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First Time Home Buyer Guide
First time buying a home? It can seem overwhelming. Check out our free first time home buyer guide to understand the process.
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Don’t overpay using your VA loan, make the VA Loan work for you! Download our free VA Loan guide to learn more about the VA loan and how it can work for you.
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Use the BAH calculator below to find your 2025 BAH rates. Enter your pay grade, dependent status and duty station ZIP code to see your monthly and annual BAH amount.
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7/18/2025
Your First Home: A Complete Guide for Veterans and Military Families in Florida
Moving to Florida for your next assignment or transitioning out of the military? Whether you're PCSing to MacDill Air Force Base, Naval Air Station Pensacola, or settling in the Tampa Bay area after service, buying your first home as a veteran comes with unique opportunities and challenges. This comprehensive guide walks you through the entire process, from understanding VA loan benefits to navigating Florida's competitive housing market. Why Florida Appeals to Military Families Florida's military-friendly environment makes it a top choice for active duty members and veterans. The state offers no income tax, year-round warm weather, and proximity to major military installations. The Tampa Bay area alone hosts MacDill Air Force Base and is within driving distance of other installations, making it ideal for military families who want stability during multiple assignments. According to Military OneSource, Florida consistently ranks among the top states for military retirees, with over 1.5 million veterans calling the Sunshine State home. Understanding the Five Essential Teams in Your Home Transaction When buying or selling your first home, you'll work with five key groups that operate like separate "tracks" throughout your transaction. Understanding these relationships helps reduce stress and sets proper expectations: Track 1: Real Estate Professionals Your buyer's agent (representing you) Seller's agent (representing the seller) Both agents coordinate showings, negotiations, and paperwork Track 2: Lending Team Loan Originator who processes your VA loan Transaction Assistant who gathers documents Underwriter who approves your loan Support staff who handle day-to-day communication Track 3: Title Company Escrow Agent who holds funds during the transaction Closing Agent who conducts the final signing Attorney who ensures legal compliance Transaction Coordinators who manage timelines Track 4: Insurance Provider Insurance broker who shops rates Insurance company that issues your policy Underwriter who assesses risk Track 5: Inspection and Specialty Services Home inspector who evaluates the property Specialists (HVAC, electrical, plumbing) for detailed assessments In Florida: termite inspection and wind mitigation specialists The Complete Home Buying Process for Veterans Step 1: Financial Preparation Before house hunting in Tampa or anywhere in Florida, assess your financial readiness: Check Your Credit Score: VA loans accept scores as low as 580, but better scores mean better rates Calculate Debt-to-Income Ratio: Keep total monthly debts under 41% of gross income Determine Your Budget: Factor in Florida's property taxes, homeowners insurance, and HOA fees Save for Closing Costs: While VA loans require no down payment, budget 2-5% of purchase price for closing costs The Department of Veterans Affairs provides detailed information about financial requirements for VA loans. Step 2: VA Loan Pre-Approval VA loans offer unmatched benefits for military homebuyers: No Down Payment Required: Save $15,000-$50,000 upfront on a typical Florida home No Private Mortgage Insurance (PMI): Save $200-400 monthly compared to conventional loans Competitive Interest Rates: Often 0.25-0.5% lower than conventional loans Assumable Loans: Future buyers can take over your VA loan terms Gather these documents for pre-approval: Certificate of Eligibility (COE) from VA.gov Recent pay stubs and LES (Leave and Earnings Statement) Two years of tax returns Bank statements showing assets Debt information (credit cards, car loans, student loans) Step 3: Finding the Right Florida Community Consider these factors when choosing a neighborhood: Proximity to Base MacDill AFB families often prefer South Tampa, Westchase, or Brandon Eglin AFB personnel frequently choose Niceville, Crestview, or Fort Walton Beach NAS Pensacola families gravitate toward Gulf Breeze, Pace, or East Hill School Districts Florida's school choice options include top-rated districts in Hillsborough, Pinellas, and Okaloosa counties. Research school ratings