 1-4 months depending on rank and family size Historic homes and newer constructions available Utilities included in Basic Allowance for Housing (BAH) Walking distance to schools, commissary, and post facilities Strong sense of community with regular events Off-Post Housing Options Many families choose to live in surrounding communities, each with distinct advantages: Leavenworth, KS: Small-town charm, 5-10 minute drive to post Lansing, KS: More modern housing developments, 15-20 minute drive Platte City, MO: Affordable housing options, 25-30 minute drive Kansas City Northland: Greater amenities and shopping, 30-40 minute drive State-Specific Military Benefits: Kansas vs. Missouri Fort Leavenworth's location near the Kansas-Missouri border gives military families a unique opportunity to choose which state benefits best suit their needs. Kansas Military Benefits Kansas Department of Revenue: Military retirement pay is fully exempt from state income tax Kansas Board of Regents: In-state tuition rates for active duty, their spouses, and dependents regardless of residency status Vehicle property tax exemptions for qualifying service members Expedited professional licensing for military spouses Missouri Military Benefits Missouri Department of Revenue: Full exemption of military retirement pay from state income tax as of 2024 In-state college tuition for active duty personnel and dependents Missouri Division of Professional Registration: Streamlined licensing process for military spouses with out-of-state credentials Property tax credits available to veterans with service-connected disabilities When deciding where to live, consider which state's benefits align best with your family's current situation and future plans. This strategic choice can result in significant financial advantages throughout your assignment. Community Resources and Support Services Fort Leavenworth offers comprehensive support for military families transitioning to the area: Army Community Service (ACS): Relocation assistance, financial readiness programs, and employment readiness services Child and Youth Services (CYS): Childcare, youth sports, and before/after school programs Family Readiness Groups (FRGs): Unit-specific support networks New arrival briefings and sponsorship programs The installation's relatively small size fosters a close-knit community where newcomers quickly feel at home. Many families report forming strong connections through involvement in post activities, volunteer opportunities, and community events. Education Options for Military Children Families with school-age children have several quality options: Unified School District 207: Four on-post schools (three elementary, one middle school) Fort Leavenworth high school students attend Patton Junior High until 9th grade, then transfer to Leavenworth High School Department of Defense Education Activity (DoDEA): Special education services and transition support Several private schools within commuting distance The schools around Fort Leavenworth are experienced in supporting military children through transitions and understanding the unique challenges they face with frequent moves. Exploring the Surrounding Area One advantage of a Fort Leavenworth assignment is access to both small-town charm and big-city amenities: Historic downtown Leavenworth offers local shops, restaurants, and museums Kansas City (35 miles away) provides professional sports, world-class barbecue, and cultural attractions Visit KC: Kansas City features family-friendly destinations like Union Station, Science City, and the Nelson-Atkins Museum of Art Weston, Missouri (20 minutes away) is known for wineries, apple orchards, and seasonal festivals Many military families take advantage of Fort Leavenworth's central location to explore weekend destinations within a few hours' drive, including Omaha, St. Louis, and the Ozarks. Preparing for Your PCS to Fort Leavenworth To ensure a smooth transition: Defense Travel Management Office: Start your housing search 3-4 months before your report date Contact the Fort Leavenworth Housing Office for current availability and waiting list information Research school enrollment requirements if you have children Join Fort Leavenworth community Facebook groups to connect with current residents Schedule your household goods shipment early, especially if moving during peak PCS season (May-August) Visual Suggestion: Timeline infographic showing key milestones for planning a Fort Leavenworth PCS from 6 months out to arrival day Climate and Seasonal Considerations The Fort Leavenworth area experiences all four seasons, which may require adjustment if you're coming from a different climate: Hot, humid summers with temperatures regularly in the 90s Cold winters with occasional snow and ice Beautiful spring and fall seasons with moderate temperatures National Weather Service: Possibility of severe weather including thunderstorms and tornadoes during spring and summer Be prepared to update your wardrobe and vehicle maintenance routines accordingly. Many newcomers from southern installations find they need to purchase winter clothing and learn winter driving techniques. Finding Your Fort Leavenworth Home Whether you're looking to buy, sell, or rent during your Fort Leavenworth assignment, working with a real estate professional who understands military relocations can make all the difference. VeteranPCS agents are familiar with: Current BAH rates and how they align with local housing costs Neighborhoods that offer the best commute times to post School district boundaries and performance ratings VA Loan requirements and benefits Military-friendly lenders and service providers Ready to make your Fort Leavenworth PCS a success? A PCS move to Fort Leavenworth offers your military family the opportunity to experience the unique combination of small-town living with access to big-city amenities, a strong sense of military community, and the chance to be part of the Army's intellectual center. With proper planning and the right support, your transition can be smooth and your time at this historic installation rewarding. Connect with a VeteranPCS agent who specializes in military relocations in the Kansas-Missouri border region! Know someone PCSing to Fort Leavenworth soon? Share this guide to help make their military move easier!
Ashley Hoer
Army Spouse
PCS to Florida: A Military Family's Guide to Polk County Living
5/27/2025
PCS to Florida: A Military Family's Guide to Polk County Living
Receiving PCS orders to Central Florida? Polk County might be the perfect home base for your military family. Strategically positioned between major installations and offering substantial housing value, this growing region provides an ideal combination of convenience, affordability, and quality of life for service members. Strategic Location for Military Commuters Polk County's central position puts you within reasonable commuting distance of several key military installations in Florida: MacDill Air Force Base: 45-60 minutes west, home to U.S. Central Command and U.S. Special Operations Command Avon Park Air Force Range: Approximately 1 hour south, one of the largest military training areas east of the Mississippi Patrick Space Force Base: About 1.5-2 hours east, supporting space launch operations at Cape Canaveral This central location allows military families to maintain stability even when assignments change between nearby installations. Military OneSource: Reducing commute stress can significantly improve quality of life during your Florida assignment. Visual Suggestion: Map of Central Florida highlighting Polk County with driving times to surrounding military installations Maximizing Your BAH and VA Loan Benefits For military families, Polk County offers exceptional housing value compared to surrounding areas. Department of Defense BAH Calculator: Basic Allowance for Housing rates for nearby installations often stretch further in Polk County than in Tampa or Orlando proper. The area's housing market presents excellent opportunities for using your VA Loan benefits: New construction communities with military-friendly builders Established neighborhoods with larger lots More square footage for your housing budget VA.gov: VA Loans require no down payment and offer competitive interest rates, making homeownership in Polk County particularly accessible for military families. Ready to explore your Polk County housing options? Connect with a VeteranPCS agent who specializes in military relocations to Central Florida. Military-Friendly Community Support Polk County communities understand and value their military residents. Cities like Lakeland, Winter Haven, Bartow, and Haines City offer: Convenient access to VA clinics and services Active veteran service organizations Military spouse employment resources Community events recognizing military service Military Installations: Many local businesses offer military discounts, and the county's growing veteran population creates a supportive network for newly stationed families. Education Transition Support for Military Children Navigating school transitions during a PCS move can be challenging. Fortunately, Florida participates in the Interstate Compact on Educational Opportunity for Military Children, helping ease these transitions. Military Interstate Children's Compact Commission: This agreement helps maintain consistent education standards across state lines for military children. Polk County schools offer: Strong public school districts with advanced academic programs Growing charter and magnet school options STEM and arts-focused educational tracks Many schools in the area have experience supporting military children through transitions and understand the unique challenges they face. Visual Suggestion: Infographic showing school enrollment timeline and required documents for PCS families Quality of Life Beyond the Base Your off-duty time matters just as much as your duty assignment. Polk County offers: Abundant lakes and parks for outdoor recreation LEGOLAND Florida Resort in Winter Haven Easy 30-45 minute access to Orlando's world-famous attractions Lower traffic congestion than larger metro areas Florida Department of Veterans' Affairs: Florida's lack of state income tax provides additional financial benefits for military families, stretching your paycheck further. Planning Your Polk County PCS When preparing for your move to Central Florida, consider these timeline recommendations: 3-6 months before PCS: Begin researching Polk County communities and school districts 60-90 days out: Connect with a military relocation specialist through VeteranPCS 30-45 days before arrival: Schedule home viewings or rental tours Upon arrival: Visit the county's veteran services office to learn about local resources Consumer Financial Protection Bureau: Proper financial planning for your PCS can reduce stress and help you make the most of your Florida assignment. Conclusion: Your Next Mission Base Whether you're stationed at MacDill AFB, working at Avon Park, or supporting operations at Patrick SFB, Polk County offers a strategic home base for your military family. With its central location, strong military community, educational opportunities, and housing value, it provides everything you need for a successful Florida assignment. Ready to make your PCS to Polk County a success? Contact a VeteranPCS agent today who specializes in Central Florida military relocations! Share this guide with other military families receiving PCS orders to Florida's military installations.
Eliel Clemente-Rivera
Army Veteran
PCS to Charleston SC: 2025 Military Family Guide to Joint Base Charleston
5/23/2025
PCS to Charleston SC: 2025 Military Family Guide to Joint Base Charleston
Receiving orders to Charleston, South Carolina? You're in for a treat! This comprehensive guide helps military families navigate their Permanent Change of Station (PCS) to Joint Base Charleston or Naval Weapons Station Charleston. From housing options to schools and quality of life, we've researched everything you need for a smooth transition to the Lowcountry. What Makes Charleston Special for Military Families Charleston isn't just a tourist destination—it's a military-friendly community with a rich heritage and exceptional quality of life. Military OneSource: Charleston consistently ranks among the top military-friendly cities in the U.S. due to its support services and appreciation for service members. Southern Hospitality Is Real When you PCS to Charleston, expect genuine smiles and warm greetings. The relaxed pace of life in the Lowcountry allows you to truly settle in and connect with your new community. Many neighborhoods have dedicated military family groups that welcome newcomers and provide invaluable local insights. Year-Round Outdoor Living With approximately 211 days of sunshine annually and mild winters, Charleston offers an active lifestyle year-round. Even in winter months (December-February), temperatures typically reach the 50s-60s during the day—perfect for exploring the area between unpacking boxes! Connect with a VeteranPCS agent who specializes in Charleston military relocations to find the perfect neighborhood for your active lifestyle! Military Installations in Charleston Charleston hosts several important military installations: Joint Base Charleston: Home to the 628th Air Base Wing and Naval Weapons Station Charleston Naval Health Clinic Charleston: Providing medical services to military families U.S. Coast Guard Sector Charleston: Maintaining maritime safety and security Military Installation Management Command: Approximately 20,000 active duty, reserve components, civilians, and military family members are stationed in the greater Charleston area. Military-Friendly Community Benefits The Charleston community strongly supports its military members: Numerous businesses offer military discounts (always carry your military ID) Special military appreciation events throughout the year Dedicated support services for military families Strong veteran presence and networking opportunities Charleston Housing Markets for Military Families Understanding the Basic Allowance for Housing (BAH) rates for Charleston is crucial when planning your move. Defense Travel Management Office: 2025 BAH rates for Charleston range from $1,650 to $2,450 depending on rank and dependents status. Housing Considerations The Charleston real estate market presents some challenges: Low inventory with high demand Competitive pricing in desirable areas Fast-moving rental market Top Neighborhoods for Military Families Based on proximity to bases, schools, and amenities: Goose Creek: Popular for Naval Weapons Station personnel Ladson: Affordable options with reasonable commutes Summerville: Family-friendly with excellent schools North Charleston: Closest to Joint Base Charleston Hanahan: Small-town feel with great base access Planning your PCS to Charleston? Connect with a VeteranPCS agent who understands military relocation needs and can help secure housing before you arrive! Charleston Weather: What Military Families Should Know The Wonderful Weather The Lowcountry's climate is one of its biggest attractions: Spring (March-May): Comfortable 60-80°F with blooming gardens Summer (June-August): Hot and humid with temperatures in the 80-90°F range Fall (September-November): Mild 60-75°F with less humidity Winter (December-February): Brief and mild with daytime temperatures in the 50-60°F range National Weather Service: Charleston averages only 25 days per year below freezing, making it ideal for year-round outdoor activities. Weather Considerations for Military Families Hurricane Season Preparedness Hurricane season runs from June through November. FEMA: Military families should develop a hurricane preparedness plan upon arrival, including evacuation routes and emergency supplies. The military installations have comprehensive hurricane response plans, and your command will provide specific guidance. Consider organizing important documents (PCS orders, insurance policies, birth certificates) in a waterproof container for quick evacuation if needed. Summer Heat and Humidity Charleston summers are hot and humid. If you're PCSing from a cooler climate, it may take time to adjust. Plan outdoor activities for mornings or evenings during peak summer months, and ensure your housing has reliable air conditioning. Quality of Life for Military Families Outdoor Recreation Charleston's natural beauty provides endless opportunities: Five distinct beaches within 30 minutes of downtown Extensive water access for boating and fishing Golf courses galore (over 20 within the metropolitan area) Historic walking tours and plantation visits Family-friendly parks and playgrounds throughout the region Culinary Scene Charleston is a food lover's paradise with options for every taste and budget: Award-winning fine dining Authentic Lowcountry cuisine Seafood fresh from local waters International options throughout the metro area Family-friendly establishments welcoming to military families Practical Tips for Your Charleston PCS Traffic Realities With Charleston's growing population, traffic congestion is increasingly common: Plan for 30-45 minute commutes during peak hours Consider housing location carefully relative to your duty station Explore alternative routes for your daily commute Some military families choose slightly longer commutes for better housing options Managing the Bugs The Lowcountry's subtropical climate means insects are part of life: Stock up on bug spray (especially March through October) Consider screened porches for outdoor enjoyment Most neighborhoods have mosquito control programs Check housing for proper sealing and pest control measures Timeline for Your Charleston PCS For a smooth transition, follow this timeline: 3-4 months before arrival: Begin housing search with a military-specialized agent 2-3 months before: Secure school registrations and childcare waitlists 1-2 months before: Finalize housing and set up utilities 2 weeks before: Connect with your command sponsor for last-minute questions Charleston Schools for Military Children Military families have several education options: Public schools (Berkeley, Charleston, and Dorchester counties) Department of Defense schools on base (limited) Private schools with military discounts Homeschooling community with military support groups Military Child Education Coalition: Charleston-area schools are familiar with military children's needs and many have dedicated military family liaison officers. Connect with the VeteranPCS Team in Charleston PCSing to Charleston brings both excitement and challenges. Our team of military-specialized real estate professionals understands the unique needs of service members and their families. We can help you: Find housing that maximizes your BAH Connect with military family support groups Navigate school enrollment for military children Understand the best neighborhoods for your specific needs Ready to make your Charleston PCS a success? Contact a VeteranPCS agent today to begin your Lowcountry journey! Share this guide with your military friends heading to Charleston!
