Military Relocation FAQ

If you’re active duty at JBLM, a veteran, or eligible surviving spouse, you likely qualify for a VA loan with no down payment, no PMI, and competitive rates funded by your BAH. I’ll connect you with JBLM-savvy lenders who understand military pay stubs, BAS, and unique financial situations so you can maximize these benefits on your next home.

Yes, you can use your VA loan multiple times—there's no strict limit on reuse. If this is your first VA loan or you've already sold your previous VA-financed home, you have full entitlement with no county restrictions. If you still own a home with an active VA loan, then the county limits apply: Pierce County is $1,063,750 and Thurston County is $832,750 in 2026, these tend to change yearly. These nuances trip up a lot of people, which is why it's critical to work with an agent who truly understands VA loans and can walk you through your exact eligibility for a smooth JBLM PCS.

VA loans typically offer 0% down, no PMI, and more flexible credit guidelines perfect for people who qualify, while conventional loans might require 3.5%+ down but offer flexibility on property types. I’ll compare both options based on your JBLM BAH rates and relocation timeline.

If you're PCSing FROM JBLM: Timing will be individualized based on your specific orders and household goods pack-out, so it's important to reach out well in advance. I specialize in fast, smooth sales for outgoing military members.

If you're PCSing TO JBLM: I've helped many soldiers buy sight unseen with great results. I'll do my best with virtual tours, FaceTime walkthroughs, professional inspections, neighborhood video tours and trusted local contractors so your expectations are spot-on when you arrive at JBLM. We can structure flexible closings or rent-backs to match your household goods delivery.

We can structure contingent offers, rent-backs, or lease options to bridge timing gaps between your JBLM orders and closing dates. I’ll help you negotiate possession dates and explore JBLM temporary lodging or Extended Stay options so you’re never caught between homes.

I’ll create a plan with professional photos, virtual tours for out-of-area buyers, and targeted marketing to other JBLM soldiers, military investors, and VA buyers. We can highlight VA assumable mortgages to attract fellow service members transferring to JBLM.

JBLM is a large base covering a wide area—30 minutes south reaches Tumwater, 30 minutes north hits Puyallup, with many great cities like Lakewood, Lacey, DuPont, Yelm, Olympia and Steilacoom in between. It's important to understand what you're looking for in a community (schools, commute, amenities, family size), and I'll tailor your home search to match your needs and security requirements perfectly. Check out our communities page to get more of an idea of each city. 

Home values and resale here tend to hold strong not just because of JBLM's large military turnover, but also due to the steady demand from professionals working at Microsoft, Amazon, Boeing, state jobs, and many other employers in the area. Homes closer to the base typically perform better than those further out.

JBLM has several gates around the base, and depending on where you live, you'll use the most convenient one for your commute. There are many school districts in our area, and I'm happy to provide a list of those that best support military families. Many communities have HOAs, but you'll always know the rules upfront before committing—that's one of our standard contingencies when buying.

JBLM buyers prioritize move-in ready homes, quick possession before their report date, and VA assumability, so I’ll price competitively based on recent sales to military families and highlight features like flexible closing and no-repair-needed condition.

Possibly—there's typically more buyers entering the market during PCS season looking for quick possession homes. We'll capitalize on that demand with targeted marketing to JBLM Facebook groups, virtual tours for out-of-state buyers, and flexible showing schedules around your pack-out.

I always recommend a full home inspection and during that inspection sometimes they recommend other professional inspections. It is not common here to do termite or radon inspections. Your protection comes first.

I'm your boots on the ground—I'll spend time with you on video calls walking through every room, describing smells and sounds, and providing neighborhood video tours so you get the full picture. I'll coordinate professional inspections, handle all local logistics, and give you regular updates with photos, videos, and market feedback so you can make confident decisions from anywhere using secure e-signing.

VA loans typically close in 30–35 days, but we can target 21–25 days with a motivated seller and all lendingd documents.

I've lived in your shoes—my husband served 20 years in the military, and we've PCS'd many times ourselves, so I truly understand the stress and timelines you're facing. I work around JBLM daily, know which gates are fastest at rush hour, and have helped dozens of military families through smooth transitions. I'll treat your move like it's our own family's PCS because I know exactly what's at stake.