PCS to San Diego: Buying a Home on Orders

Start the moment you have orders

The biggest PCS mistake is waiting until you arrive. Start the conversation with a lender and with Gerry as soon as you have orders, even if you plan to rent first. A little planning now gives you options later.

A simple PCS buying timeline

1. 90 or more days out

   Talk with a VA lender, pull your COE, and get pre-approved. Share your orders, report date, and family needs with Gerry.

2. 60 to 90 days out

   Narrow down communities based on commute and budget. Gerry sends listings and can do live video walkthroughs if you are not local yet.

3. 30 to 60 days out

   Write offers, inspect, and appraise. Many steps can be done remotely with e-signatures. Plan a house-hunting trip if your schedule allows.

4. Report and close

   Coordinate closing with your arrival and household goods delivery so your family has a place to land.

Think about your housing allowance carefully

Many service members compare their Basic Allowance for Housing (BAH) to a mortgage payment. That is a useful starting point, but your lender approves you based on your full income and debts, and BAH can change with rank, dependents, and duty station. Pick a payment that still feels comfortable if your situation changes. Current BAH rates are published by the Defense Travel Management Office.

Commute first, then everything else

San Diego traffic can turn a short distance into a long drive. Gerry helps you test real commute times at the hours you will actually drive. Communities that families often compare, based on commute:

• Naval Base San Diego (32nd Street): Chula Vista, National City, Bonita, Paradise Hills, Otay Ranch, Eastlake
• Naval Air Station North Island and Naval Base Coronado: Coronado, Imperial Beach, Chula Vista, South Bay
• Naval Base Point Loma: Point Loma, Ocean Beach, Clairemont, Mission Valley area
• MCAS Miramar: Mira Mesa, Scripps Ranch, Clairemont, Santee, Poway, Tierrasanta
• Camp Pendleton: Oceanside, Vista, Fallbrook, San Marcos

These lists reflect commute considerations only. Gerry provides fair, equal service in every community and encourages you to research the factors that matter to your family.

Plan for the next move, too

Military careers include more moves. Before you buy, think about whether you would sell or keep the home as a rental when you PCS again. Homes with good rental potential, reasonable HOA rules, and strong resale demand give you flexibility. Gerry can help you look at both paths, and his investment resources explain the long-term side.

Buying while deployed or away

• A spouse can often meet the VA occupancy requirement while you are deployed
• A specific power of attorney may be needed for signing. Ask your lender and escrow early which form they accept, and consider talking with your installation legal office
• Video tours, digital disclosures, and e-signatures keep the process moving

Military terms in plain English

PCS

Permanent Change of Station. Your official move to a new duty station.

BAH

Basic Allowance for Housing. A monthly allowance that varies by rank, location, and dependents.

COE

Certificate of Eligibility. Shows a lender you qualify for the VA home loan benefit.

Entitlement

The amount VA will guarantee on your loan. Full entitlement means no VA loan limit.

DD-214

Your discharge document. Lenders use it to verify service for veterans.

Occupancy

VA loans are for a home you will live in as your primary residence, usually within a reasonable time after closing.