Matthew Butler
Marine Corps Veteran
PCS with Kids: 10 Sanity-Saving Tips Every Military Family Needs to Know
5/20/2025
PCS with Kids: 10 Sanity-Saving Tips Every Military Family Needs to Know
PCS season can be stressful—but when you're moving with kids, that stress can multiply fast. From emotional goodbyes to disrupted routines, a military move can feel chaotic for the whole family. But with proper planning and the right support, your next relocation can be smoother than you might expect. According to Military OneSource, approximately one-third of military families move each year, making PCS moves one of the most common challenges for service members with children. Whether you're driving cross-country or flying to your next duty station, these tried-and-true strategies are designed to make your move easier on everyone—especially the little ones. 1. Create a "Move Day Bag" for Each Child Packing a dedicated bag for each child is a game-changer during PCS season. Include: Favorite non-perishable snacks Coloring books and crayons Headphones or a tablet (with downloaded entertainment) Comfort items (like a stuffed animal or blanket) A change of clothes Basic toiletries for older children Why it works: This keeps everything they love close by, reducing meltdowns and minimizing stress when you're on the road or waiting for movers. The Military Child Education Coalition recommends maintaining access to comfort items throughout the moving process to help children feel secure during transitions. 2. Let Each Child Decorate Their Own Moving Box This simple activity gives kids ownership in the process and helps them feel included, which child development experts at Military Kids Connect suggest can reduce anxiety about the move. Tip: Use stickers, markers, or even paint to let their creativity shine. Later, it'll be easier to spot their belongings in a sea of boxes. 3. Map Out Kid-Friendly Stops on Your PCS Road Trip If your PCS involves a long drive, don't try to "power through." Instead, build in short, intentional breaks. Look for: Playgrounds Fast food stops with play areas Parks or nature trails Kid-friendly museums or attractions According to the Department of Defense Travel Regulations, service members are allowed specific timeframes for PCS travel based on distance. Take advantage of this allowance to make the journey more manageable with children. Even a 30-minute stop can prevent hours of tantrums. 4. Take a Photo of Their Room Before the Movers Arrive Before everything is packed up, snap a photo of your child's current room. Once you arrive at your new home, you can use it to recreate a familiar layout—or show it to them when they ask, "Why doesn't my room look the same?" Child psychologists from the American Academy of Pediatrics note that maintaining some environmental consistency can help children adapt more quickly to new surroundings. This small touch can bring big emotional comfort. 5. Use Moving as a Teaching Moment Let older kids help with organizing, labeling, or even donating old toys. Younger ones can help pick decorations for their new room. Military OneSource resources suggest that framing the move as an adventure instead of a disruption helps children develop resilience and adaptability—valuable skills for military kids. 6. Prepare a "First Night" Box Pack a clearly labeled box with essentials you'll need immediately upon arrival: Sheets and pillows Basic toiletries Nightlights Pajamas Simple breakfast items Coffee maker and supplies (for parent sanity!) According to TRANSCOM, the average military family experiences delays in household goods delivery. Having essentials ready can reduce stress during those first critical days. 7. Research Schools and Activities Before You Arrive The Military Interstate Children's Compact Commission (MIC3) helps ease educational transitions for military children. Before your move, research: School registration requirements Sports teams or activities your child might join Community resources for military families Youth centers on base Getting your children excited about new opportunities can ease the transition anxiety. 8. Maintain Routines During the Move The National Military Family Association emphasizes that consistency provides security during major life changes. Try to maintain: Regular meal times Bedtime rituals Reading time or other calming activities Morning routines These familiar patterns help children adjust more quickly to their new environment. 9. Create a Memory Book of Your Current Duty Station Before leaving, help your children create a scrapbook or digital album of favorite places, friends, and memories from your current location. This acknowledges what they're leaving behind while creating a keepsake they can revisit. Child development specialists at the Department of Defense Education Activity (DoDEA) recommend such activities to help children process the emotions associated with frequent moves. 10. Connect with Resources at Your New Location As soon as you know your next duty station, start researching: School liaison officers Family readiness groups Youth programs on base Local social media groups for military families The Military Family Readiness System provides support services at installations worldwide designed specifically to help families transition to new communities. Moving Doesn't Have to Mean Chaos Military moves are part of the lifestyle—but that doesn't mean they have to be overwhelming, especially with kids in tow. By planning ahead and prioritizing your child's emotional well-being, your next PCS can be more peaceful and even positive. The 2023 Blue Star Families Military Family Lifestyle Survey found that families who utilized available resources and planned ahead reported significantly less stress during PCS moves compared to those who didn't. Ready to make your next PCS move smoother? Connect with a VeteranPCS agent who specializes in military relocations near your new duty station! Know another military family preparing for a move? Share these tips to help make their transition easier!
VeteranPCS
Veteran Agents
PCS to New Braunfels: A Veteran's Guide to Military Life Near San Antonio Bases
5/19/2025
PCS to New Braunfels: A Veteran's Guide to Military Life Near San Antonio Bases
Facing a Permanent Change of Station (PCS) to one of San Antonio's military installations? New Braunfels, Texas might be your ideal off-base community. Located between San Antonio and Austin, this charming town offers military families the perfect blend of small-town atmosphere and convenient access to multiple military bases. As a veteran-friendly community, New Braunfels provides unique advantages for service members looking to purchase a home during their assignment or for retirement. Strategic Location for Military Families New Braunfels sits approximately 30 minutes from San Antonio, home to several major military installations including: Joint Base San Antonio (JBSA), which encompasses: Fort Sam Houston Lackland Air Force Base Randolph Air Force Base According to Military OneSource: The average commute time from New Braunfels to these installations ranges from 25-40 minutes, making it a viable option for daily commutes while enjoying life outside the immediate base area. Small-Town Living with Big Amenities Unlike living on or immediately adjacent to base, New Braunfels offers military families a distinct community experience with numerous advantages: Full range of shopping, dining, and services without big-city congestion Lower housing costs compared to Austin metro areas, maximizing your BAH (Basic Allowance for Housing) Family-friendly environment with excellent school districts Outdoor recreation centered around the Guadalupe and Comal Rivers Department of Defense BAH Calculator: Military members stationed at San Antonio bases typically receive BAH rates that align well with New Braunfels housing costs, often providing better value than closer-in neighborhoods. Veteran-Approved Community Many veterans choose New Braunfels for retirement after experiencing the area during active duty assignments. The combination of Texas' military-friendly tax policies, quality healthcare access, and supportive community makes it an excellent long-term investment. "When I retired from the U.S. Army, I knew growing up not too far from New Braunfels that when the day came for me to retire, I was going to retire in New Braunfels," shares a local veteran now working with VeteranPCS. "It has great culture with the small-town vibe but you still don't have to leave town to grab the essentials." Recreation and Family Activities Military families stationed near San Antonio can take advantage of New Braunfels' abundant recreation options: Water recreation: Kayaking, fishing, and tubing on the Guadalupe and Comal Rivers Family attractions: Schlitterbahn Waterpark, Natural Bridge Caverns Easy access to San Antonio attractions: Six Flags Fiesta Texas, SeaWorld, the River Walk, and The Alamo Military OneSource: Service members can often access military discounts at these attractions through MWR offices at San Antonio bases. PCS Housing Considerations for New Braunfels If you're PCSing to a San Antonio installation, consider these New Braunfels housing advantages: VA Loan friendly market: Local real estate professionals understand VA Loan requirements and appraisal processes Long-term investment potential: Steady property value growth makes it viable for both short tours and retirement Rental potential: If reassigned before you're ready to sell, New Braunfels homes have strong rental demand According to the VA Regional Loan Center in Houston: Texas remains one of the most active states for VA Loan utilization, with lenders and real estate professionals experienced in working with military buyers. Visual Suggestion: Infographic comparing buying vs. renting in New Braunfels for military families with a 3-year PCS timeline Best Neighborhoods for Military Families New Braunfels offers several neighborhoods that particularly appeal to military families: Creekside: Master-planned community with excellent amenities and schools Legend Point: Affordable options with quick access to I-35 for base commutes Avery Park: Family-friendly neighborhood with larger lots and community pools Military BAH Data: Current BAH rates for San Antonio installations can comfortably cover mortgage payments in many New Braunfels neighborhoods, allowing military families to build equity during their assignment. Weekend Activities and Big City Access One of New Braunfels' greatest advantages is its positioning between two major Texas cities: 30 minutes to San Antonio 45 minutes to Austin This location provides military families the perfect balance: peaceful daily living with convenient access to big-city amenities, entertainment, major airports, and specialized medical care when needed. Planning Your New Braunfels PCS If you're receiving orders to San Antonio and considering New Braunfels: Start early: Begin researching neighborhoods 3-6 months before your PCS Connect with a military relocation specialist: Work with an agent who understands both VA Loans and BAH considerations Visit if possible: Schedule a house-hunting trip to explore commute times and neighborhoods Consider schools: Research New Braunfels' school districts if you have children New Braunfels: The Best of Both Worlds For military families assigned to San Antonio installations, New Braunfels offers a unique opportunity to enjoy small-town Texas charm while maintaining convenient access to base facilities. Whether you're planning a short tour or looking ahead to retirement, this veteran-approved community deserves consideration for your next PCS move. Ready to make New Braunfels your home? Contact a VeteranPCS agent who specializes in helping military families find their perfect New Braunfels home! Know someone PCSing to San Antonio? Share this guide to help them discover the New Braunfels advantage!
Joe Ramos
Army Veteran
PCSing to San Diego: Top Military-Friendly Neighborhoods & Resources
5/13/2025
PCSing to San Diego: Top Military-Friendly Neighborhoods & Resources
Receiving orders to San Diego brings a mix of excitement and questions for military families. With year-round sunshine, diverse neighborhoods, and one of the nation's largest military communities, America's Finest City offers an exceptional quality of life for service members. This comprehensive guide will help you navigate housing options, understand commute times to major installations, and connect with essential resources for a smooth transition to Southern California. Why San Diego Ranks Among the Top Military PCS Destinations San Diego consistently ranks as one of the most desirable duty stations in the military. Military OneSource: The city hosts the largest concentration of military personnel in the United States, with more than 110,000 active duty service members and 240,000 veterans calling the region home. The area offers: Year-round Mediterranean climate (average 70°F/21°C temperatures) Diverse housing options from urban condos to suburban family homes Multiple major installations within driving distance Strong military support infrastructure and community Top 5 Military-Friendly Neighborhoods in San Diego Finding the right community is crucial for your family's PCS success. These neighborhoods consistently rank highest among military families for their combination of location, amenities, schools, and value: 1. Tierrasanta: "The Island in the Hills" Best for: Families seeking great schools and central location Approximate Commute Times: MCRD San Diego: 15 minutes Naval Base Point Loma: 20 minutes MCAS Miramar: 10 minutes Tierrasanta offers a peaceful, family-oriented environment with excellent schools and abundant outdoor recreation. San Diego Unified School District: The neighborhood feeds into several highly-rated schools, including Junipero Serra High School and Tierrasanta Elementary, both earning above-average ratings for academic performance. Many military families appreciate Tierrasanta's central location, community parks, and hiking trails connecting to Mission Trails Regional Park. 2. Clairemont Mesa: Central Convenience Best for: Value-seekers wanting central access to multiple bases Approximate Commute Times: MCAS Miramar: 10 minutes Naval Base San Diego: 20 minutes NAVWAR: 15 minutes Clairemont Mesa provides an excellent compromise between affordability and location. This established neighborhood features mid-century homes, many renovated with modern amenities, and offers quick freeway access to multiple installations. 3. Eastlake (Chula Vista): Modern Suburban Living Best for: Navy families stationed at Naval Base San Diego Approximate Commute Times: Naval Base San Diego: 15 minutes Naval Base Coronado: 25 minutes Downtown San Diego: 20 minutes This newer master-planned community in South Bay offers well-maintained neighborhoods, extensive shopping options, and highly-rated schools. Chula Vista Elementary School District: Eastlake schools consistently perform above state averages in standardized testing. 4. Serra Mesa: Quiet Family Haven Best for: Families seeking a central location with medical facilities nearby Approximate Commute Times: MCRD San Diego: 10 minutes Naval Medical Center: 15 minutes Downtown San Diego: 15 minutes Located near Rady Children's Hospital and centrally positioned between multiple bases, Serra Mesa offers quiet streets, family-friendly parks, and convenient access to Mission Valley's shopping and dining options. 5. Oceanside: Gateway to Camp Pendleton Best for: Marines stationed at Camp Pendleton Approximate Commute Times: Camp Pendleton Main Gate: 10 minutes Camp Pendleton San Onofre Gate: 20 minutes Downtown San Diego: 45 minutes This beachside community offers a relaxed coastal lifestyle with more affordable housing options than communities closer to downtown San Diego. Military.com: Oceanside provides excellent access to base facilities while maintaining a strong military-friendly community atmosphere. San Diego Military Installations: Your New Duty Station San Diego houses numerous major commands and installations. Understanding their locations helps narrow your housing search: Naval Base San Diego (32nd Street) - The principal homeport of the Pacific Fleet, supporting over 60 ships Marine Corps Air Station Miramar - Home to the 3rd Marine Aircraft Wing Naval Base Coronado - Includes Naval Air Station North Island and Naval Amphibious Base Marine Corps Recruit Depot (MCRD) - Where West Coast Marine recruits train Naval Base Point Loma - Home to submarine squadrons and numerous commands Camp Pendleton - Massive Marine Corps base just north of San Diego County Department of Defense: These installations employ over 110,000 active duty personnel and 33,000 civilians, making the military San Diego's largest employment sector. Education Options for Military Children San Diego offers strong educational options for military families with school-age children. Military Child Education Coalition: Schools near military installations are experienced in supporting the unique needs of military children, including specialized counseling and transition programs. Top-rated school districts include: Poway Unified School District - Consistently rated among California's best San Diego Unified - Offers specialized programs and magnet schools Coronado Unified - Small district with exceptional resources Santee School District - Strong elementary and middle schools Most districts participate in the Interstate Compact on Educational Opportunity for Military Children, easing transition challenges like record transfers, course placement, and graduation requirements. Military Support Services and Resources San Diego's robust military infrastructure provides extensive support for service members and families: Fleet & Family Support Centers - Offering relocation assistance, financial counseling, and employment services VA San Diego Healthcare System - Comprehensive medical care for veterans Military OneSource - 24/7 support for all aspects of military life USO San Diego - Providing transition support and family programs ASYMCA San Diego - Family support programs and children's activities Military.com: The San Diego military community is particularly tight-knit, with numerous Facebook groups, meetups, and spouse clubs specific to each installation. Enjoying San Diego's World-Class Recreation With perfect weather year-round, San Diego offers endless opportunities for outdoor recreation and family activities: Beaches - From family-friendly Coronado to surf-centric La Jolla Parks - Balboa Park's 1,200 acres include the San Diego Zoo, museums, and trails Water Activities - Sailing, paddleboarding, kayaking, and fishing Hiking - Mission Trails Regional Park, Torrey Pines, and Cowles Mountain Many attractions offer military discounts, including: San Diego Zoo: Year-round military discounts and occasional free admission days LEGOLAND California: Discounted tickets for active duty and family members SeaWorld San Diego: Free admission programs for military families San Diego Padres baseball games with military appreciation events Making Your PCS to San Diego Successful A successful PCS to San Diego requires advance planning: Start Your Housing Search Early - San Diego's competitive market means homes move quickly Understand BAH Rates - Defense Travel Management Office: San Diego's 2025 BAH rates range from $2,700 to $3,800 monthly depending on rank and dependents Consider Commute Times - Traffic can be challenging during peak hours Research Schools - If you have children, prioritize school district boundaries in your housing search Connect With Resources - Reach out to your new command's relocation specialist Let's Make Your San Diego PCS a Success As a team of real estate professionals with military experience, VeteranPCS understands the challenges of relocating to a new duty station. Our San Diego agents have helped hundreds of military families find their ideal homes in America's Finest City, combining local knowledge with first-hand understanding of military life. Ready to start your San Diego house hunting? Connect with a VeteranPCS agent who understands your military relocation needs and can help make your transition smooth! Found this guide helpful? Share it with other military families PCSing to San Diego!
