PCS Checklist: What You Need to Do Before Buying a Home

PCS Checklist: What You Need to Do Before Buying a Home

A Permanent Change of Station (PCS) move is an exciting yet stressful time for military families. Whether you’re moving across the country or just a few miles away, there’s a lot to do before you can get settled into your new home. One of the most important decisions you'll make is whether to rent or buy, and if buying is the right choice, you’ll need a game plan.

Here’s your PCS checklist with everything you need to do before buying a home, from understanding your VA loan benefits to finalizing your home purchase.

1. Understand Your VA Loan Eligibility

One of the first things you need to do is check your eligibility for a VA loan. This benefit is available to veterans, active-duty service members, National Guard members, and certain surviving spouses. A VA loan can make purchasing a home easier because it often requires no down payment, no private mortgage insurance (PMI), and offers competitive interest rates.

What to do:

• Obtain your Certificate of Eligibility (COE) from the VA. This document proves your eligibility for the loan.
• If you’re unsure whether you qualify, reach out to a VA-approved lender or a real estate agent familiar with VA loans to help guide you through the process.

2. Get Pre-Approved for a Loan

Before you start looking at homes, it’s important to get pre-approved for a loan. Pre-approval tells you how much you can borrow, which will help narrow your home search to properties within your budget.

What to do:

• Contact a VA-approved lender: Since VA loans have specific requirements, it’s important to work with a lender who understands the ins and outs of the program.
• Gather necessary documents: Your lender will need documents such as proof of income, tax returns, and your COE. Having these ready will speed up the pre-approval process.

3. Research Your New Location

When moving to a new area, especially with a PCS, you may not be familiar with the local neighborhoods, schools, and amenities. Spend some time researching the area to find out which neighborhoods are ideal for you and your family.

What to do:

• Look into factors like commute time, school ratings, and proximity to military bases.
• Consider the cost of living in different areas. Some regions may be more expensive than others, so make sure your budget can accommodate your new home and lifestyle.
• Take advantage of online resources and social media groups where other military families share tips about the area.

4. Know Your Housing Market

Real estate markets can vary widely from one area to another, and it's essential to understand the dynamics of the local market before jumping into home buying. Are prices rising? Are homes selling quickly, or are there plenty of listings to choose from? Knowing the local market trends will help you make informed decisions.

What to do:

• Talk to a local real estate agent: A knowledgeable agent who specializes in working with military families can provide insights into the market and help you find the right home.
• Keep an eye on home prices and inventory in your desired area.

5. Decide What Type of Home You Want

There are many types of homes available, from single-family houses to townhomes and condos. Take the time to figure out what’s best for your family’s needs and your budget.

What to do:

• Determine your must-haves: For example, how many bedrooms do you need? Do you want a big yard for your kids or pets?
• Think about long-term plans: Will you stay in this home for several years, or is this a short-term option? Knowing this will help guide your decision.

6. Start House Hunting

Now that you have a pre-approval letter and a general idea of the areas you want to move to, it’s time to start house hunting! Make sure to schedule home viewings and get a feel for the homes that fit your criteria.

What to do:

• Tour homes: Whether virtually or in person, start looking at homes that match your requirements. Pay attention to things like condition, layout, and potential repairs or upgrades needed.
• Ask about the neighborhood: Besides the house, take the time to assess the neighborhood’s vibe. Is it safe? Are there local services nearby? You want a place where your family will feel comfortable and secure.

7. Consider Timing and PCS Orders

When moving due to a PCS, timing is crucial. Your orders may dictate when you need to move, but it’s important to also think about the home buying process timeline. While VA loans are a fantastic resource, they can take time to process, so factor that into your plans.

What to do:

• Plan ahead: Start your home buying process early to ensure you have plenty of time for inspections, closing, and other steps.
• Coordinate with your base housing office: Some bases offer housing assistance programs that can guide you during your move. You may also want to consider whether on-base housing or privatized housing is available to you.

8. Hire a Military-Savvy Realtor

Having a real estate agent who is experienced in working with military families can make all the difference. They’ll understand the unique challenges that come with a PCS, like short time frames and potential relocation issues, and will be well-versed in the VA loan process.

What to do:

• Find a Realtor who specializes in military relocations: They can guide you through the entire process, from finding the right home to negotiating the best deal and even helping with moving logistics.

9. Schedule a Home Inspection

Once you’ve found a home you love, it’s crucial to schedule a home inspection. A thorough inspection will help identify any potential issues with the home, such as structural problems, plumbing, or electrical issues.

What to do:

• Hire a qualified home inspector: Ensure the inspector is licensed and experienced. You want someone who will thoroughly examine the home to avoid unexpected surprises after closing.
• Review the report: If issues are found, you may want to negotiate repairs with the seller before moving forward.

10. Finalize Your Purchase

Once your offer is accepted and all the inspections are complete, it’s time to finalize the deal. Your lender will prepare the paperwork, and you’ll schedule your closing date. This is where the keys to your new home will be handed over!

What to do:

• Review closing documents: Make sure all documents are in order, including the final loan terms and fees.
• Prepare for the move: Once the sale is complete, start preparing for your move. Work with movers, pack your belongings, and get ready to settle into your new home.

In Summary

Buying a home during a PCS move can be overwhelming, but with proper planning and the right team behind you, the process can be smooth and successful. Follow this checklist to ensure you’re prepared and ready to find your dream home in your new location.

Contact Realtor Daniel Salazar

If you’re moving to a new area and need assistance buying a home, I’m here to help! With my experience in working with military families, I’ll make sure your home buying process is stress-free and tailored to your needs.

Realtor: Daniel Salazar
Company: REAL Broker LLC
Phone: 210-701-3880
Email: dansalre11@gmail.com

Let’s get started on finding your new home today!