PCS to the DMV: A 120-Day Homebuying Timeline
You got orders to the DMV. Congrats. Now the clock is running.
I've been on both sides of this. I grew up in a military family, and we PCS'd here ourselves six years ago. Here's the timeline I walk families through when they want to buy.
120 days out: get the lay of the land
As soon as you know your duty station, reach out. The DMV is big, and the right neighborhood depends almost entirely on where you'll be working. A short drive on the map can be a long commute at 7am.
- Confirm your duty station and a rough report date.
- Look up your BAH for the area.
- Start gathering pay stubs, LES, tax returns, and bank statements for your lender.
- Make a list of must-haves and nice-to-haves. Be honest about both.
90 days out: pre-approval and shortlists
Talk to a lender and get pre-approved. If you're using a VA loan, ask your lender to pull your Certificate of Eligibility. This is also when I start sending you neighborhoods that fit your commute and budget, plus homes that are on the market now so you can get a feel for prices.
Tip: Don't open new credit cards or finance furniture while you're house hunting. It can change your loan approval.
75 days out: house hunting
If you can take a house-hunting trip, great. If not, we tour by live video. I'll show you the house, the street, and the stuff photos never capture. Plenty of my clients buy before they ever step inside.
60 days out: under contract
Once your offer is accepted, the real work begins: inspection, appraisal, and final loan approval. Most contracts close in 30 to 45 days. I keep track of every deadline so nothing slips while you're juggling the rest of the move.
30 days out: plan the move
Schedule your household goods pickup and delivery around your closing date. Set up utilities and internet. If your dates don't line up perfectly, we'll talk about options like temporary lodging or a short rent-back.
Report date: keys
Final walkthrough, closing, keys. Welcome home. Then I'll send you my favorite local spots, starting with coffee.
What if your timeline is shorter?
That happens a lot. Orders show up late, or dates shift. A compressed timeline is doable. We just move faster and make decisions sooner. The most important thing is to call early, even if all you have is a heads-up.
Military spouse and mom of two, helping families buy and sell in Northern Virginia and Southern Maryland with Foxtrot Company.