Mario Pais
Retired Navy
Should Active Duty Military Buy a Home in Hawaii?
5/12/2025
Should Active Duty Military Buy a Home in Hawaii? A Complete 2025 Guide
You've just received orders to paradise—Hawaii. As you picture yourself enjoying breathtaking sunsets and pristine beaches, an important question arises: Should you buy a home during your assignment to the islands? For military members, buying a home while stationed in Hawaii presents both unique opportunities and challenges. With Hawaii's distinctive real estate market, historic appreciation trends, and the power of VA loans, homeownership can be a smart financial move—if approached correctly. Let's break down everything you need to know before making this significant decision. The Current Hawaii Housing Market (2025) Hawaii's housing market remains one of the most expensive in the nation, with unique characteristics that military homebuyers should understand: Current Pricing: As of February 2025, median home prices in Hawaii stand at approximately $742,600, showing a modest 0.4% year-over-year increase, according to Redfin: slightly up from previous years but still presenting potential value for long-term buyers. Market Conditions: The market has shifted to become more balanced between buyers and sellers compared to previous years. With approximately 7-8 months of housing supply available, buyers now have more negotiating power than during the frenzied market of 2021-2022. Military Housing Areas: Areas near major military installations like Joint Base Pearl Harbor-Hickam, Schofield Barracks, and Marine Corps Base Hawaii command particular attention from service members, creating micro-markets with their own supply and demand dynamics. Visual Suggestion: Map showing median home prices in neighborhoods surrounding major Hawaii military installations The Financial Advantage: BAH and VA Loans in 2025 The combination of Basic Allowance for Housing (BAH) and VA loan benefits creates powerful financial leverage for military homebuyers in Hawaii: Increased BAH Rates: The Department of Defense increased BAH rates by an average of 5.4% for 2025, providing military members stationed in Hawaii with a substantial tax-free housing allowance to offset the high cost of living. Veteran.com: This increase helps make mortgage payments more manageable in Hawaii's expensive market. VA Loan Benefits: The VA home loan remains one of the most powerful homebuying tools for military members, especially in high-cost markets like Hawaii: No down payment required (for those with full entitlement) No private mortgage insurance (PMI) Competitive interest rates Flexible credit requirements Increased loan limits for 2025 2025 VA Loan Limits: While Veterans with full entitlement have no loan limits, those with partial entitlement should note that standard VA loan limits increased 5.2% to $806,500 in most counties for 2025, with high-cost areas like Honolulu County seeing limits up to $1,209,750. Mid-Post CTA: Ready to explore your VA loan options in Hawaii? Connect with a VeteranPCS mortgage expert today! The Pros of Buying in Hawaii 1. Building Equity Instead of Paying Rent When you purchase a home in Hawaii, your monthly housing payment builds equity rather than disappearing as rent. With BAH covering much of your mortgage payment, you're essentially using government housing allowance to build personal wealth. 2. Historical Appreciation Despite market fluctuations, Hawaii's limited land and high demand typically result in strong long-term appreciation. Historically, median home prices in Hawaii have doubled approximately every 11-15 years, potentially creating substantial equity for homeowners who hold their properties. 3. Rental Potential After PCS If you receive orders to leave Hawaii, your property can potentially become a rental, generating income while continuing to appreciate. With Hawaii's strong rental market and steady demand from incoming military families, many service members successfully transition to landlords after PCS moves. 4. Tax Benefits of Homeownership Homeowners receive significant tax advantages that renters don't, including: Mortgage interest deductions Property tax deductions Potential capital gains exclusions when selling 5. Military-Driven Economy Oahu's economic stability is significantly bolstered by military presence, including four 4-star commands and the Pearl Harbor shipyard (the state's largest employer). This military economic foundation helps support stable housing values even during broader economic downturns. Visual Suggestion: Infographic comparing rental costs vs. mortgage payment with tax benefits for a typical E-6 with dependents in Hawaii The Challenges to Consider 1. High Housing Costs Despite VA loan benefits, Hawaii's high home prices remain a challenge. The median home price of $742,600 means monthly payments that may stretch your budget, even with BAH. 2. Smaller Homes for the Price Expect less square footage for your money compared to mainland properties. Many military families must adjust expectations regarding home size when buying in Hawaii. 3. PCS Timing Risks If you receive orders to leave Hawaii before the market appreciates significantly (typically less than 3 years), you might face difficult decisions about selling potentially at a loss or becoming a long-distance landlord. 4. Unique Maintenance Issues Hawaii's tropical climate presents unique home maintenance challenges: Salt air corrosion Termite prevention and treatment Hurricane preparation Higher utility costs 5. HOA and Maintenance Fees Many Hawaii properties come with substantial HOA fees, particularly in condominium buildings. These additional costs must be factored into your budget planning. Is Buying in Hawaii Right for You? A Decision Framework Consider Buying If: You're stationed in Hawaii for 3+ years You have good credit and stable finances You're comfortable with property management if you PCS You've researched specific neighborhoods that fit your needs You've connected with a lender experienced in Hawaii VA loans Consider Renting If: Your Hawaii assignment is less than 3 years You prefer flexibility without maintenance responsibilities You're uncomfortable with Hawaii's high purchase prices You don't want the potential stress of managing a rental property from afar You haven't had time to thoroughly research neighborhoods Steps to Successful Military Homebuying in Hawaii Get preapproved for your VA loan with a lender experienced in Hawaii's unique market Research neighborhoods near your duty station that fit your budget and lifestyle Work with a military-friendly real estate agent who understands BAH and VA loans Be realistic about your budget and the size/type of property it will purchase Plan for your exit strategy before buying (sell or rent if you PCS) Finding the Right Support Team Success in Hawaii's real estate market starts with finding professionals who understand military life and Hawaii's unique market conditions: Military-Focused Lender: Choose a lender with extensive experience in Hawaii VA loans Military-Friendly Real Estate Agent: Work with an agent who understands PCS timelines and military benefits Property Manager: If you might rent your home later, research property management companies before buying Visual Suggestion: Flowchart showing the Hawaii military homebuying process from VA loan preapproval to closing The Bottom Line For military members stationed in Hawaii for 3+ years, buying a home can be a smart investment that builds wealth while enjoying paradise. With 2025's balanced market conditions, increased BAH rates, and expanded VA loan limits, opportunities exist for prepared buyers. However, success requires realistic expectations, thorough research, and expert guidance from professionals who understand both military life and Hawaii's unique real estate landscape. Ready to explore your Hawaii homebuying options? Connect with a VeteranPCS expert who specializes in military relocations to Hawaii! Sources: Redfin: February 2025 Hawaii housing market data Veteran.com: 2025 Hawaii BAH rates RealityCents: 2025 Hawaii VA loan guide Veterans United: 2025 VA loan limits VA.gov: VA home loan program information
Larry Gonzales
Retired Navy
2025 Offutt AFB PCS Guide: Expert Tips for Military Families Moving to Omaha
5/3/2025
Your Complete Offutt AFB Relocation Guide: Everything You Need to Know About PCSing to Omaha
Your Complete 2025 Offutt AFB PCS Guide: Everything Military Families Need to Know From the VeteranPCS Team Updated May 2025 TL;DR: Offutt AFB offers a lower cost of living than many military installations, strong schools, and a welcoming community in the Omaha area. The base is experiencing growth with the recent activation of the 95th Wing and continued flood recovery improvements. This guide covers housing, schools, healthcare, recreation, and insider tips to make your PCS transition smoother. If you've received orders to Offutt Air Force Base, congratulations! While Nebraska might not be the first place you imagine for your next assignment, the Omaha metropolitan area offers military families an exceptional quality of life with affordable housing, excellent schools, and numerous amenities. This comprehensive guide will help you navigate your PCS move and settle into your new assignment with confidence. What's New at Offutt in 2025 Offutt AFB has undergone significant changes recently that incoming personnel should know about: The 95th Wing Activation: In March 2025, Offutt celebrated the activation of the 95th Wing, which incorporated the 595th Command and Control Group and units from Wyoming National Guard and Air Force Reserve Command. According to Col. Leaumont, the wing commander, this could eventually bring "500-700 more people" to the base over the next decade as they transition to new aircraft. This growth means increased opportunities and resources for military families. New Logistics Readiness Squadron Campus: In March 2025, Offutt opened a new Logistics Readiness Squadron campus facility, nearly six years after the previous one was destroyed in the 2019 flood. This 26,575-square-foot facility is part of the base's ongoing recovery efforts. Major Military Exercises: Offutt conducted its "largest and most intensive military exercise" in base history from March 31-April 4, 2025. Periodic exercises are common, so newcomers should be prepared for occasional increased activity and "Giant Voice" announcements. Understanding Offutt's Mission and Structure Offutt serves as a critical hub for national defense operations: Headquarters of U.S. Strategic Command (USSTRATCOM): This unified combatant command oversees the nation's nuclear arsenal, space operations, global strike capabilities, and missile defense. Home to the 55th Wing: As the host unit at Offutt, the 55th Wing conducts intelligence, surveillance, reconnaissance, and electronic warfare missions worldwide. 557th Weather Wing: Provides critical weather intelligence for military operations globally. The New 95th Wing: Focused on nuclear command, control, and communications capabilities. Approximately 10,000 military and federal employees work at Offutt, creating a diverse and dynamic community with global responsibilities. Housing Options: On-Base and Off-Base Living Military Housing Through Rising View Rising View manages the privatized military housing at Offutt, offering both on-base and off-base options: On-Base Housing (Kaufman Heights): Provides convenient access to base facilities but may have waiting lists for certain unit types. Off-Base Housing in Bellevue: Rising View also manages military housing in Bellevue, offering easy base access while avoiding some on-base living restrictions. Important Housing Note: For 2025, Offutt's Basic Allowance for Housing (BAH) is ranked 27th highest among Air Force bases, with service members with dependents receiving 25% more BAH than those without. Check the current BAH rates at Military.com's BAH Calculator when planning your housing budget. Recommended Neighborhoods Near Offutt If you're considering living off-base outside of Rising View properties, here are top areas to consider: Bellevue: The closest city to Offutt with a large military population. Benefits include short commute times, military-friendly businesses, and properties designed with service members in mind. Papillion: Consistently ranked among America's best small cities, Papillion offers excellent schools, family-friendly neighborhoods, and a small-town feel while still providing easy access to Offutt (typical commute: 15-20 minutes). La Vista: A growing suburb with newer housing developments and good shopping options, located just west of Offutt. Omaha Neighborhoods: Midtown: Cultural hub with historic neighborhoods and urban amenities West Omaha: Newer developments with excellent schools and shopping Downtown/Old Market: Historic district with loft apartments and vibrant nightlife 2025 Housing Market Alert: The Omaha housing market remains highly competitive, particularly for homes under $400,000. According to a March 2025 U.S. News & World Report analysis, the Omaha metropolitan area ranks as the hottest housing market in America with a score of 76.2 on their 100-point scale. Consider working with a real estate agent experienced with military relocations to navigate this competitive market. Schools and Education The Omaha metro area boasts several excellent school districts: Bellevue Public Schools: Most convenient for families living near Offutt, with schools familiar with military children's needs. Papillion-La Vista School District: Consistently high-performing with excellent facilities and programs. Millard Public Schools: Known for strong academics and extracurricular programs. Omaha Public Schools: Offers specialized magnet programs and diverse educational opportunities. For families with children with special needs, contact the Exceptional Family Member Program (EFMP) at Offutt for assistance with finding appropriate educational resources. Healthcare Options at Offutt Offutt's healthcare options include: Ehrling Bergquist Clinic: The main medical facility on base for TRICARE Prime enrollees, offering primary care and limited specialty services. TRICARE Coverage: Offutt uses TRICARE TriWest, with families enrolled in TRICARE Prime assigned to the Ehrling Bergquist Clinic, while those with TRICARE Select can visit any network provider in the area. Off-Base Options: The Omaha area has excellent healthcare facilities, including: CHI Health System Nebraska Medicine Methodist Health System Children's Hospital & Medical Center (for pediatric care) Weather and Seasonal Preparation Nebraska experiences all four seasons distinctly: Summer: Hot and humid with temperatures regularly in the 80s-90s°F Fall: Beautiful transition with vibrant foliage and mild temperatures Winter: Cold with significant snowfall (average 30 inches annually) Spring: Variable with occasional severe weather including thunderstorms Winter Preparation Tips: Invest in a good winter coat, boots, gloves, and hat Purchase a winter car kit including jumper cables, ice scraper, and blanket Consider all-weather or winter tires for your vehicle Severe Weather Awareness: Nebraska experiences tornadoes, primarily in spring and summer. Familiarize yourself with base and local warning systems and have an emergency plan ready. Recreation and Things to Do Contrary to the "nothing to do" myth, the Omaha area offers numerous activities for military families: On-Base Recreation Outdoor Recreation Center: Offers equipment rentals for camping, fishing, yard maintenance, and more at discounted rates. Base Fitness Centers: State-of-the-art facilities with various exercise programs. Information, Tickets & Travel (ITT) Office: Provides discounted tickets to local attractions and travel destinations. Off-Base Activities Omaha's Henry Doorly Zoo & Aquarium: Consistently ranked among the world's best zoos, offering a military family membership for $165 annually. The Luminarium: Science and technology museum with "pay what you can" options for military families. Sports: College World Series (June), Omaha Storm Chasers baseball, UNO Mavericks hockey and basketball. Arts and Culture: Joslyn Art Museum, Holland Performing Arts Center, Orpheum Theater. Shopping: Village Pointe, Westroads Mall, Nebraska Crossing Outlets. Outdoor Recreation: Fontenelle Forest, Chalco Hills Recreation Area, Platte River State Park. Military Discount Tip: The Get Out Pass offers discounts to various Nebraska attractions including Storm Chasers games, escape rooms, and family activities. Support Resources for Military Families Offutt provides numerous support services for transitioning families: Military Family Readiness Center (MFRC): Offers relocation assistance, spouse employment support, financial counseling, and various family programs. Child Development Centers (CDCs): Provides childcare for children aged 6 weeks to 5 years (note: waitlists are common, especially for infant care). Child Care Aware: Helps eligible military families find and afford quality, off-base childcare when on-base options aren't available. School Liaison Officer: Assists with school transitions and educational concerns. Military and Family Life Counselors (MFLC): Offers free, confidential counseling services. Commuting and Transportation Traffic around Offutt is relatively light compared to larger military installations, but there are still considerations: Gate Access: During peak hours (especially around 7:30 AM), expect some delays at entry gates. Common Routes: Highway 370, Capehart Road, and Fort Crook Road are primary access points to the base. Public Transportation: Limited in the Omaha area; most families require personal vehicles. Airport Access: Omaha's Eppley Airfield is approximately 25 minutes from Offutt, offering direct flights to major U.S. cities. Financial Considerations for Military Families Taxes and Cost of Living Property Taxes: Nebraska has relatively high property tax rates, which fund excellent schools and infrastructure. Income Tax: Nebraska has state income tax, unlike some military-heavy states. Sales Tax: Approximately 7% in most areas around Offutt. Cost of Living Advantage: Despite taxes, Omaha's overall cost of living remains below the national average, with particularly affordable housing compared to coastal bases. Military-Specific Financial Benefits Nebraska Veterans Benefits: The state offers several benefits for veterans, including homestead tax exemptions for disabled veterans. Military Banking Options: Several credit unions and banks on or near base cater specifically to military members. Final Thoughts: Why Many Choose to Retire in Omaha Many service members who PCS to Offutt end up making Omaha their permanent home after military service. Key factors include: Affordable cost of living Strong job market in healthcare, finance, technology, and defense contracting Excellent schools and family-friendly environment Central U.S. location makes travel to either coast manageable Strong veteran community and support services Connect with a VeteranPCS Expert Relocating to a new base brings unique challenges, especially when buying or selling a home during a PCS move. Our network includes veteran and military spouse real estate agents who understand your specific needs and timeline constraints. Ready to make your Offutt PCS as smooth as possible? Connect with a VeteranPCS expert who specializes in the Omaha area. They can help you find the right neighborhood, navigate the competitive housing market, and understand your VA Loan benefits. Contact a VeteranPCS Expert Today! Share this PCS guide with your military network to help others relocating to Offutt AFB! This content was created using information from official military sources including Air Force installation websites, Military OneSource, and local news reports. This guide is updated regularly to ensure accuracy but is for informational purposes only. Consult appropriate professionals for decisions regarding your specific situation.
