Derek Huit · NMLS #203980 · Cardinal Financial
Your PCS Home-Buying Timeline
Moving on military orders doesn't mean starting your housing search from zero. Follow this timeline from orders to closing day — and let a licensed loan originator handle the financing while you handle the move.
Licensed in: AK · FL · GA · IL · IN · MI · MT · OK · TX · WA
Not affiliated with the U.S. Department of Veterans Affairs.
From Orders to Keys: The Four Phases
Every PCS move is different, but the home-buying sequence is the same. Here's how to run it.
Orders In Hand
Once you have PCS orders, connect with your loan originator. We can start your application and pull your Certificate of Eligibility before you've packed a single box.
Get Pre-Approved
A real pre-approval — based on verified income, credit, and assets — tells you exactly what price range to shop in and makes your offers credible to sellers.
House Hunt
Tour in person during house-hunting leave or shop remotely with a trusted local agent. Your pre-approval letter goes with every offer.
Close & Move In
Appraisal, underwriting, and final docs — then keys. Many PCS buyers coordinate closing with their report date so the move flows in one trip.
PCS Checklist
- As soon as orders arrive: Contact your loan originator and start the application. Share your orders, LES/pay stubs, and ID.
- 60–90 days out: Secure your pre-approval, connect with a military-friendly real estate agent near your new installation, and research neighborhoods and commute routes.
- 30–60 days out: Tour homes (in person or virtually), make offers with your pre-approval letter attached, and go under contract.
- Under contract: Complete the VA appraisal process, respond promptly to underwriting conditions, and lock in your moving logistics.
- Closing week: Review your closing disclosure, wire or bring funds if required, sign, and get your keys — then file your travel and DLA claims.
- After move-in: Update DEERS, your driver's license, vehicle registration, and voter registration in your new state.
BAH: What It Is (and Isn't)
Basic Allowance for Housing (BAH) is a monthly allowance that helps offset housing costs for eligible service members. A few things to understand:
- It's an allowance, not a loan qualification: BAH helps with your budget, but your mortgage approval is based on verified income, credit, debts, and the property — not on BAH alone.
- It varies by situation: BAH depends on your duty location, pay grade, and whether you have dependents. We don't quote BAH figures here because yours is specific to you — check your LES or the official DoD BAH calculator.
- Plan beyond it: Smart PCS buyers budget for the full cost of homeownership — mortgage, taxes, insurance, HOA, and maintenance — not just the allowance.
- Orders matter: Lenders generally want to see your PCS orders to count BAH-related income and to document your move. Have them ready when you apply.
Buying Near Florida Installations
We serve military families buying near Florida's major installations, including for example:
MacDill AFB — Tampa
Centrally located with strong surrounding communities. Start your pre-approval before house-hunting leave so you can move fast.
Eglin AFB — Emerald Coast
A high-demand corridor where pre-approved buyers stand out. Get your financing lined up early.
NAS Jacksonville
One of the largest military footprints in Florida. Remote house hunting works well here with the right agent team.
Patrick SFB — Space Coast
Growing area with new construction options. Ask us about buying new builds with VA financing.
Orders in Hand? Start Today.
Get pre-approved now so your house hunt starts with confidence — soft credit pull, no obligation.
Start My ApplicationNot affiliated with the U.S. Department of Veterans Affairs. This is not a commitment to lend.