through GreatSchools.org to find the best fit for your children. Hurricane Preparedness Living in Florida means hurricane season planning. Look for homes with: Hurricane shutters or impact windows Generators or whole-house backup power Elevated foundations in flood-prone areas Easy evacuation route access Step 4: Working with a Military-Friendly Agent Choose an agent who understands military life: PCS Timeline Experience: They know how to expedite purchases for quick moves VA Loan Expertise: Familiar with VA appraisal requirements and timelines Military Community Knowledge: Understands base housing allowances (BAH) and military pay schedules Deployment Flexibility: Can handle transactions while you're deployed or TDY Interview multiple agents and ask about their military client experience. A knowledgeable agent makes the difference between a smooth transaction and a stressful ordeal. Step 5: Making Competitive Offers in Florida's Market Florida's competitive market requires strategic offers: Price Competitively: Use recent comparable sales, not list prices Include VA Loan Education: Some sellers worry about VA loan delays; your agent should address these concerns Offer Reasonable Timelines: Standard 30-45 day closings work well for VA loans Consider Seller Concessions: VA loans allow sellers to pay up to 4% of purchase price toward your closing costs The Home Selling Process for Military Families Preparing Your Florida Home for Sale When PCSing out of Florida, maximize your home's appeal: Declutter and Depersonalize Remove military memorabilia and personal photos Clear surfaces and minimize furniture Store seasonal items and excess belongings Address Florida-Specific Issues Clean or replace HVAC filters (major concern in humid climate) Pressure wash exterior surfaces and driveways Trim landscaping and remove dead palm fronds Ensure pool equipment functions properly Make Strategic Repairs Fix any hurricane damage or water intrusion issues Update outdated fixtures common in 1980s-90s Florida homes Ensure electrical systems meet current codes Pricing Your Home Competitively Work with your agent to price based on: Recent sales in your specific neighborhood Current inventory levels Seasonal market patterns (winter buyers vs. summer PCS moves) Unique features like pools, hurricane protection, or golf course access Marketing to Military Buyers Your agent should market to incoming military families by: Highlighting proximity to bases and commute times Emphasizing military-friendly features Listing on military housing websites and social media groups Scheduling showings around military family schedules Special Considerations for Florida Military Families Hurricane Season Planning Living in Florida requires hurricane preparedness: Insurance Requirements: Windstorm coverage is mandatory Building Codes: Newer homes built to updated hurricane standards command premium prices Evacuation Planning: Consider proximity to evacuation routes when choosing neighborhoods Homestead Exemption Benefits Florida residents can claim homestead exemption, reducing property taxes by up to $50,000. Military families must establish Florida residency and file for exemption by March 1st following purchase. Military Clause Considerations When buying, consider adding military clauses to your contract: PCS clause allowing contract cancellation for unexpected orders Deployment clause for extended timeline accommodations VA loan assumption clause for future sale advantages Closing Your Transaction Successfully Final Walkthrough Checklist Before closing in Florida, verify: Pool and spa equipment operational Hurricane shutters/impact windows functional HVAC system cooling effectively No new water damage from recent storms All agreed-upon repairs completed Understanding Closing Costs in Florida Typical closing costs include: Title insurance (Florida custom: seller pays owner's policy) Recording fees and documentary stamps Property taxes (prorated from closing date) Homeowners insurance (full year paid at closing) HOA fees (if applicable) Your Next Steps Whether you're buying your first home or selling before your next PCS, success starts with the right team. Military families face unique challenges that require experienced professionals who understand your lifestyle, timeline, and benefits. Ready to buy or sell in Florida? Connect with a VeteranPCS agent who specializes in military relocations and understands your unique needs! The home buying and selling process doesn't have to be overwhelming. With proper preparation, the right team, and understanding of your military benefits, you can successfully navigate Florida's real estate market and find the perfect home for your family. Share this guide with fellow military families to help them succeed in their Florida real estate journey!