Justin Ogburn
Retired Navy
7 Best Family-Friendly Activities Near Kirtland AFB: An Albuquerque Adventure Guide
3/1/2025
7 Best Family-Friendly Activities Near Kirtland AFB: An Albuquerque Adventure Guide
Receiving PCS orders to Kirtland Air Force Base brings your military family to one of the Southwest's most vibrant and culturally rich cities. As a veteran real estate agent who's helped countless military families settle into Albuquerque, I'm excited to share the best family-friendly activities that make this area special. Albuquerque offers a unique blend of natural beauty, rich cultural heritage, and modern attractions that military families will love exploring during their assignment at Kirtland AFB. Here are my top recommendations for making the most of your time in the Land of Enchantment. 1. Old Town Albuquerque: Step Back in Time Distance from Kirtland AFB: 5 miles (15-minute drive) Cost: Free to explore, shop and dining costs vary Best for: All ages, history lovers, souvenir shoppers The historic heart of Albuquerque dates back to 1706 and offers a charming glimpse into New Mexico's Spanish colonial past. Your family will enjoy: Wandering through the central plaza surrounded by authentic adobe buildings Visiting the iconic San Felipe de Neri Church, built in 1793 Exploring more than 100 shops, galleries, and restaurants Watching cultural demonstrations and live music performances Sampling authentic New Mexican cuisine featuring the state's famous red and green chile Old Town hosts numerous seasonal events throughout the year, including the popular summer concert series and luminaria displays during December holidays. I recommend visiting early in the day to avoid crowds, especially during peak tourist season. 2. Explora Science Center: Hands-On Learning Adventures Distance from Kirtland AFB: 5 miles (15-minute drive) Cost: Adults $10, Children $6, Military discount available Best for: Families with children ages 4-12 Located in the Old Town museum district, Explora offers interactive exhibits that make science, technology, and art accessible and fun. Your kids will love: Creating giant bubbles in the water and air exhibit Building structures in the engineering station Exploring scientific principles through play Participating in regularly scheduled demonstrations and activities The center is designed with both children and adults in mind, making it a perfect activity where parents can engage alongside their kids. Military families appreciate that Explora offers special pricing for service members and participates in the Blue Star Museums program during summer months. 3. Albuquerque International Balloon Museum: Take Flight Distance from Kirtland AFB: 9 miles (20-minute drive) Cost: Adults $6, Children $4, Free on Sunday mornings and first Friday evenings Best for: All ages, aviation enthusiasts Albuquerque's world-famous balloon heritage comes alive at this interactive museum located at Balloon Fiesta Park. Highlights include: Full-size balloon baskets and gondolas to explore 4D theater simulating a balloon flight experience Exhibits covering the science, history, and art of ballooning Special exhibits related to military contributions to aviation Plan your visit around the annual Balloon Fiesta in October if possible - it's a spectacular nine-day event where hundreds of colorful hot air balloons fill the morning sky. If your PCS timing allows, this event should absolutely be on your bucket list! 4. ABQ BioPark: Four Attractions in One Distance from Kirtland AFB: 6 miles (15-minute drive) Cost: Zoo: Adults $14.50, Children $5-$9; Combo tickets available Best for: Animal lovers, gardening enthusiasts, all ages The ABQ BioPark complex includes four distinct attractions that can be visited separately or combined for a full day of exploration: Zoo: Home to over 900 animals across 130 species in naturalistic habitats Aquarium: Features a 285,000-gallon ocean tank with sharks, sea turtles, and colorful reef fish Botanic Garden: 32 acres of beautiful themed gardens, including a children's fantasy garden Tingley Beach: Free fishing ponds, paddle boat rentals, and picnic areas The BioPark offers military discounts, and combo tickets provide the best value if you plan to visit multiple attractions. The Park's narrow-gauge train connects the Zoo and Botanic Garden/Aquarium complex, making it easy to visit both in a single day. 5. Petroglyph National Monument: Ancient Art in Stone Distance from Kirtland AFB: 12 miles (25-minute drive) Cost: Free (some parking areas $1-$2) Best for: Outdoor enthusiasts, history buffs, school-age children and up This amazing archaeological site preserves over 25,000 prehistoric and historic Native American and Spanish settler petroglyphs carved into volcanic rock. Your family can experience: Three major hiking trails of varying difficulty levels Stunning desert landscapes with views of the Rio Grande Valley Educational exhibits at the visitor center explaining the cultural significance Junior Ranger programs for kids The trails are relatively short but offer limited shade, so visit early in the morning during summer months and bring plenty of water. This makes for an excellent educational experience where children can connect with the region's ancient history. 6. Sandia Peak Tramway: Touch the Sky Distance from Kirtland AFB: 17 miles (30-minute drive) Cost: Adults $29, Children $19 round trip Best for: Families who enjoy scenic views, hiking, photography Ride the world's third-longest aerial tramway to the 10,378-foot peak of the Sandia Mountains for spectacular panoramic views: 2.7-mile aerial journey showcasing dramatic terrain changes 11,000 square-mile viewing area from the observation deck Hiking trails at the summit ranging from easy to challenging Seasonal dining at Ten 3 restaurant with floor-to-ceiling windows Winter skiing and snowboarding options The temperature at the summit is typically 20 degrees cooler than in the city, making this a perfect escape during hot summer months. I recommend timing your visit for sunset when the mountains glow pink (sandia means "watermelon" in Spanish). 7. New Mexico Museum of Natural History & Science: Dinosaurs and Beyond Distance from Kirtland AFB: 5 miles (15-minute drive) Cost: Adults $8, Children $5, Free admission first Sunday of each month Best for: Dinosaur enthusiasts, space lovers, families with school-age children This world-class museum showcases New Mexico's rich natural history and scientific achievements: Full-size dinosaur skeletons and prehistoric creature exhibits Walk-through volcano and cave formations Planetarium with regular sky shows and special presentations Lockheed Martin DynaTheater featuring immersive science documentaries Exhibits highlighting New Mexico's contributions to space exploration The museum offers excellent educational value and is particularly engaging for elementary and middle school children. Military families appreciate the museum's participation in the Blue Star Museums program, offering free admission during summer months. Making Albuquerque Home During Your Kirtland AFB Assignment These seven attractions are just the beginning of what makes Albuquerque a fantastic duty station for military families. The city's 310+ days of sunshine per year provide ample opportunity to explore outdoor activities, while the rich cultural heritage offers endless learning experiences. When choosing where to live during your assignment, consider these popular neighborhoods near Kirtland AFB: Nob Hill: Historic district with charming homes and walkable amenities Four Hills: Popular with military families for its proximity to base Ridgecrest: Well-established neighborhood with good schools East Mountains: Rural living with more space and mountain views Ready to Find Your Perfect Home Near Kirtland AFB? As a military spouse and real estate agent with VeteranPCS, I specialize in helping service members and their families find the ideal home for their Kirtland AFB assignment. I understand the unique challenges of PCS moves and can help you navigate Albuquerque's housing market with confidence. Whether you're looking to buy using your VA loan benefits or need a rental property while you get to know the area, I'm here to make your transition as smooth as possible. Contact me today for: Personalized neighborhood recommendations based on your family's needs School information and commute times Current market conditions and housing options within your BAH Virtual tours for those PCSing from a distance Let's work together to find your perfect home base for exploring all that Albuquerque has to offer! Katie Fellure is an Army Veteran and real estate agent serving the Kirtland AFB area. Through VeteranPCS, she helps military families find their ideal homes during PCS moves with specialized knowledge of VA Loans and military benefits.
Katie Fellure
Army Veteran
5 Best Communities for Military Families Near Naval Base Kitsap: A Local's Guide
2/4/2025
5 Best Communities for Military Families Near Naval Base Kitsap: A Local's Guide
Receiving PCS orders to Naval Base Kitsap means finding the perfect community for your military family in the beautiful Pacific Northwest. As a military veteran real estate agent serving the Kitsap Peninsula, I've helped countless service members find their ideal home in this stunning region of Washington state. Naval Base Kitsap is actually comprised of multiple installations across the area, including Bangor Submarine Base and Bremerton Shipyard. This gives military families several excellent communities to choose from, each with their own unique characteristics and benefits. Silverdale: Family-Friendly Convenience Distance to Base: 3-15 minutes to Bangor, 20-25 minutes to Bremerton Housing Price Range: $450,000-$750,000 for single-family homes Rental Range: $1,800-$2,800/month Silverdale offers the perfect blend of suburban comfort and modern amenities. As a rapidly growing community just north of Bremerton, it's become a favorite for military families thanks to its: Excellent Central Kitsap School District schools Abundant shopping at Kitsap Mall and The Trails shopping center Quick access to both major base locations Outdoor recreation at Clear Creek Trail and Silverdale Waterfront Park Silverdale provides the convenience of city living while maintaining a strong sense of community. The area has seen significant development in recent years, including new housing communities specifically designed with military families in mind. Poulsbo: Scandinavian Charm with Family Appeal Distance to Base: 15-20 minutes to Bangor, 25-35 minutes to Bremerton Housing Price Range: $500,000-$850,000 for single-family homes Rental Range: $1,900-$3,000/month Known as "Little Norway," Poulsbo captivates residents with its distinctive Scandinavian heritage. This charming community offers: A picturesque downtown with unique shops and restaurants Popular events like Viking Fest and the monthly First Saturday Art Walk Quality schools in the North Kitsap School District Beautiful waterfront parks along Liberty Bay Easy access to outdoor activities on the Olympic Peninsula Poulsbo strikes a wonderful balance between small-town charm and practical amenities. The historic downtown area features distinctive architecture, local bakeries, and waterfront dining that makes everyday living feel special. Port Orchard: Affordable Waterfront Living Distance to Base: 10-15 minutes to Bremerton, 30-35 minutes to Bangor Housing Price Range: $400,000-$700,000 for single-family homes Rental Range: $1,600-$2,600/month Located south of Bremerton across Sinclair Inlet, Port Orchard offers a tight-knit community atmosphere with beautiful water views. Military families appreciate: More affordable housing options compared to other areas The revitalized downtown area with local shops and restaurants Waterfront parks and marinas South Kitsap School District schools Easy access to Highway 16 for Seattle commuters Port Orchard hosts popular community events like the Fathoms O' Fun Festival and farmers markets that bring neighbors together. The town's peaceful setting and reasonable housing costs make it particularly attractive for first-time homebuyers or those looking to maximize their BAH. Bainbridge Island: Upscale Living with Seattle Access Distance to Base: 25-40 minutes to Bremerton, 35-50 minutes to Bangor Housing Price Range: $800,000-$1.5 million+ for single-family homes Rental Range: $2,500-$4,000+/month For those seeking a premium living experience with easy access to Seattle, Bainbridge Island provides an exceptional option: Top-rated Bainbridge Island School District Thriving arts community and cultural amenities 35-minute ferry ride to downtown Seattle Beautiful beaches, parks, and hiking trails Upscale dining and shopping options While housing costs are higher, Bainbridge Island offers an unmatched quality of life. The island community is known for its environmental consciousness, excellent schools, and close-knit neighborhoods. For military families who value these amenities and have the budget to match, Bainbridge offers a unique living experience. Kingston: Quiet Charm with Mainland Connections Distance to Base: 25-30 minutes to Bangor, 35-45 minutes to Bremerton Housing Price Range: $450,000-$800,000 for single-family homes Rental Range: $1,800-$2,800/month Northeast of the base, Kingston provides a peaceful setting with convenient ferry access to Edmonds: 30-minute ferry ride to Edmonds and the Seattle area Charming small-town atmosphere Beautiful parks including North Kitsap Heritage Park North Kitsap School District schools Growing dining and shopping options Kingston's slower pace of life appeals to those who prefer rural living without sacrificing convenience. The community has grown steadily in recent years, adding amenities while maintaining its natural beauty and small-town feel. Making the Right Choice for Your PCS to Naval Base Kitsap When deciding where to live near Naval Base Kitsap, consider these important factors: Commute times: Traffic can be challenging, especially near ferries and during shift changes at the base Housing budget: BAH rates vary by rank, so understand what you can afford School preferences: Research school ratings and programs that match your children's needs Lifestyle priorities: Consider whether you prefer urban amenities, outdoor recreation, or quiet neighborhoods As a military veteran who's experienced multiple PCS moves myself, I understand the challenges of relocating to a new area. Having now served the Kitsap military community as a real estate agent for over 5 years, I've helped hundreds of families find their perfect match in this beautiful region. Ready to Find Your Perfect Home Near Naval Base Kitsap? If you're preparing for a PCS move to Naval Base Kitsap, I'd be honored to help you navigate the local housing market. As a veteran-friendly real estate agent with VeteranPCS, I specialize in helping military families find homes that meet their unique needs while maximizing their benefits. Contact me today for personalized assistance with your home search, including: Detailed information about neighborhoods that match your preferences Current market conditions and housing options within your BAH VA Loan expertise and connections to trusted military lenders Virtual tours for those PCSing from a distance Call or email today to start your home search with an agent who understands the military lifestyle and the unique beauty of the Kitsap Peninsula. Kristen Johnson is a Marine Corps veteran and real estate agent serving the Naval Base Kitsap area. Through VeteranPCS, she helps military families find their ideal homes during PCS moves with specialized knowledge of VA Loans and military benefits.
