Getting orders to a new duty station brings excitement and, often, the challenge of finding a new home in an unfamiliar place. House hunting during a Permanent Change of Station (PCS) move comes with unique pressures – tight timelines, limited local knowledge, and the need to find a place that works for your family’s military lifestyle. As a real estate professional experienced in helping service members relocate, I want to share key things to focus on during your house hunt.
Proximity and Commute to Base
Your daily commute significantly impacts your quality of life. Don’t just look at distance on a map.
- Test Drive: If possible, drive the route during typical commute times (morning and evening). Traffic patterns near military installations can vary drastically.
- Gate Access: Consider which gates you’ll typically use and how accessible they are from potential neighborhoods.
- Off-Hours: Think about commute times for non-standard work hours if applicable.
- Balance: Weigh commute time against other factors like school quality or neighborhood amenities. A slightly longer drive might be worth it for the right community.
School Districts and Family Needs
Even if you don’t have children, school district reputation heavily influences a home’s resale value.
- Research Schools: Use online resources (like GreatSchools.org) and talk to people stationed there to learn about local schools. Consider elementary, middle, and high schools relevant to your family.
- Beyond Schools: Look for proximity to childcare facilities, parks, playgrounds, youth sports, and other family-friendly activities important to you.
- Community Resources: Check for nearby libraries, community centers, and healthcare facilities (including TRICARE providers).
Neighborhood Feel and Community
You’re not just buying a house; you’re joining a community. Finding the right fit can ease your transition.
- Explore Different Areas: Drive or walk around potential neighborhoods at various times of day. Get a feel for the atmosphere.
- Look for Clues: Are yards well-kept? Do you see neighbors interacting? Are there community events or amenities like pools or clubhouses?
- Military Presence: Some families prefer neighborhoods with a strong military presence for shared understanding and support, while others prefer a more diverse mix. Consider your preference.
- Safety: Research local crime statistics and talk to your potential agent about neighborhood safety.
Understanding the Local Market and Costs
Housing markets vary significantly across duty stations.
- Research Costs: Understand typical home prices, property tax rates, and homeowners insurance costs in the area. Compare these to your Basic Allowance for Housing (BAH).
- Cost of Living: Factor in the overall cost of living, including utilities, groceries, and transportation.
- VA Loan: Get pre-approved for your VA loan early. Understand your entitlement and any funding fees. Ensure potential homes meet VA minimum property requirements.
Resale Value and Future PCS
Remember, another PCS is likely in your future. Think like a future seller even as you buy.
- Location: Homes in desirable locations with good schools and reasonable commutes tend to hold value better.
- Home Features: Popular features like updated kitchens, sufficient bedrooms/bathrooms, and good storage appeal to future buyers.
- Neighborhood Stability: Look for areas with stable or rising property values. Your agent can provide market trend data.
- Avoid Over-Improving: Be mindful of making costly upgrades that might not provide a return on investment when you sell in a few years.
Home Condition and Inspections
Especially when buying quickly or from afar, diligence is key.
- Thorough Inspection: Always get a professional home inspection. An inspector examines the home’s structure, systems (HVAC, plumbing, electrical), and overall condition, identifying potential issues you might miss.
- Specialized Inspections: Depending on the area and property, consider specialized inspections (e.g., radon, pests, well/septic).
- Review Disclosures: Carefully review the seller’s property disclosures for any known issues.
Finding the right home at your next duty station sets the stage for a positive experience. Take your time, do your research, and partner with a local real estate agent who understands the nuances of military relocation and the specific area. We’re here to help make your PCS house hunt successful. Welcome to your new community!