6/30/2025
Arizona PCS Guide: Military Families Moving to the Grand Canyon State
Received orders for Arizona? Congratulations! The Grand Canyon State offers military families an exceptional combination of year-round sunshine, growing job markets, and strong military communities. Whether you're heading to Luke Air Force Base, Davis-Monthan AFB, or any of Arizona's military installations, this comprehensive guide covers everything you need to know about buying a home, using your VA loan benefits, and settling into life in one of America's fastest-growing military-friendly states. Arizona's Military Installations: Where You Might Be Headed Arizona hosts several major military installations, each with unique housing markets and community characteristics: Luke Air Force Base (Phoenix Metro): Home to the 56th Fighter Wing and premier F-35 Lightning II training. Located in Glendale, with easy access to Phoenix's amenities and job market. Davis-Monthan Air Force Base (Tucson): Houses the 355th Wing and the famous "Boneyard" aircraft storage facility. Tucson offers a lower cost of living compared to Phoenix. Marine Corps Air Station Yuma: Located in southwestern Arizona, supporting Marine aviation training with a tight-knit military community. Fort Huachuca (Sierra Vista): Army Intelligence Center and Network Enterprise Technology Command headquarters, situated in scenic southeastern Arizona. According to Military OneSource, Arizona consistently ranks in the top 10 states for military family satisfaction, largely due to its affordable housing costs and strong veteran support networks. Why Arizona Makes Sense for Military Families Exceptional VA Loan Market Conditions Arizona's real estate market strongly favors VA loan borrowers. The Department of Veterans Affairs reports that Arizona ranks 5th nationally for VA loan usage, with competitive interest rates and seller acceptance. Key VA loan advantages in Arizona: No down payment required: Save $15,000-$50,000 upfront compared to conventional loans No private mortgage insurance (PMI): Additional monthly savings of $200-$400 Competitive interest rates: VA loans typically offer 0.25-0.5% lower rates than conventional options High seller acceptance: Arizona sellers readily accept VA offers due to market familiarity Rapid Population and Economic Growth The U.S. Census Bureau reports Arizona as the 4th fastest-growing state, with major metro areas like Phoenix-Scottsdale-Mesa experiencing 13.2% population growth from 2020-2024. This growth translates to: Rising property values supporting long-term investment Expanding job markets for military spouses Growing military and veteran communities Increased amenities and infrastructure development Cost of Living: Your Military Pay Goes Further Arizona offers significant cost advantages compared to traditional military-heavy states. Military Family Life Counselor data shows Arizona military families save an average of 15-25% on housing costs compared to California or Virginia. Housing Affordability by Installation Phoenix Metro (Luke AFB area): Median home price: $415,000 (vs. $520,000 in San Diego) Average rent: $1,800-$2,400 for 3BR homes BAH rates support homeownership in most areas Tucson (Davis-Monthan area): Median home price: $285,000 Lower cost alternative with university town amenities Strong rental market for future PCS moves Yuma/Sierra Vista areas: Most affordable options with median prices under $250,000 Excellent starter home markets for junior enlisted families Climate and Lifestyle: Why 300+ Days of Sunshine Matter Arizona's desert climate offers unique advantages for military families dealing with PCS stress and deployment separations. The National Weather Service confirms Phoenix averages 334 sunny days annually, supporting year-round outdoor activities that help military families stay active and connected. Mental Health Benefits: Research from Military Family Life Counselors indicates consistent sunshine and outdoor access contribute to reduced depression and anxiety rates among military spouses—particularly important during challenging PCS transitions. Family Activities: From hiking in Scottsdale's McDowell Mountains to exploring Sedona's red rocks, Arizona offers endless family adventures within driving distance of most military installations. Navigating Arizona's Real Estate Market as Military Best Neighborhoods by Installation Luke AFB Families: Consider these VA loan-friendly areas: Surprise: Family-friendly with excellent schools and newer construction Peoria: Established community with strong resale values Glendale: Close to base with diverse housing options Goodyear: Rapidly growing with modern amenities Davis-Monthan Families: Top neighborhoods include: Oro Valley: Premium area with top-rated schools Marana: Growing community with good value East Tucson: Established areas near base gates Vail: Rural feel with larger lots According to Arizona Department of Real Estate, military buyers represent 18% of all home purchases statewide, giving you strong negotiating power and market familiarity among real estate professionals. Timing Your Arizona PCS Home Purchase 6 Months Before PCS: Start researching neighborhoods and connect with a VeteranPCS agent familiar with your destination base. Arizona's market moves quickly, especially in military-preferred areas. 3-4 Months Before: Obtain VA loan pre-approval and begin virtual home tours. Arizona sellers often prefer quick closes, making pre-approval essential. 