Kristen Johnson
Marine Corps Veteran
Tennessee Military Bases: Your Complete PCS Guide
1/28/2025
Tennessee Military Bases: Your Complete PCS Guide to the Volunteer State
Receiving orders to Tennessee? You're in for a treat. As a military-friendly state with diverse landscapes, vibrant cities, and significant tax advantages, Tennessee offers an exceptional quality of life for active duty service members, veterans, and their families. This comprehensive guide will help you navigate your PCS move to one of Tennessee's military installations, understand the unique benefits of living in the Volunteer State, and discover which communities might be the perfect fit for your next chapter. Tennessee's Military Installations: What You Need to Know Tennessee is home to three major military installations, each serving different branches and offering unique opportunities and communities. Fort Campbell (Clarksville, TN) Mission & Units: While technically straddling the Tennessee-Kentucky border, Fort Campbell primarily operates in Tennessee and serves as home to the legendary 101st Airborne Division (Air Assault), the 5th Special Forces Group, and the 160th Special Operations Aviation Regiment (Night Stalkers). Size & Population: Spanning over 105,000 acres, Fort Campbell supports approximately 30,000 active duty soldiers and 53,000 family members. Base Amenities: Commissary and PX Blanchfield Army Community Hospital Multiple fitness centers MWR facilities including pools, golf course, and bowling alley Family housing through Campbell Crossing DoD schools for on-post families Off-Base Communities: Most military families live in Clarksville, TN or Oak Grove, KY, with easy access to post gates. Arnold Air Force Base (Tullahoma, TN) Mission & Units: Home to the Arnold Engineering Development Complex (AEDC), this installation is the largest and most advanced aerospace testing facility in the United States. Size & Population: While smaller than Fort Campbell, Arnold AFB employs approximately 3,000 personnel, including active duty Air Force, civilian employees, and contractors. Base Amenities: Base Exchange Recreation area with camping, fishing, and hunting Fitness center Medical clinic (non-emergency services) Off-Base Communities: Tullahoma, Manchester, and Winchester are the primary communities serving Arnold AFB personnel. Naval Support Activity Mid-South (Millington, TN) Mission & Units: NSA Mid-South houses Navy Personnel Command, Navy Recruiting Command, and various other Navy organizations focused on human resources and support functions. Size & Population: Supporting approximately 7,500 military, civilian, and contract personnel. Base Amenities: Commissary and Navy Exchange MWR facilities including fitness center and pool Navy Lake Recreation Area Medical and dental clinics Off-Base Communities: Millington and the northern suburbs of Memphis are popular living locations for NSA Mid-South personnel. Financial Benefits for Military in Tennessee Tennessee offers significant financial advantages for military families that can substantially impact your quality of life and long-term financial planning. No State Income Tax Tennessee is one of only nine states with no state income tax on wages or salaries. This means your military pay goes further, essentially giving you an automatic raise compared to many other duty stations. Military-Specific Vehicle Tax Benefits Active duty military members and veterans with a service-connected disability rating can receive substantial tax breaks on vehicle purchases: Active duty personnel stationed in Tennessee: Exempt from paying vehicle sales tax on one vehicle Disabled veterans (100% service-connected): Exempt from paying registration fees and vehicle sales tax on two vehicles Disabled veterans (partially service-connected): Reduced registration fees based on disability rating Property Tax Relief Programs Tennessee offers property tax relief programs specifically for veterans with service-connected disabilities and their surviving spouses. Depending on your disability rating, you may qualify for a reduction in property taxes on your primary residence. Housing Markets Near Tennessee Military Bases Understanding the current housing market is essential for making informed decisions during your PCS move. Here's a breakdown of median home prices and rental markets near each installation: Fort Campbell/Clarksville Area Median Home Price: $310,000 (50% lower than Nashville) Average Rent (3BR): $1,400-1,800/month Growing Neighborhoods: St. Bethlehem, Sango, Northeast Clarksville BAH Compatibility: Current BAH rates generally align well with the local market Arnold AFB/Tullahoma Area Median Home Price: $250,000 Average Rent (3BR): $1,200-1,500/month Growing Neighborhoods: Lakewood Park, Country Club, Westwood BAH Compatibility: Excellent BAH-to-housing cost ratio in this area NSA Mid-South/Millington Area Median Home Price: $230,000 Average Rent (3BR): $1,300-1,600/month Growing Neighborhoods: Easley Estates, Woodstock area BAH Compatibility: Strong purchasing power with current BAH rates Other Military-Friendly Communities Nashville: $605,000 median home price (premium market) Murfreesboro: $460,000 median home price Lebanon: $415,000 median home price VA Loan Tip: Tennessee's housing markets are generally VA Loan-friendly. Work with a military-experienced real estate agent to navigate the appraisal process smoothly. Tennessee's Education Landscape Education quality is a top priority for military families. Tennessee has made remarkable strides in improving its educational systems in recent years. K-12 Education Highlights Tennessee ranks as the fastest-improving state in K-12 education nationally Strong post-pandemic academic recovery compared to other states Implementation of the "Tennessee Investment in Student Achievement" funding formula to better support students Top School Districts Near Military Installations Fort Campbell Area: Clarksville-Montgomery County School System Notable schools: Rossview High School, Hazelwood Elementary Arnold AFB Area: Tullahoma City Schools (highly rated) Coffee County Schools Notable schools: Tullahoma High School, East Middle School NSA Mid-South Area: Millington Municipal Schools Tipton County Schools Notable schools: Millington Central High, Brighton High School Higher Education Opportunities Tennessee offers the Tennessee Promise and Tennessee Reconnect programs that provide tuition-free community college education to residents, which can be an excellent benefit for military spouses and dependents. Major universities near military installations include: Austin Peay State University (Clarksville) Middle Tennessee State University (Murfreesboro) University of Memphis Tennessee Tech University (Cookeville) University of Tennessee system campuses Living in Tennessee: Regional Highlights Tennessee offers diverse living experiences depending on which region you call home. Here's what you need to know about the main areas surrounding military installations: Middle Tennessee (Fort Campbell/Arnold AFB) Nashville and Surrounding Areas Cultural Scene: World-class music venues, professional sports (Titans NFL, Predators NHL), museums Outdoor Activities: Percy Priest Lake, Natchez Trace Parkway, numerous state parks Family Attractions: Nashville Zoo, Adventure Science Center, Grand Ole Opry Military Community: Strong veteran presence and support organizations Clarksville (Fort Campbell) Growth Rate: One of the fastest-growing cities in Tennessee Family-Friendly: Excellent parks system, Liberty Park, Dunbar Cave State Park Military Integration: Deeply connected to Fort Campbell with strong support services Commute to Nashville: Approximately 45-60 minutes, making it viable for spouse employment Tullahoma/Manchester (Arnold AFB) Outdoor Paradise: Near Tims Ford Lake, Old Stone Fort State Park Cost of Living: Significantly lower than national average Community Feel: Small-town atmosphere with growing amenities Special Events: Bonnaroo Music Festival (Manchester), Tullahoma's 41A Music Festival West Tennessee (NSA Mid-South) Memphis and Surrounding Areas Cultural Icons: Beale Street blues scene, Graceland, National Civil Rights Museum Culinary Scene: World-famous BBQ (try Central BBQ and Charlie Vergos' Rendezvous) Family Attractions: Memphis Zoo, Pink Palace Museum, Mud Island River Park Sports: Memphis Grizzlies (NBA), Memphis 901 FC (soccer) Millington Community Character: Small-town feel with proximity to Memphis (30 minutes) Outdoor Recreation: Edmund Orgill Park, USA Stadium sports complex Military Support: Strong veteran community and military appreciation events Cost Advantage: Significantly more affordable than Memphis proper East Tennessee Destinations While not home to major military installations, East Tennessee offers incredible weekend getaway options for military families stationed in the state: Great Smoky Mountains National Park Most visited national park in America Hiking, wildlife viewing, scenic drives Gateway towns of Gatlinburg and Pigeon Forge Chattanooga Lookout Mountain and Ruby Falls Tennessee Aquarium Outdoor recreation on the Tennessee River Revitalized downtown and riverfront Knoxville University of Tennessee campus Urban Wilderness outdoor recreation area World's Fair Park Market Square dining and entertainment Military Community Support in Tennessee Tennessee takes pride in supporting its military community through various programs and initiatives: Tennessee Veterans Services The Tennessee Department of Veterans Services offers assistance with: VA benefits claims Education benefits Employment services Long-term care in state veterans homes Military-Friendly Employers Tennessee hosts numerous military-friendly employers, including: FedEx (Memphis) HCA Healthcare (Nashville) Nissan North America (Franklin) Amazon (multiple locations) Eastman Chemical (Kingsport) Transition Resources Military members transitioning to civilian life can access: Tennessee American Job Centers with veteran employment representatives Helmets to Hardhats construction career program Various university veteran success centers Tennessee Veterans Business Association Making Your Tennessee PCS Successful As you prepare for your PCS to Tennessee, consider these practical tips: Timing Your Move Summer PCS Season: Housing markets become more competitive May-August School Enrollment: Most Tennessee districts begin early August Weather Considerations: Avoid moving during tornado season (March-May) if possible Housing Search Strategy Begin your housing search 3-4 months before your PCS date Consider temporary lodging if moving during peak season Explore both on-base and off-base options to compare value Community Integration Connect with base spouse groups before arrival Research Tennessee's unique activities and events Explore regional day trips to get familiar with your new state Why Tennessee Could Be Your Forever Home Many military families who PCS to Tennessee end up making it their permanent home after service. Here's why: Financial Advantages: No state income tax and reasonable cost of living Central Location: Within a day's drive of 75% of the U.S. population Four Distinct Seasons: Mild winters and beautiful fall colors Diverse Landscapes: From mountains to lakes to vibrant cities Strong Job Market: Growing employment opportunities in healthcare, manufacturing, and technology Military-Friendly Culture: Strong support for veterans and military families Ready to PCS to Tennessee? Whether you're heading to Fort Campbell, Arnold AFB, or NSA Mid-South, our network of military veteran and military spouse real estate professionals can help make your Tennessee PCS smooth and successful. Our agents understand the unique challenges of military moves, VA Loans, and finding the right community for your family's needs. We can connect you with trusted professionals who know the local markets, schools, and military support resources. Contact Grant Thompson today to begin your Tennessee house hunt. Visit our state pages to find a military-friendly real estate professional who specializes in your new duty station area. This article was prepared by Grant Thompson, a real estate professional who specializes in helping military families find their perfect home in Tennessee.
