If you’re PCSing and planning to use your VA loan, the biggest mistake you can make is simple: not starting soon enough. Waiting until you’re three weeks from your report date to think about buying a house puts you at a massive disadvantage.

Let’s break down how to do this the smart way.

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The #1 PCS Homebuying Mistake: Waiting Too Long

I get this call all the time:

“Hey Jen, I’m PCSing. I need to be there in three weeks. I need to buy a house.”

That’s stress you don’t need.

As soon as you know your next duty station — whether that’s 3, 4, or 5 months out — you should start planning.

Why? Because a PCS home purchase isn’t just about where you’ll live. It’s about:

• Future rental potential

• Appreciation potential

• Market timing

• Contract flexibility

• Entitlement strategy

Buying during a PCS can be one of the most powerful wealth-building moves available to service members, but only if you plan ahead.

Step 1: Research Your New Duty Station Like an Investor

Most active duty families aren’t buying a “forever home.”

You’re buying:

• A home to live in for a few years

• A property that might become a rental

• Or something you may sell at a profit later

So ask yourself early:

➤ If I move again, will this property cash flow?

Example:

• Mortgage payment = $2,000

• Rent in the area = $1,800

Are you okay covering $200/month when you PCS?

Because in many markets right now, rent is increasing slower than mortgage payments.

And yes, if you find a market where:

• Your payment is $2,000

• Rent is $2,500

Call me immediately. Those are unicorns.

Step 2: Check Appreciation & Growth Signals

If you don’t want to be a landlord, that’s fine.

Then your focus shifts to:

• Annual appreciation trends

• Development patterns

• Job growth

• Commercial expansion

Industry joke? If Starbucks, Trader Joe’s, or Whole Foods are going in — pay attention. Major retail follows growth patterns long before most buyers do.

These are signals. Use them.

Step 3: Make Sure Your Strategy Is Legal

Thinking about Airbnb later?

Check regulations first.

Short-term rental laws vary by:

• City

• HOA

• County

• State

Never assume.

Step 4: Get Fully Underwritten — Early

Do NOT wait until you find the house.

A fully underwritten pre-approval:

• Makes you stronger with sellers

• Lets you shop with confidence

• Clarifies your payment and closing costs

• Helps structure your offer correctly

We fully underwrite our VA buyers.

Why? Because I don’t want you falling in love with a house only to discover underwriting issues later.

Also, not all lenders are the same. Rates and fees vary. Experience varies. Strategy varies.

If someone tells you all lenders are identical, they’re wrong.

Step 5: Start Shopping Sooner Than You Think

Inventory varies dramatically by market.

• Hawaii? Start 5–6 months early.

• Texas metros? Inventory is strong — less stress.

• Certain parts of California? Extremely competitive.

• Jacksonville near base? Some areas are tight, some not.

There is no universal timeline.

What If You Find a House Early?

Let’s say you find a house in March but don’t report until July.

Options:

• Ask for a 60-day close

• Negotiate flexible contract terms

• Coordinate new construction timelines

• Structure the first payment timing strategically

There is flexibility. But only if you give yourself time.

Final Orders & PCS Timing

To close a VA loan, we typically need final orders (some branches allow alternatives from command).

This is another reason to plan early — not scramble.

The Wealth-Building Power of VA Loans

Here’s the part I love.

You can:

• Use VA multiple times

• Have multiple VA loans at once

• Stack properties in affordable markets

• Turn past homes into rentals

Some veterans:

• Live in a home for a year

• PCS

• Rent the entire property

• Repeat

That is a long-term wealth strategy.

But it starts with timing.

Bottom Line

The biggest PCS mistake isn’t picking the wrong house.

It’s waiting too long to start.

If you know you’re moving — start researching. Start planning. Start talking to a lender who understands VA strategy.

Because buying during a PCS can either be stressful…

Or one of the smartest financial decisions you ever make.

📞 Call or Text Me: (786) 933-2077
🏡 Get Pre-Approved: https://www.zerostressmortgage.com 
📅 Set Up a Time to Chat: https://calendly.com/jennifer-beeston