PCS to Northern Virginia? A Step-by-Step Guide to Buying a Home on Orders
Daniel ParkNo. 33
Updated
Key takeaways
- Get VA loan preapproval as soon as you have orders. Many buyers can purchase with no down payment and no monthly mortgage insurance.
- Choose your area by commute first: Pentagon, Fort Belvoir, Joint Base Myer-Henderson Hall and Quantico pull in different directions.
- Remote house hunting works well with live video tours and a trusted local agent.
- Think about resale or rental value, since another move is likely in a few years.
PCS orders to the D.C. area are exciting and a little overwhelming. Northern Virginia has a lot of choices, and timelines are tight. Here’s a clear plan to go from orders to keys.
Step 1: Get your VA loan ready
Request your Certificate of Eligibility and get preapproved with a lender experienced in VA loans. Key benefits include:
- No down payment for many eligible buyers with full entitlement.
- No monthly private mortgage insurance.
- A VA funding fee that can be financed, and is waived for veterans receiving VA disability compensation.
- A benefit you can use more than once.
Step 2: Pick your commute
| Installation | Areas many buyers consider |
|---|---|
| The Pentagon | Arlington, Alexandria and areas along the I-395 and Blue and Yellow Metro lines |
| Fort Belvoir | Springfield, Lorton, Kingstowne, Alexandria and Woodbridge |
| Joint Base Myer-Henderson Hall | Arlington and nearby Fairfax County |
| Marine Corps Base Quantico | Stafford, Woodbridge, Dumfries and southern Prince William County |
Daniel’s tip: Test your commute at rush hour before you commit. Express lanes, the VRE, Metro and slug lines along I-95 and I-395 can turn a long drive into a manageable one.
Step 3: Set a budget that fits your BAH
Your Basic Allowance for Housing is a helpful guide, but your total payment includes taxes, insurance and any HOA fees. Leave room for utilities and maintenance, too.
Step 4: House hunt from anywhere
- Use live video tours to see homes before your house-hunting trip.
- Ask for neighborhood drive-through videos to get a feel for the area.
- Schedule the inspection remotely and join by video.
- Plan closing around your report date, and ask about temporary lodging if timing doesn’t line up.
Step 5: Plan for your next move now
Most military families move again in a few years. Homes near Metro, major commuter routes and installations tend to rent and resell well. If you keep the home as a rental later, military members on qualified extended duty can suspend the IRS 5-year home sale test for up to 10 years.
If you rent first
Under the Servicemembers Civil Relief Act, you can generally end a lease early with written notice and a copy of your PCS orders. For monthly rent, the lease typically ends 30 days after the next rent payment is due. Military OneSource has the details.
Tell me your report date and installation, and I’ll map out neighborhoods and commutes for you.
Frequently asked questions
Can I buy before I arrive?
Yes. Many service members buy remotely with video tours, electronic signatures and a local agent handling the details.
Will sellers accept a VA offer?
Many do. VA offers are common here, and a strong preapproval and a clear timeline make your offer competitive.
Can you help me compare neighborhoods?
Absolutely. I share facts about commutes, home types and prices so you can decide what fits. Try the Neighborhood Match Quiz to get started.
Filed under Buying a Home, Relocation: Relocation articles
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