Tips for Military Families Planning for a Future Home Purchase

You have your orders, or at least you know they're coming. A PCS in the next 4-8 months means you're already in a race against the clock. Amid the out-processing checklists and school research, you have a major decision to make: should you buy a home at your new duty station?

As a real estate professional serving military families, I can tell you that buying a home on a PCS timeline is 100% achievable, but it requires a strategic plan. You can't start the process when you land; you must start now.

Here is what you need to do in the 4-8 month window to set yourself up for a smooth, successful home purchase.

Your 8-Month-Out Mission: Financial Prep

This is the most critical phase. What you do now determines your buying power later.

1. Check Your Credit Score

Your credit score is the key to a low interest rate. Lenders will pull your score to determine your loan eligibility. Most lenders look for a score of 620 or higher for a VA loan. If your score is lower, you have several months to fix it. Start by paying down credit card balances and making every single payment on time.

2. Organize Your "Paper" Army

Your lender will need a pile of documents. Gather them now and put them in a secure digital folder. You will need:

• Recent pay stubs (LES - Leave and Earnings Statement)
  
  
• Bank statements for the last two months
  
  
• W-2 forms and tax returns for the last two years
  
  
• Copy of your PCS orders (as soon as you have them)
  
  
• VA Certificate of Eligibility (COE): This is the most important document for your VA loan. It proves to the lender that you are eligible for the benefit. You can apply for this online through the VA's eBenefits portal.
  
  

3. Start Saving Now

While the VA loan is famous for its "no down payment" option, you still need cash. You will have closing costs (typically 3-6% of the loan amount), an earnest money deposit, and moving expenses that may not be fully reimbursed. Start setting aside extra funds for these expenses now.

Your 4-Month-Out Mission: Assemble Your Team
With your finances in order, it's time to find your "boots on the ground".

1. Get Pre-Approved (Not Just Pre-Qualified)

A pre-qualification is a quick estimate. A pre-approval is a lender's conditional commitment to loan you a specific amount of money. This is based on your verified income, assets, and credit. A pre-approval letter shows sellers you are a serious, credible buyer, which is essential for winning a bid in a competitive market.

2. Find a Military-Friendly Real Estate Agent

This is not the time to use a random agent you found online. You need a trusted professional who understands the unique demands of a military move.

Why does this matter so much? A good real estate professional who is familiar with the military community will:

• Be Your "Boots on the Ground": They can tour homes for you, take detailed videos, and be your eyes and ears when you're still 1,000 miles away.
  
  
• Understand the VA Loan: They know the VA appraisal process and can write an offer that protects you.
  
  
• Respect Your Timeline: They know you may only have 10 days of house-hunting leave (PTDY) and will have a prioritized list of homes ready to see the moment you arrive.
  
  
• Know the Area: They can give you invaluable insights into local neighborhoods, school districts, and, most importantly, the commute times to the base.
  
  
• Use Military Clauses: They will add a "PCS contingency clause" to your offer, which can protect you if your orders are unexpectedly changed or delayed.
  
  

Your Final Move: Execute the Plan

Once you have your pre-approval and your agent, you can start the fun part: looking at homes online. By the time you arrive for your house-hunting trip, you won't be starting from scratch. You'll be executing a well-prepared plan.

A PCS is stressful enough. By taking these steps 4-8 months out, you can remove the chaos from the home-buying process and make a confident, smart investment for your family.