Grant Thompson
Navy Veteran
Your Complete Fort Campbell PCS Guide: Why Military Families Thrive in Clarksville, TN
1/16/2025
Your Complete Fort Campbell PCS Guide: Why Military Families Thrive in Clarksville, TN
Moving to a new duty station can feel overwhelming, especially when you have children who are active in sports and activities. As a military veteran and local real estate expert, I've helped countless families transition to the Fort Campbell and Clarksville area. Let me walk you through what makes this region special and why many military families choose to make it their permanent home after service. Youth Sports Programs: Keeping Kids Active and Engaged The Fort Campbell area offers exceptional opportunities for children to participate in sports and physical activities, helping ease their transition during your PCS move. On-Post Options Through MWR Fort Campbell's Morale, Welfare, and Recreation (MWR) department runs a comprehensive Youth Sports and Fitness program that caters specifically to military families. This program offers: Affordable seasonal sports for children ages 3-18 Year-round options including soccer, basketball, baseball, softball, and flag football Specialized clinics and camps for cheerleading, wrestling, and volleyball Character development emphasis on respect, discipline, and perseverance Flexible scheduling designed for military life challenges Resource: Visit the Fort Campbell MWR Youth Sports page for registration information, schedules, and volunteer opportunities. Off-Post Community Sports The surrounding communities of Clarksville, TN, and Hopkinsville, KY, provide additional youth sports programs that welcome military children: Clarksville National Little League: One of the area's premier baseball and softball organizations Montgomery County Soccer Association: Offers recreational and competitive leagues at Heritage Park Clarksville Gymnastics Centers: Multiple facilities with programs for all skill levels Ford Ice Center Clarksville: Nashville Predators-sponsored ice skating and hockey programs Martial Arts Options: Several wrestling, jujitsu, and martial arts centers for all ages Tip: Many local sports organizations offer military discounts and flexible registration policies for PCS moves mid-season. Always ask about military family accommodations when registering. Family-Friendly Activities: Making the Most of Your Time in Clarksville Beyond organized sports, the Clarksville-Fort Campbell area offers numerous family activities that help you build community in your new location. Outdoor Adventures Clarksville Greenway: Miles of paved trails perfect for walking, running, or biking Liberty Park and Marina: 126-acre park with playgrounds, boat rentals, and fishing spots Dunbar Cave State Park: Explore prehistoric Native American cave drawings Billy Dunlop Park: Scenic Red River access, picnic areas, and walking paths Indoor Activities for All Ages Customs House Museum: Tennessee's second-largest general interest museum Fort Defiance Civil War Park: Interactive history center and preserved fortification Magic Wheels Skating Center: Family-friendly roller skating rink The City Forum: Indoor entertainment center featuring bowling, laser tag, and arcade games Local Parent Tip: Join the "Fort Campbell Spouses and Families" Facebook group to connect with other military families and discover local events and activities. Dining Scene: From Southern Comfort to International Cuisine As a self-proclaimed foodie, I can assure you that Clarksville's dining scene will not disappoint. The area is organized by "exits," which locals use for giving directions and describing neighborhoods. Downtown Clarksville Downtown offers a charming mix of local establishments including: Blackhorse Pub & Brewery for craft beers and brick oven pizza Yada Yada Yada Deli for gourmet sandwiches Edward's Steakhouse for special occasions The Vine for Sunday brunch Exit 4 Area This commercial hub features familiar national chains plus local favorites: All the typical chain restaurants you know from previous duty stations Local gems like Silke's Old World Breads for authentic German pastries Mission BBQ, which regularly honors military service Exit 11 (Sango) This rapidly developing area boasts: Whataburger (a Texas favorite now in Tennessee) Multiple Japanese hibachi restaurants New dining options opening regularly Part of Tennessee's famous bourbon trail Military Spouse Hack: Nashville's world-class dining scene is just 45 minutes away—perfect for date nights while utilizing Fort Campbell's affordable childcare services. Housing and Investment Potential: Why I Stayed After My PCS Clarksville's combination of small-town charm and economic growth makes it an ideal location for both living and investing. As someone who PCS'd here and decided to stay, I've witnessed the area's tremendous development firsthand. What Makes Clarksville Special Friendly, welcoming community that respects and appreciates military service Small-town feel with big-city amenities nearby One of the fastest-growing areas in the United States Proximity to Nashville's job market (including Amazon, Google, and other major employers) Strong local economy bolstered by Fort Campbell and manufacturing (like Dunlop Tires) Excellent investment potential for homebuyers Popular Military Family Neighborhoods Oak Grove: Closest to post gates with affordable housing options St. Bethlehem: Great schools and family-friendly amenities Sango: Newer developments with modern homes and shopping Northeast Clarksville: Growing area with new construction options Your VA Loan Advantage in the Clarksville Market With the current housing market in Clarksville, your VA Loan benefit gives you a significant advantage. As a military-friendly area, local real estate professionals understand how to work with VA Loans to help you: Purchase with zero down payment Avoid private mortgage insurance Secure competitive interest rates Navigate the appraisal process with experienced professionals Ready to Make Your PCS to Fort Campbell? Having PCS'd multiple times myself before settling in Clarksville, I understand the challenges and opportunities that come with military moves. Whether you're looking to buy for your assignment duration or considering Clarksville as your forever home after service, I'd be honored to help guide your transition. As a veteran serving the military community, I specialize in helping service members and their families find the perfect home in the Fort Campbell area. My military experience means I understand your unique needs, timeline constraints, and VA Loan questions. Let Me Help With Your Fort Campbell PCS Get personalized neighborhood recommendations based on your family's needs Learn about on-post versus off-post housing options Discover the best school districts for your children Find a home that meets your needs while building equity Contact Vance Scruggs today to start your Fort Campbell housing search. Vance Scruggs is a military veteran and real estate professional serving the Fort Campbell, KY and Clarksville, TN communities. Through VeteranPCS, he specializes in helping active duty military members and veterans navigate the homebuying process during PCS moves.
Vance Scruggs
Retired Army
Top 10 Things to Love About Living in Spokane
12/16/2024
Top 10 Things to Love About Living in Spokane
Top 10 Things to Love About Living in Spokane, WA If you’re a military member or veteran moving to Spokane, WA, you’re in for a treat. Located in the heart of Eastern Washington, Spokane is home to Fairchild Air Force Base and offers a unique mix of affordability, outdoor adventure, and community charm. Whether you’re transitioning to Fairchild or another nearby military facility, Spokane has something for everyone. Why Military Families Love Spokane Proximity to Fairchild Air Force Base Fairchild Air Force Base, just 20 minutes from downtown Spokane, serves as the area’s primary military installation. It’s a vital hub for air mobility operations and offers a range of amenities for military families, including on-base housing, schools, and recreational facilities. Nearby neighborhoods like Airway Heights and Medical Lake provide convenient housing options for those stationed at the base. Affordable Housing with VA Loan Benefits Spokane’s housing market is one of the most affordable in Washington state, making it an excellent location for military families utilizing VA loans. The area offers a variety of home styles, from modern townhouses to spacious single-family homes. Plus, the strong local real estate market means great resale potential for families planning future PCS moves. Outdoor Adventures Close to Home From hiking and biking trails to pristine lakes and ski resorts, Spokane’s proximity to nature makes it a haven for outdoor-loving military families. Nearby destinations like Mount Spokane and Coeur d’Alene Lake provide endless opportunities for family outings or weekend adventures. A Family-Friendly Environment Spokane’s strong sense of community and abundance of family-friendly activities make it a great place to raise children. Excellent schools, welcoming neighborhoods, and year-round events ensure families feel at home. Military families new to Spokane will find numerous support networks, including veteran-focused organizations. Lower Cost of Living Compared to cities like Seattle or Portland, Spokane offers a much lower cost of living, which means your military housing allowance (BAH) goes further. Groceries, utilities, and entertainment are all budget-friendly, leaving room for savings or splurging on family adventures. Top Activities for Military Families in Spokane Manito Park Located just minutes from downtown Spokane, this expansive park features playgrounds, picnic areas, and beautiful gardens. Military families will love exploring the Japanese Garden or relaxing by the scenic pond. Don’t forget to visit the Rockwood Bakery for a treat! Riverfront Park This iconic park in the heart of Spokane offers something for everyone. Ride the historic Looff Carousel, enjoy the Spokane Falls SkyRide, or ice skate in the winter. It’s the perfect spot for a family day out. Green Bluff Just a short drive from Fairchild Air Force Base, Green Bluff is a must-visit destination for military families. Seasonal events like fruit picking, pumpkin patches, and Christmas tree hunting offer year-round fun. Centennial Trail Stretching 63 miles from Spokane to the Idaho border, this scenic trail is perfect for biking, hiking, or walking as a family. Enjoy stunning views of the Spokane River along the way. Mobius Kids Museum Located downtown, Mobius Kids offers hands-on learning experiences and interactive exhibits that kids of all ages will enjoy. Perfect for a weekend outing with the family. Additional Military-Friendly Features in Spokane Proximity to Other Military Installations While Fairchild Air Force Base is the primary installation in Spokane, military families may also appreciate the area’s proximity to Naval Base Kitsap and Joint Base Lewis-McChord (both a short flight or road trip away). Spokane’s convenient location makes it a strategic choice for families looking to stay connected to the broader military community. Veteran Services and Community Support Spokane is home to a vibrant veteran community with numerous resources, including the Spokane VA Medical Center and veteran-focused organizations like Team RWB and the VFW. These services ensure that transitioning service members and veterans feel supported in their new home. Military Discounts and Perks Spokane businesses, from restaurants to entertainment venues, often provide discounts for active-duty military members and veterans. Be sure to ask about military pricing at local attractions like Silverwood Theme Park or regional ski resorts. Tips for a Smooth PCS Move to Spokane Work with VeteranPCS: Connect with real estate agents who understand military life and can help you find the perfect home near Fairchild Air Force Base. Research Neighborhoods: Look into areas like Airway Heights, Medical Lake, and Cheney for housing that fits your needs. Utilize VA Loan Benefits: Ensure you’re maximizing your benefits when purchasing a home in Spokane.
John Landford
Retired Army
New home builders offering 4.99%, 4.5%, or even 4% rates? Here's the clarity you need to know
12/10/2024
New home builders offering 4.99%, 4.5%, or even 4% rates? Here's the clarity you need to know
Understanding Builder-Advertised Low Interest Rates: What Military Homebuyers Need to Know If you’ve been shopping for a home, you may have noticed new home builders advertising low interest rates—sometimes as low as 4.99%, 4.5%, or even 4% on VA or FHA loans. These offers sound appealing, especially in today’s high-rate environment, but what’s really going on behind the scenes? For military families and veterans navigating the homebuying process, understanding how these rate reductions work and their long-term financial impact is crucial. Let’s break it down. How Mortgage Rates Impact Affordability Over the past few years, mortgage interest rates have fluctuated dramatically. When rates were at 2.5%, buyers saw a huge boost in purchasing power and lower monthly payments. But as rates climbed above 6%, affordability dropped significantly. For example: A $400,000 home at 2.5% on a VA loan with no money down = $2,000 per month (including taxes and insurance). That same $400,000 home at 6% = $2,800 per month—an $800 increase just from interest. On a larger scale, this means a family earning $100,000 per year could once afford a $680,000 home at 2.5%. At 6% interest, that same income now qualifies for a $450,000 home—a $230,000 difference in purchasing power. As rates rose, homebuying activity slowed, forcing builders to find ways to keep homes affordable without slashing prices. That’s where buying down mortgage rates comes in. How Builders Offer Lower Interest Rates Builders often advertise low interest rates by buying down points on a mortgage, which means they pay upfront fees to lower the interest rate for buyers. Unlike individual sellers, builders have financial flexibility due to their margins and pricing strategies. Rather than dropping the price of a home, which could impact neighborhood values, they pay to reduce the buyer’s interest rate—making monthly payments more affordable while keeping home prices high. For example: A $550,000 home at a 6% rate has a monthly payment of $3,800 and requires an income of at least $120,000 per year. Lowering the price to $500,000 reduces the monthly payment to $3,500. But buying down the interest rate from 6% to 4.5% drops the monthly payment to $3,300—and it costs the builder less than reducing the price by $50,000. For builders, it’s a smarter financial move—they spend less money buying down the rate than they would by lowering the home price. But what does that mean for you as a military homebuyer? What Military Families Should Consider Before Buying A lower rate sounds great, but keeping the home price higher than the true market value could affect you down the road. Here’s what you need to consider: Your Long-Term Plan Matters If you plan to stay in the home for 5+ years, this could be a great deal. The lower payment makes it affordable now, and long-term appreciation could work in your favor. However, if you need to sell in a few years, you could find yourself underwater—meaning you owe more than the home is worth. Resale Value and Market Risks If home values decline or stay stagnant, you may struggle to sell for what you paid. Builders avoid cutting prices because it reveals market depreciation, which could hurt their future sales. Your exit strategy should include rental potential—can the home generate enough rental income to cover your mortgage if you need to move? Alternative Strategies Instead of focusing solely on a lower rate, negotiate for a lower purchase price whenever possible. You can’t renegotiate a home’s purchase price later, but you can refinance your mortgage if rates drop. VA Loan Benefits and Future Refinancing VA loans allow easy refinancing through the VA Interest Rate Reduction Refinance Loan (VA IRRRL), commonly known as a VA streamline refinance. If rates drop in the future, you could refinance into a lower rate without buying one upfront. Is a Builder’s Low-Rate Offer a Good Deal for You? The answer depends on your financial goals and future plans. ✅ Good Deal If: You plan to stay in the home long-term (5+ years). The lower payment fits comfortably into your budget. The home has rental potential in case you need to move unexpectedly. ⚠️ Proceed with Caution If: You might need to sell within a few years. The home price seems inflated compared to similar properties in the area. You’re stretching your budget and might struggle if unexpected expenses arise. Let’s Talk Before You Buy Buying a home—especially as a military family using a VA loan—requires careful planning. Before you sign anything, make sure you: Understand how the builder’s low-rate offer compares to other financing options. Have a clear exit strategy if you need to move unexpectedly. Know how to leverage your VA loan benefits to your advantage. At VeteranPCS, we specialize in helping military members and veterans make smart homebuying decisions. We’re not just real estate agents—we’re veterans who understand your unique challenges and financial considerations. Let’s go through the numbers together. Contact us today for a free consultation, and we’ll ensure you make a move that’s financially sound for your future. Make Your Move with Confidence Buying a home is a big financial decision, and builder incentives can be a great opportunity—but only if they align with your long-term goals. If you’re considering buying a home with a builder’s low-rate offer, let’s talk first. We’ll help you break down the numbers, explore your options, and make sure you’re making the right choice for your future. Disclaimer: The numbers in this article are estimates based on a VA loan with no money down, good credit, and average taxes and insurance. Actual costs will vary based on individual financial situations.
