PCSing to San Antonio Made Easy

🪖 Introduction: What Are PCS Orders?

For military families, Permanent Change of Station (PCS) orders are a part of life. But with every new assignment comes the big question: “Should we rent again or finally buy a home?” If you're tired of moving from rental to rental, buying a home during a PCS move could be one of the best financial and emotional decisions you make.

The good news? You can buy a home with confidence—even from miles away—by following the right steps, leaning on your VA loan benefits, and working with a real estate agent who understands the military lifestyle.

✅ Step 1: Understand Your PCS Timeline

Before you start browsing Zillow, take time to fully understand your:

• Report date

• Travel timeline

• Leave availability

• Shipping schedule for household goods

Knowing your window of time will help you plan whether you’ll house-hunt in person or virtually, and whether you’ll need temporary lodging during the transition.

🏠 Step 2: Decide If Buying Is Right for This PCS

Ask yourself:

• Will we be stationed here for 2+ years?

• Is the local market stable and appreciating?

• Will we rent this home out later or sell it?

• Are we ready for the responsibilities of homeownership?

Buying makes more sense if you’ll be in the area for at least two years or plan to turn the home into an investment property later.

💰 Step 3: Get Pre-Approved for a VA Loan

One of the biggest advantages military families have is access to the VA home loan benefit, which offers:

• Zero down payment

• No private mortgage insurance (PMI)

• Competitive interest rates

Work with a VA-approved lender who’s experienced with PCS moves. Pre-approval not only tells you what you can afford, but also makes you a stronger buyer when it’s time to submit offers.

Pro Tip: Ask your lender if they offer VA appraisal guidance and remote closings—especially useful if you're buying from out of state.

🧑‍💼 Step 4: Work with a Military-Friendly Agent

Not all agents understand PCS timelines, VA loans, or the unique challenges of military moves. Partner with a real estate agent who specializes in military relocations and knows how to:

• Coordinate virtual tours

• Explain local BAH and cost of living

• Negotiate on your behalf—even while you're not local

• Handle tight closing timelines

This person becomes your boots on the ground when you can’t be there in person.

🔍 Step 5: Start Your Home Search Early

Once you’re pre-approved and have your agent, start the search:

• Look for homes that are VA loan eligible

• Consider school districts, commute, and resale value

• Factor in HOA fees, taxes, and insurance

If you’re buying sight-unseen, ask for detailed videos, FaceTime tours, and inspection reports before making an offer.

📝 Step 6: Prepare for a Remote Closing

In many cases, you can:

• Sign documents electronically

• Close remotely from your current duty station

• Have your agent handle the final walk-through

Make sure your lender and title company can support this. You may also need a power of attorney if one spouse is unavailable during closing.

✈️ Bonus Tip: Use Temporary Lodging Strategically

If timing doesn’t line up perfectly, plan to stay in temporary lodging (TLA or TLF) or short-term rentals while you wait to close. This gives you breathing room if:

• You close a few days after arrival

• Your HHG shipment is delayed

• You’re house hunting after arrival

🎯 Final Thoughts: Buying During PCS Can Be a Smart Move

Buying a home during a PCS doesn’t have to be overwhelming. With the right support and smart planning, it can be:

• A step toward building equity

• A potential rental property for future income

• A chance to put down roots, even temporarily

Want personalized help navigating your PCS home purchase? As a real estate agent who specializes in military relocations and VA loans, I’m here to help you find the right home—wherever your orders take you.