Buying a Home When PCSing: What Every Soldier Needs to Know

If you're preparing for a PCS move, you're probably juggling a thousand things—orders, family logistics, timelines, and housing. I’ve PCS’ed eight times over my 20-year Army career, and I know the stress that comes with uprooting everything and starting fresh. One of the biggest decisions you’ll face is whether to rent or buy at your new duty station. And if buying is on your radar, you’ve got options—both in new construction and existing homes.

But before you jump in, let’s break this down the right way—from one soldier to another—so you can make a confident, informed decision.

New Construction vs. Existing Homes: Which Is Right for You?

New Construction: Turnkey Convenience with Modern Touches

New builds have come a long way, especially in military-heavy markets. Here's what makes them attractive:

• Move-in ready with minimal repairs or upgrades needed.

• Builder warranties typically cover major systems for 1–10 years.

• Energy efficiency is better, which can lower your monthly bills.

• Design customization—some builders let you choose finishes if you’re early enough in the process.

But keep in mind: new construction can come with higher price tags, longer closing timelines, and sometimes limited inventory near post. Also, landscaping and neighborhood development might still be in progress.

Existing Homes: Established Neighborhoods and Negotiation Leverage

Buying a resale home might offer:

• More square footage for the money.

• Faster closing timelines—a plus if you're on a tight PCS window.

• Mature landscaping and established communities.

• Room to negotiate price or seller concessions (like closing costs or repairs).

The trade-off? You may face older systems, deferred maintenance, or cosmetic updates—things you’ll want to factor into your budget and time.

Plan to Hold for at Least 3 Years

One hard truth I’ve learned over multiple moves: buying only makes sense if you can realistically own the home for 3+ years. Why?

• Appreciation takes time. You need equity to cover closing costs when you sell or refinance.

• The market can fluctuate. Holding longer gives you more control over timing and profit.

• Renting it out (if you PCS again) works better when you’ve built some equity and chosen a location with rental demand.

If you’re not sure you’ll be stationed long or don’t want the landlord life down the road, renting may be the safer call.

VA Loan Perks: More Than One Home Is Possible

Many Soldiers don’t realize this—but yes, you can use your VA loan benefit more than once, and you can even hold multiple VA loans at the same time if you qualify.

Here’s how it works:

• If you keep your current home and rent it out, you may still have remaining VA loan entitlement available to buy again at your new duty station.

• Bonus entitlement can allow you to purchase a second home with no down payment, depending on the county loan limits and how much entitlement you’ve already used.

• This is a game changer if you’re looking to build long-term wealth through real estate.

Of course, it depends on how much of your entitlement you’ve already used and what your lender qualifies you for. But bottom line: you don’t have to sell your current VA-backed home to buy again.

Understanding the VA Funding Fee

The VA loan is hands-down one of your best benefits. It offers zero down payment, no private mortgage insurance (PMI), and competitive rates. But it does come with the VA funding fee—a one-time charge added to your loan.

Here’s what Soldiers should know:

• First-time use: Typically 2.15% of the loan amount.

• Subsequent use: Usually 3.3%.

• Exemptions: If you have a VA disability rating (even 10%), the funding fee is waived.

• Can be financed: You can roll it into your mortgage to avoid paying out of pocket.

While the fee may seem steep, it’s often outweighed by the cost savings of no down payment or PMI—especially when compared to conventional or FHA loans.

Final Thoughts from Someone Who’s Been There

PCSing is a whirlwind, but buying a home at your new duty station can be a smart move—if it’s the right fit for your goals and timeline. I’ve helped dozens of military families through this process, and I’ve lived it myself.

If you’re thinking about buying, I’ll walk you through:

• The local market conditions.

• Neighborhoods that suit your BAH and lifestyle.

• Builder options vs. resale listings.

• Lender partners who understand VA loans inside and out.

Let’s make sure your next move is not just another PCS—it’s a long-term win.