VeteranPCS
Veteran Agents
PCS to Hawaii: What Active Duty Service Members Need to Know About Buying a Home
7/15/2024
PCS to Hawaii: What Active Duty Service Members Need to Know About Buying a Home
Relocating to Hawaii during a Permanent Change of Station (PCS) is both exciting and challenging. The idea of living in paradise is appealing, but navigating Hawaii’s real estate market requires careful planning. Property values are high, demand is strong, and the local market operates differently from those on the mainland. If you’re considering buying a home in Hawaii, it’s important to approach the process with the right strategy. Having been stationed at Schofield Barracks, I’ve seen firsthand the opportunities Hawaii real estate can offer—if you know how to buy wisely. This guide will help you understand the market, the risks, and the benefits of purchasing a home in Hawaii with a VA loan. Understanding the Hawaii Real Estate Market Hawaii’s real estate market is unique, and there are two major misconceptions service members often have when considering a home purchase: Buying a home in Hawaii is always a guaranteed investment Hawaii is too expensive to buy into Both of these assumptions can be costly mistakes if not approached correctly. Real estate appreciation is not guaranteed. Many homeowners saw substantial gains from 2019 to 2020, but property values fluctuate. If you buy at the wrong time without a long-term plan, you could face financial losses. Hawaii’s high costs don’t mean buying isn’t possible. While real estate is expensive, the cost of not buying could be even higher. With the right approach, homeownership can be a valuable long-term investment—especially if you factor in rental income potential. The Case for Buying a Home in Hawaii Here’s a real example: We purchased a home in Haleiwa in 2014 for $650,000 and sold it in 2021 for $1,140,000. We also own a multi-family home in Waialua, where rental income covers our mortgage and utilities, allowing us to live near the ocean at no cost. This lifestyle is possible, but only if you buy with a strategy. If you purchase a move-in-ready home in a declining market, you may struggle to break even when it’s time to sell. However, if you buy a fixer-upper in a good neighborhood, you can increase the value and build equity over time. Key Considerations for Buying a Home in Hawaii If you’re thinking about buying a home when you PCS to Hawaii, here are three critical factors to keep in mind: Have an Exit Strategy If you need to sell during a market downturn, you may not make a profit. Plan ahead by evaluating rental options and understanding the financial impact. Buy Wisely Look for homes in good neighborhoods that need minor renovations rather than fully updated properties. This gives you instant equity and increases resale value. Consider Rental Potential A home with a separate rental unit (like an ohana unit or a studio over the garage) can generate income and help offset mortgage costs. The Reality of Renting Out Your Property Many service members assume they can rent out their home if they PCS without selling. While this is true, most rental properties in Hawaii operate at a loss unless they have additional rental units. Without separate rental space, you could lose between $500 and $1,500 per month after factoring in property management fees and Hawaii taxes. Legal and Tax Considerations for Homeowners Hawaii has two unique laws that significantly impact property owners: Short-term vacation rentals are illegal on most of Oahu. Airbnb and VRBO rentals of less than 30 days are heavily restricted. New permits are not being issued, and violations can result in fines of up to $10,000 per day. HARPTA Withholding Tax (7.25%) If you are not a Hawaii resident when you sell your home, 7.25% of the sale price will be withheld under the Hawaii Real Property Tax Act (HARPTA). This withholding can be waived or refunded under certain circumstances, but it requires proper planning and working with a real estate expert familiar with local laws. Is Buying a Home in Hawaii the Right Move for You? If you’re considering homeownership in Hawaii, planning ahead is essential. Ask yourself: Can I afford the mortgage even if I have to rent out the property later? Does this home have rental potential to help cover costs? Do I have a long-term exit strategy in case the market declines? If you’re not sure, working with a real estate expert who understands military relocations in Hawaii can help you navigate the process with confidence. Get Expert Help with Your PCS to Hawaii If you’re moving to Oahu, my team has helped hundreds of military families navigate their PCS transitions. We’ve created a comprehensive PCS packet that includes: Information on military housing areas Details on command sponsorship Recommendations for restaurants, hikes, and activities A complete list of TLA-approved hotels A breakdown of Hawaii’s regions and best places to live A checklist of important paperwork for your move If you’d like a copy, reach out today! Frequently Asked Questions 1. Can I use a VA loan to buy a home in Hawaii? Yes, VA loans are widely used in Hawaii and offer benefits such as zero down payment and no private mortgage insurance (PMI). 2. Is buying a home in Hawaii a good investment? It can be, but it depends on market timing, location, and whether the property has rental potential. 3. What is HARPTA, and how does it affect me? HARPTA is a 7.25% tax withholding on the sale price of a home for non-Hawaii residents. It can often be waived or refunded with proper planning. 4. Can I rent out my home if I PCS? Yes, but without additional rental units, you may experience a monthly financial loss. 5. What are the risks of buying a home in Hawaii? Market fluctuations can impact resale value, and high property taxes can make owning a home expensive. Final Thoughts Buying a home in Hawaii during a PCS move can be a smart financial decision—but only if approached strategically. With the right property, rental potential, and a solid exit strategy, you can turn homeownership in Hawaii into a long-term asset. If you’re considering buying a home in Hawaii, let’s talk! I can provide expert guidance, a PCS packet, and real estate insights to help you make the best decision for your future.
Erica Lehmkuhl
Army Veteran
Prepare to PCS: How do I prepare for movers?
2/27/2024
Prepare to PCS: How do I prepare for movers?
Moving to a new duty station is a significant transition for military personnel and their families. A Permanent Change of Station (PCS) move requires careful planning to ensure a smooth relocation. One of the most critical steps in this process is preparing for the movers. From organizing essential documents to packing efficiently, this guide will walk you through the necessary preparations to make your move as stress-free as possible. Understanding PCS and Its Impact on Your Move What is a PCS? PCS stands for Permanent Change of Station, which refers to the official relocation of an active-duty service member to a new duty station. These moves can be domestic or international and typically occur every two to four years. Proper planning ensures a successful transition for both the service member and their family. PCS Timeline: Key Milestones Understanding your PCS timeline is essential. Key milestones include: Receiving orders and notifying your command Scheduling transportation and moving services Completing required paperwork Packing and preparing for the move Arriving and settling into your new location Being proactive with these steps will help you avoid unnecessary stress and last-minute complications. PCS Allowances and Benefits The military offers several allowances and reimbursements to help offset moving costs, such as: Dislocation Allowance (DLA): Helps cover moving-related expenses. Temporary Lodging Allowance (TLA): Assists with lodging costs while transitioning. Per Diem Allowance: Covers meals and incidentals during travel. Understanding these benefits ensures you maximize the financial support available to you. Creating a Moving Timeline and Checklist Setting a Moving Date Once you receive your orders, determine your moving date. Consider lease agreements, school schedules, and the availability of movers when making this decision. Breaking Down the Process Divide your move into three phases: Pre-Move: Sorting and decluttering, organizing paperwork, and researching moving companies. Moving Day: Supervising the packing and loading process. Post-Move: Unpacking, setting up utilities, and finalizing travel reimbursements. Using a Moving Checklist A checklist keeps you on track. Key tasks include: Forwarding mail and updating your address. Transferring utilities and notifying schools. Securing important documents (e.g., passports, medical records, and housing paperwork). Sorting and Decluttering Before the Move Assessing Your Belongings A PCS move is an excellent opportunity to declutter. Sort your belongings into categories: Keep: Essential and frequently used items. Donate: Items in good condition that you no longer need. Sell: Furniture, electronics, or collectibles that hold value. Dispose: Broken or unusable items. Decluttering Strategies Start decluttering room by room. Pack seasonal and rarely used items first. Organizing ahead of time reduces stress and simplifies unpacking. Donating and Selling Items Consider donating items to local charities, military family support programs, or resale shops on base. Selling items through online marketplaces or yard sales can also help offset moving costs. Organizing Important Documents and Records Creating a Centralized Storage System Designate a secure folder or digital backup for essential documents, including: PCS orders and moving contracts Birth certificates and Social Security cards Medical and school records Housing agreements and financial documents Safeguarding Sensitive Information Keep sensitive documents with you during the move to prevent loss. Consider using a locked file box or encrypted digital storage. Researching and Hiring a Moving Company Understanding Your Options Choose between: Government-arranged movers: The military coordinates and covers moving costs. Personally Procured Move (PPM): You manage the move and receive reimbursement. Finding Reliable Movers Seek recommendations from fellow service members, read online reviews, and verify credentials. Request multiple quotes for comparison. Reviewing Contracts and Insurance Coverage Ensure movers provide adequate insurance for damages. Document valuable items and discuss coverage options before the move. Packing and Labeling Strategies Essential Packing Supplies Stock up on sturdy boxes, packing tape, bubble wrap, and markers. Efficient Packing Techniques Pack by room and label boxes clearly. Use protective materials for fragile items. Keep essentials (medications, toiletries, and important documents) easily accessible. Proper Labeling for Easier Unpacking Clearly mark boxes with contents and designated rooms. Consider color-coding for added organization. Notifying Key Parties and Managing Address Changes Updating Your Address Notify the following: USPS for mail forwarding Banks and financial institutions Employers and healthcare providers Informing Service Providers Arrange for the transfer or cancellation of utilities, internet, and subscriptions. Final Thoughts Preparing for movers is an essential step in any PCS move. By staying organized, decluttering, securing important documents, hiring reliable movers, and implementing effective packing strategies, you can reduce stress and ensure a seamless transition. With proper planning, you’ll be well-equipped to settle into your new duty station with confidence. Frequently Asked Questions How far in advance should I start preparing for my move? Begin preparations at least 6-8 weeks before your move to allow ample time for organization and coordination. Should I pack my belongings or leave it to the movers? You can pack yourself to save money, but professional movers ensure secure handling. For valuables and sentimental items, consider packing them yourself. How do I find a trustworthy moving company? Check recommendations from fellow service members, read online reviews, verify licensing, and compare estimates from multiple companies. What should I do if my belongings are damaged during the move? Document the damage with photos, notify the moving company, and file a claim promptly. Review your contract for insurance coverage details. For more guidance on using your VA loan benefits before or after your PCS move, contact our team at VeteranPCS. Our network of veteran-friendly real estate agents and lenders is here to help you navigate your transition seamlessly.
VeteranPCS
Veteran Agents
Prepare to PCS: What Military Movers Won't Pack in 2024
2/27/2024
Prepare to PCS: What Military Movers Won't Pack in 2024
Understanding the Importance of Proper Packing for a PCS Move A Permanent Change of Station (PCS) move is a routine part of military life, but each move presents its own challenges. Proper packing is essential to ensure a smooth transition, protect valuable belongings, and comply with military regulations. One of the key aspects of PCS preparation is understanding which items military movers will not pack or transport. Knowing these restrictions ahead of time can help service members and their families avoid unnecessary delays, damages, and added stress during relocation. Why Some Items Are Restricted During a PCS Move Military movers follow strict guidelines regarding what they can and cannot transport. These restrictions are in place for safety, legal, and logistical reasons. Understanding these guidelines will help ensure compliance and make your PCS move as efficient as possible. Common reasons items are restricted: Safety Concerns: Flammable, explosive, or hazardous materials pose risks during transport. Legal Restrictions: Items such as firearms and certain medications require special handling or documentation. Liability Issues: High-value items like jewelry or sensitive personal documents are best kept under the owner’s supervision. Commonly Restricted Items for PCS Moves 1. Hazardous Materials: Movers will not transport flammable, corrosive, or explosive materials. These include: Gasoline, lighter fluid, propane tanks, and aerosol cans Household cleaning chemicals and pesticides Fireworks, ammunition, and explosives 2. Perishable and Consumable Goods: Items that can spoil or attract pests are generally not allowed, such as: Fresh produce, frozen foods, and refrigerated items Opened or partially used food products Plants and soil due to agricultural restrictions 3. Personal and High-Value Items: It is recommended that service members personally transport the following items: Passports, birth certificates, Social Security cards, and financial documents Jewelry, cash, and other small high-value items Medical records, prescription medications, and sentimental keepsakes 4. Firearms and Ammunition: Military movers will not transport firearms and ammunition. Service members should: Follow military regulations for storing and transporting personal weapons Check state and local laws if moving across state lines Work with an authorized firearms dealer if shipping firearms separately 5. Vehicles and Fuel-Powered Equipment: PCS movers will not move vehicles, motorcycles, or equipment containing fuel. Ensure: Personal vehicles are shipped through an approved military contractor Lawn mowers, generators, and other fuel-powered equipment are drained of gasoline Preparing Restricted Items for Your PCS Move Since military movers won’t handle these restricted items, service members must take responsibility for their transportation. Here are some tips to ensure a smooth move: 1. Sort and Organize Restricted Items: Separate items that cannot be packed by movers and decide how they will be transported or disposed of. Properly dispose of hazardous materials through local disposal services. 2. Secure Important Documents and Valuables: Keep essential documents in a secure, portable file box or lockbox. Carry jewelry and high-value items with you rather than including them in household goods shipments. 3. Explore Alternative Shipping or Storage Options: If certain restricted items cannot be moved with you, consider: Shipping services for firearms, ammunition, or high-value items Temporary storage facilities for perishable or hazardous goods Ensuring Compliance with Military Regulations Each branch of the military has specific guidelines regarding PCS moves, and it is important to stay updated on any changes. In 2024, military movers may have new regulations or procedural updates, so be sure to: Review current guidelines with your Transportation Office or Relocation Assistance Program. Verify any changes in storage or transportation policies before your move. Use resources like Military OneSource or Veteran PCS-approved moving services for additional support. Final Thoughts: Be Prepared and Stay Informed A PCS move can be a complex and stressful process, but understanding what military movers will and won’t pack is an important step in making your transition smoother. By planning ahead, securing restricted items properly, and utilizing alternative shipping or storage solutions, service members and their families can avoid unnecessary complications. If you have questions about your PCS move, contact a Veteran PCS relocation specialist today for guidance on housing options, moving services, and VA home loan benefits. Buying or Selling? Connect with a VA Loan Expert to learn how your PCS move can align with your homeownership goals. FAQ 1. What happens if I accidentally pack restricted items? Movers will not transport restricted items and may refuse to move a shipment that contains them. It is best to review guidelines carefully and sort your belongings before packing begins. 2. Can I transport restricted items myself? Yes, but some items, such as firearms or hazardous materials, may have specific regulations. Check with your Transportation Office for guidance. 3. What should I do with perishable or hazardous materials before my move? Properly dispose of hazardous materials through local hazardous waste disposal programs. Consider donating perishable goods to local food banks before your move. 4. Where can I find more information on PCS moving regulations? Your installation’s Transportation Office and Military OneSource are excellent resources for up-to-date PCS moving guidelines.