1-2 Months Before: Schedule house-hunting trip. Arizona's consistent weather makes any time good for viewing properties, though avoid summer months (June-August) for comfort. Upon Arrival: Complete final walkthrough and closing. Arizona typically allows 30-45 day closing periods, accommodating military PCS timelines. Military Spouse Employment Opportunities Arizona's growing economy offers significant opportunities for military spouses. Arizona Commerce Authority reports major employers actively recruit military family members, recognizing their reliability and diverse skills. Growing Sectors: Technology: Phoenix ranks 5th nationally for tech job growth Healthcare: Expanding medical facilities near all major bases Finance: Major banks and financial services with remote options Education: Growing school districts need substitute teachers and support staff Military Spouse-Friendly Employers: Companies like American Express, Boeing, and Raytheon maintain significant Arizona operations with demonstrated military spouse hiring commitments. Schools and Education: Supporting Military Children Arizona offers strong educational options for military families, with Arizona Department of Education reporting above-average graduation rates in military-concentrated districts. Top School Districts by Base: Luke AFB: Peoria Unified, Deer Valley Unified Davis-Monthan: Catalina Foothills, Amphitheater Public Schools Fort Huachuca: Sierra Vista Unified Military Child Education Coalition partnerships ensure smooth transfers and academic continuity throughout PCS moves. Arizona also participates in the Interstate Compact on Educational Opportunity for Military Children, guaranteeing enrollment flexibility. VA Loan Benefits Specific to Arizona No State-Specific Restrictions Unlike some states with additional VA loan limitations, Arizona fully embraces VA financing. Arizona Department of Veterans' Services confirms no state-imposed restrictions on VA loan usage, including: Condominiums: Full VA approval for condo purchases New Construction: Streamlined processes with major builders Refinancing: Competitive rates for VA Interest Rate Reduction Refinance Loans (IRRRL) Builder Incentives for Military Major Arizona builders offer military-specific incentives: Lennar: Up to $5,000 military discounts plus VA loan coordination Pulte Homes: Military Move-Up programs with equity protection DR Horton: Express Military programs for quick closing Real Estate Investment Potential Arizona's military-friendly environment extends to real estate investment opportunities. Arizona Real Estate Investors Association reports strong rental markets near all major installations, making buy-and-hold strategies viable for military families facing future PCS moves. Rental Market Strength: Low vacancy rates (typically under 5%) Strong rental demand from incoming military families Property management companies specializing in military tenants Positive cash flow potential in most markets Future PCS Considerations: Arizona's growing popularity ensures strong resale markets, protecting your investment whether you sell or rent after your next PCS. Getting Started: Your Arizona PCS Action Plan Month 6: Initial Planning Research neighborhoods online using VeteranPCS resources Connect with Arizona-based VeteranPCS agent Begin VA loan pre-qualification process Month 3-4: Serious Shopping Schedule house-hunting trip to Arizona Tour potential neighborhoods and school districts Submit offers with military-friendly timelines Month 1-2: Final Preparations Coordinate closing with PCS timeline Arrange utility connections and military installation access Connect with local military family networks Why Choose VeteranPCS for Your Arizona Move Moving to Arizona represents more than a PCS—it's an opportunity to build equity, join thriving military communities, and enjoy year-round outdoor living. Our Arizona-based agents understand military timelines, VA loan processes, and the unique needs of military families. Whether you're buying your first home at Luke AFB or planning investment property near Davis-Monthan, VeteranPCS agents provide the expertise and military understanding you need for successful Arizona real estate decisions. Start Your Arizona Adventure Today Connect with a VeteranPCS expert to explore your options and make your Arizona PCS move smooth and successful. Share this guide with other military families considering Arizona—because military families help military families succeed.
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.
PCS Frequently Asked Questions
Am I disqualified if I have a bankruptcy or foreclosure on record?
How do I know how much I’m qualified for with a VA Loan?
How Many Times Can I Use My VA Home Loan Benefit?
Are There Closing Costs Associated with a VA Loan?
Can I Have Two VA Loans?
How do I apply for a VA guaranteed loan?
Employment
Transitioning Military
Hiring Our Heroes (HOH) connects the military community—service members, military spouses, and veterans —with American businesses to create economic opportunity and a strong and diversified workforce.
Hire Heroes USA provides free job search assistance to U.S. military members, veterans and their spouses, and we help companies connect with opportunities to hire them.
We've helped hundreds
Of military, veterans, & their families
Trista Allen
From a realtors perspective, VeteranPCS has always been amazing to partner with through the transaction, I have worked with them on the buying side and my clients are always satisfied with them. Responsive, informative, and amazing support for both myself, and my clients. I look forward to partnering with them in future transactions.
James Nicholson
Much better than the competition. Great communication and they don't give you lip service. They give you full service with veterans who knows their stuff.
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Calculate the Basic Allowance for Housing (BAH) amount you will receive at your next duty station based on location, pay grade, and dependency status.
active duty and veteran military spouse business owners tools and resources
The leading free, comprehensive, user- friendly directory of businesses owned by military veterans
It’s time to course correct. Veteran entrepreneurship rates plummeted in the 20th century.
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Trusted veteran and military spouse owned resources, businesses and organizations.
PCS Frequently Asked Questions
Am I disqualified if I have a bankruptcy or foreclosure on record?
How do I know how much I’m qualified for with a VA Loan?
How Many Times Can I Use My VA Home Loan Benefit?
Are There Closing Costs Associated with a VA Loan?
Can I Have Two VA Loans?
How do I apply for a VA guaranteed loan?
Together we'll make it home. Veteran & Military Spouse Real Estate Agents and VA Loan Experts You Can Trust