VeteranPCS
Veteran Agents
Prepare to PCS: Understanding Your PCS Entitlements and Benefits
2/27/2024
Prepare to PCS: Understanding Your PCS Entitlements and Benefits
What is a PCS? A Permanent Change of Station (PCS) is a relocation assignment for active-duty military personnel and their families. Each year, nearly 700,000 service members receive PCS orders, moving them to new duty stations across the country or overseas. While PCS moves can be overwhelming, understanding your entitlements and benefits can help streamline the process and reduce financial stress. Why Understanding PCS Entitlements Matters A PCS move involves multiple logistical and financial considerations. Knowing what expenses are covered, what allowances you qualify for, and how to navigate the application process ensures that you maximize the benefits available to you. This knowledge helps reduce unexpected costs, allowing you to focus on your transition without unnecessary stress. Eligibility and Application Process for PCS Entitlements Who Qualifies for PCS Entitlements? PCS benefits apply to active-duty service members and their dependents, including spouses and children. The specific entitlements you qualify for depend on factors such as your rank, branch of service, and type of PCS assignment. How to Apply for PCS Benefits The process begins when you receive your PCS orders. You must submit the appropriate paperwork to your unit’s personnel or transportation office. This includes: PCS travel orders outlining your move details Housing applications if seeking on-base housing Reimbursement forms for eligible expenses The approval process can take time, so starting early and ensuring all paperwork is correctly completed is essential. Types of PCS Entitlements and Benefits Travel and Transportation Allowances 1. Travel Reimbursement Service members are entitled to reimbursement for transportation expenses, including mileage, airfare, and lodging during their move. Per diem allowances cover meals and incidental expenses incurred during travel. 2. Personally Procured Moves (PPM) Also known as a Do-It-Yourself (DITY) move, a PPM allows you to arrange and execute your own move rather than using a government-assigned moving company. The military reimburses up to 95% of the estimated cost of a government-managed move, and if you manage to move for less, you keep the difference. 3. Vehicle Shipment For overseas PCS moves, the military covers the cost of shipping one privately owned vehicle (POV). If relocating within the U.S., service members must typically cover their own vehicle transport costs unless otherwise specified. Housing and Temporary Lodging Benefits 1. Basic Allowance for Housing (BAH) Service members moving to a new duty station where they do not receive government housing may qualify for BAH. The allowance is based on location, rank, and dependent status and helps cover rent or mortgage payments. 2. Temporary Lodging Expense (TLE) and Temporary Lodging Allowance (TLA) TLE covers temporary lodging expenses for up to ten days within the U.S. while securing permanent housing. TLA applies to overseas moves and can be claimed for a more extended period if necessary. Reimbursement for Household Goods Shipment and Storage 1. Household Goods Shipment The military pays for the transportation of household goods up to a weight limit that varies based on rank and family size. The government assigns a moving company to pack and ship your belongings. 2. Storage Allowance If immediate housing is unavailable at your new duty station, the government provides temporary storage for your household goods. The duration of covered storage depends on location and PCS circumstances. Educational and Career Support for PCS Relocations 1. Education Benefits for Dependents PCS moves can disrupt a child’s education. To ease the transition, military families can access benefits such as: School liaison officers to help navigate enrollment in new schools DoD-sponsored tuition assistance programs Scholarship opportunities for military children 2. Spouse Employment Assistance Frequent relocations can impact military spouses’ career prospects. The Military Spouse Employment Partnership (MSEP) provides resources such as: Job search assistance Resume-building workshops Career counseling and networking opportunities Special Considerations for PCS Moves Overseas PCS Moves Relocating overseas involves additional steps, including: Passports and visas for dependents Housing considerations in a foreign country OHA (Overseas Housing Allowance) for rent and utility costs Financial Planning for PCS Moves Unexpected expenses can arise during a PCS. Planning ahead can help mitigate financial strain. Consider setting aside funds for: Security deposits for housing and utilities Moving-related incidentals Emergency travel expenses Key PCS Allowances and Financial Support PCS Per Diem: A daily allowance covering meals and lodging Dislocation Allowance (DLA): One-time payment for miscellaneous relocation expenses Monetary Allowance in Lieu of Transportation (MALT): Covers mileage for driving to the new duty station House Hunting TDY: Allows service members time off to find housing before relocating Final Thoughts: Be Prepared for Your PCS Move A PCS move is a significant transition, but proper planning and knowledge of your entitlements can make it much smoother. Take the time to research available benefits, gather necessary documentation, and seek guidance from military relocation offices. Utilizing the support and resources available to you can ease financial burdens and ensure a seamless relocation experience. For personalized assistance with VA loans and real estate needs, connect with a VeteranPCS expert today. We are here to help military members and their families navigate the home buying and selling process with confidence. Frequently Asked Questions (FAQs) 1. Who qualifies for PCS entitlements? Active-duty service members and their dependents are eligible. Specific entitlements vary based on rank, branch, and type of PCS move. 2. What is covered in a government-move PCS? The government covers transportation costs, temporary lodging, and shipment of household goods. Additional allowances may be available based on the circumstances of your move. 3. Can I receive a PCS travel advance? Yes, service members can request a PCS travel advance to cover upfront costs, which is later reconciled against reimbursable expenses. 4. What happens if my home sells after I move? If you are selling a home as part of your PCS, you may be eligible for reimbursement of certain expenses. Contact a VeteranPCS real estate agent to explore your options. For further assistance with your PCS relocation, reach out to our experienced real estate professionals who specialize in serving military families.
VeteranPCS
Veteran Agents
Preparing to PCS: What You Need to Know
2/27/2024
Preparing to PCS: What You Need to Know
If you have received Permanent Change of Station (PCS) orders, you are not alone. Every year, nearly 700,000 service members and their families undergo a PCS move. While the term "permanent" might be misleading, as moves are often temporary, proper planning can help make the transition smoother and more cost-effective. Understanding Your PCS Benefits and Expenses While the military covers a significant portion of PCS-related expenses, there are out-of-pocket costs to be aware of. On average, service members spend around $2,000 on non-reimbursable moving expenses. Determine Which Costs Are Reimbursable Before your move, contact your installation’s family center to determine which expenses are covered. The military provides a commercial moving service to pack and transport your household goods at no cost. However, you should plan for additional expenses such as: Temporary housing costs: Hotels and meals during your move may be partially covered through per diem allowances. Utility deposits: Setting up utilities, phone, and internet at your new location may require deposits, typically around $100 per service. Replacement items: Budget for household items you may need to replace upon arrival. Personal travel expenses: If you choose to take leave and travel beyond the allowed reimbursement limits, those costs will be your responsibility. Keep all receipts and document any non-reimbursable expenses. You never know when you might need to provide proof for reimbursement. Call Your Insurance Provider While government-hired movers have insurance, coverage may be limited. If you are handling your PCS independently, verify what your insurance covers for damaged or lost goods. If shipping a vehicle, confirm that your auto insurance covers transport-related damages. Do-It-Yourself (DITY) PCS Moves The military offers the option of a Personally Procured Move (PPM), commonly known as a Do-It-Yourself (DITY) move. If you choose this option, the government will reimburse you up to 95% of the estimated cost of using a contracted commercial mover. For example, if your government-assigned relocation cost is $8,000, you could receive $7,600 in reimbursement if you move yourself. This option allows you to shop around for cost-effective moving solutions and potentially keep some of the reimbursement funds if you spend less than the allowance. Reimbursement amounts vary based on rank and family size, so check with the Transportation Management Office (TMO) for an accurate estimate. What to Do With Your Current Home If you own a home, a PCS move presents several options: 1. Keep the Property and Rent It Out If you plan to return to the area, renting out your home can generate passive income. Rental rates in many areas exceed mortgage payments, allowing you to cover your mortgage and possibly make a profit. Consider hiring a property manager if you will be stationed far away. They can handle tenant screenings, rent collection, and maintenance, but their fees will reduce your rental income. 2. Sell with an Assumption VA loans are assumable, meaning another buyer can take over your loan with its existing terms. If you have a low interest rate, this can be a great selling point. However, your VA entitlement remains tied to the property until the buyer sells or refinances. This could limit your ability to use your VA home loan benefit for a future purchase. 3. Sell Outright Selling your home before your PCS move allows you to restore your VA loan entitlement and use it for your next home purchase. Keep in mind: Selling costs: Real estate commissions, title fees, and excise taxes can add up to 6% or more of your home’s sale price. Time constraints: If your move date is soon, plan for a power of attorney or real estate attorney to handle closing on your behalf. 4. Keep the Home Without Renting If you can afford it, keeping your home as a secondary property for future retirement or vacation use is an option. However, you will need sufficient income to cover two housing payments, which is often not feasible for most service members. PCS Allowances and Financial Resources PCS Per Diem A daily allowance is provided for lodging and meals while traveling to your new duty station. The rate is based on mileage and family size, with the military estimating 350 miles per travel day. Temporary Lodging Allowance (TLA) If permanent housing is not available immediately, the TLA covers some or all of your temporary lodging and meal expenses while waiting for base or off-base housing. PCS Travel Advance You may request a cash advance to cover initial moving expenses, such as meals and lodging. Up to 80% of eligible costs can be advanced and deposited into your account. Basic Allowance for Housing (BAH) If base housing is not available, BAH helps cover rent or mortgage payments based on local housing costs and rank. Overseas Housing Allowance (OHA) For overseas assignments, OHA covers rent, utilities, and basic home maintenance. Dislocation Allowance (DLA) A one-time payment to cover unexpected moving costs that are not covered by other allowances. Monetary Allowance in Lieu of Transportation (MALT) MALT reimburses per-mile costs for personally driving to your new duty station but does not cover lodging or meals. House Hunting TDY Service members may take up to 10 days of permissive TDY for house hunting at their new duty station before their PCS. While travel costs are not covered, this time off does not count against annual leave. Final Thoughts: Plan Ahead for a Smooth PCS PCS moves can be challenging, but planning ahead can reduce stress and unexpected financial burdens. Schedule a meeting with your installation’s Travel Office as soon as you receive PCS orders to review available allowances and ensure all required paperwork is submitted on time. If you are considering purchasing a home at your new duty station, connect with our VeteranPCS real estate agents and VA lenders to explore your financing options. We are committed to helping military families navigate the home-buying process and make the most of their VA loan benefits. Contact us today to get started on your PCS journey.
VeteranPCS
Veteran Agents
Discovering Military-Friendly Living in Panama City, Florida
1/10/2024
Discovering Military-Friendly Living in Panama City, Florida
Welcome to a Community That Honors Service Panama City, Florida, is a welcoming and supportive community for military families. With its strong ties to the armed forces, excellent schools, and abundant family-friendly amenities, it's an ideal place to call home. If you're considering relocating, this guide will introduce you to the best military-friendly communities, local amenities, and resources available to veterans and active-duty personnel. Top 5 Military-Friendly Residential Communities in Panama City Here are some of the most sought-after neighborhoods for military families in Panama City: Breakfast Point – A well-planned community with excellent schools and close proximity to shopping and dining. Upper Grand Lagoon – A scenic area offering waterfront properties and easy access to military bases. Titus Park – A newer development known for its affordability and family-friendly atmosphere. Andrews Park – A quiet suburban neighborhood with great schools and parks. Emerald Cove Villas – A gated community featuring modern homes and a strong sense of community. These neighborhoods provide a balance of comfort, convenience, and affordability, making them ideal for military personnel and their families. Proximity to Military Bases Panama City offers a convenient location for service members stationed at the following military bases: Tyndall Air Force Base – Less than a 30-minute commute from most residential communities. Naval Support Activity Panama City – A key installation providing support for the Navy and Department of Defense. Navy Dive School – A training center specializing in advanced military diving operations. U.S. Coast Guard Station Panama City – Serving the Gulf Coast with search and rescue and law enforcement operations. By living in Panama City, military personnel can enjoy short commutes while having access to all the benefits the city offers. Access to Quality Schools & Veteran Services Education is a priority in Panama City, with many schools receiving high ratings from GreatSchools.org. Families will find strong academic programs, extracurricular activities, and dedicated support for military children transitioning between schools. Additionally, veterans and active-duty service members have access to numerous resources, including: VA assistance programs Counseling and mental health support Career transition services Community-based veteran organizations These services ensure that veterans and their families receive the support they need throughout their relocation and beyond. Family-Centric Amenities & Outdoor Activities Panama City is known for its outdoor attractions and recreational opportunities. Families can enjoy: State parks and nature trails Fishing, boating, and water sports Public and private beaches Community sports leagues and playgrounds With a mix of small-town charm and modern amenities, Panama City offers a lifestyle that accommodates both relaxation and adventure. Community Events & Military Appreciation The city regularly hosts events that celebrate and support the military community, including: Veterans Day and Memorial Day parades Military appreciation nights at local sporting events Festivals and fairs with veteran discounts Charity events benefiting military families These gatherings create a strong sense of camaraderie and belonging for military members and their loved ones. Ready to Move to Panama City? If you're considering a move to Panama City, working with a real estate professional who understands the unique needs of military families can make all the difference. As a Coast Guard veteran and Berkshire Hathaway real estate agent, I have firsthand experience in military relocations and can help you find the perfect home. Whether you're buying, selling, or investing in real estate, I am here to assist you every step of the way. Let’s make your transition smooth and stress-free! Get in Touch Today! For more information about VA loans, military-friendly housing options, or PCS resources, contact our team of veteran real estate agents and lenders who specialize in serving military families. Questions about the VA Loan or PCSing? Our lenders and agents are all veterans or military spouses, ready to assist you with every aspect of your move. Reach out today to start your journey to homeownership in Panama City, Florida!
Gian Palomba
Active Coast Guard
Military PCS Quick Guide Q & A
9/20/2022
Military PCS Quick Guide Q & A
Military PCS Quick Guide: Q&A When Uncle Sam makes the call, it's time to move. Every year, over 400,000 service members undergo a Permanent Change of Station (PCS) move, relocating to a new duty station. Moving can be challenging, whether it's within the continental United States (CONUS) or to an overseas duty station (OCONUS). Having insight into the PCS process can help you prepare for a smoother transition. This guide answers common PCS-related questions to help you navigate your move with confidence. What Is a Military PCS Move? A Permanent Change of Station (PCS) move is an official relocation order transferring a service member from one duty station to another. How Does a PCS Move Work? There are three main types of CONUS military moves: Government-Hired Movers (Household Goods Move - HHG) The military arranges for movers to pack, transport, and unpack your belongings. Pros: Less physical work for you. Cons: Less control over your items and possible delays. Personally Procured Move (PPM) / Do-It-Yourself (DITY) Move You handle the move yourself and get reimbursed for the expenses. Pros: Full control over your belongings, potential profit if costs are lower than reimbursement. Cons: More work for you and your family. Partial-PPM / Partial-DITY Move A hybrid approach where some belongings are moved by the military, and some you move yourself. Pros: Flexibility in handling certain items yourself. Once you receive PCS orders, work with your new installation’s Relocation Assistance Program for guidance on settling in. When Is Military PCS Season? PCS moves happen year-round, but over 65% of all military moves occur between May and August. Why is this important? Moving companies get backlogged, leading to delays and limited scheduling options. Book moving services as early as possible to avoid last-minute stress. Can You Deny Military PCS Orders? Technically, yes, but it comes with consequences. Your Options: Request a Deferral – This delays your move for a set period. Discuss with Your Personnel Department – Each military branch has different rules regarding PCS denials. Warning: Denying orders without proper approval can result in career setbacks, including denial of promotions or administrative actions. Always consult with your chain of command before making a decision. Is Military PCS Travel Pay Taxable? Yes, PCS travel pay is taxable, but only under certain circumstances. If you receive reimbursement for a PPM/DITY move, you will owe taxes on that amount. You will receive a special W-2 (separate from your regular W-2) to report this income. Consider setting aside part of your reimbursement to cover potential tax liabilities when filing. Need More PCS Help? Contact Us! Have more PCS-related questions? We’re here to help. Email us at info@veteranpcs.com Buying or Selling a Home? Moving with PCS orders? Connect with a VA Loan Expert to find military-friendly housing options. PCS-friendly real estate agents VA Loan specialists Guidance on housing near your new duty station
VeteranPCS
Veteran Agents
