— FAq
PCS to Maryland:
Your Questions, Answered
The VA Loan
Yes. The VA loan benefit is reusable for life. Your VA loan benefit doesn't expire and doesn't disappear after you use it.
Can I use the VA loan more than once?
Can I have two VA loans at the same time?
Often yes, and this surprises a lot of people. You may be able to buy a new home with a VA loan without selling your current one first. Every situation is different, so one of the first things we'll do is get you connected with a VA-savvy lender who can give you an answer on your specific situation.
What are my out of pocket costs when buying a home with the VA loan?
The $0 down payment is real, but there are still costs to plan for - earnest money deposit, home inspection, appraisal and closing costs. With the right negotiation strategy we may be able to reduce the amount you owe out of pocket. I'll walk you through exactly what to expect based on what's realistic in today's market.
I've heard sellers don't like VA loans. Is that true?
It used to be more of a concern than it is today. Some sellers carry outdated assumptions about VA appraisals or longer timelines. The truth? With a strong VA lender, a well-prepared offer, and an agent who knows how to position your offer - it's rarely a real obstacle. Part of my job is making sure sellers see strength, not risk, when they look at your offer.
I heard the VA appraisal checks the condition of the home. Do I still need to get an inspection?
Yes, an appraisal is not a replacement for a home inspection. The VA appraisal does look to make sure the home meets certain safety requirements (things like missing handrails, trip hazards, broken windows), but it is drastically less thorough than an in-depth home inspection.
What is a VA loan assumption and why should I care about it?
If a seller has a VA loan at a lower interest rate, you may be able to assume that loan and inherit their rate. This is one of the most underused advantages in the military community right now. It takes longer to close and the process is more involved, but for the right property it's absolutely worth exploring. Ask me about this early.
Timing & The PCS Clock
How soon should I start my home search?
Now! Even if you don't have a report-by date yet. The most useful thing we can do early is get you connected with a lender, create a plan based on your estimated timeline, and start narrowing down areas where you might want to live. By the time orders are in hand, you're not starting from zero.
Do people actually buy virtually or should I wait until I get there?
Buying virtually is super common, especially in the military community. I have helped clients purchase homes while they were in Germany, Japan, the Middle East. FaceTime tours, detailed video walkthroughs, neighborhood drive-throughs on your behalf, honest assessments of every property - I've got a system down to make this easy for you.
If virtual buying isn't your thing, a house hunting weekend trip is always a good idea if you can swing it. Let's coordinate schedules in advance so that I can block off my calendar for you and make every hour that you're here count!
Should I buy or rent when I first arrive?
It depends on your timeline and your financial situation. If you have at least 2-3 years in Maryland and plan to buy eventually, buying sooner often makes more sense than renting first and then buying. Your BAH is paying someone's mortgage either way - it might as well be yours. But if there's any uncertainty about your timeline or you want to get the lay of the land first, renting for 6-12 months is a completely valid choice. We can talk through your specific situation and figure out what makes the most sense for you.
What if I don't find a home in time?
It happens, and there's a plan for it. Short-term options include on-base TLF, extended-stay hotels, furnished monthly rentals, or a short-term lease while you keep looking. I'd much rather you take an extra 60 days and find the right home than rush into the wrong one under pressure. If it comes to that, we figure it out together.
What if my house doesn't sell before I leave?
Sometimes PCS orders come quicker than expected, and sometimes you have to leave before you're able to see your home sale all the way to close. It happens. But the truth is, you don't need to here to handle your home sale. When you leave I handle everything that needs to happen, from finding a qualified buyer, to coordinating inspections, contractors, appraisal access, and virtual closings. You will not get a panicked phone call from your new assignment asking you to fly back to Maryland. That's not how I work.
Working Together
Yes, happily! The military piece is my specialty, but plenty of my clients are civilians moving to Maryland for the same reasons everyone else does (job, family, lifestyle). Same care, same process.
I'm not in the military. Can we still work together?
How do I get started?
Book a free 30-minute call. We'll start with a conversation - no commitment, no pressure, no sales pitch. We talk about your timeline, your situation, your priorities. From there I build a plan specific to you, and we leave the call with a real plan.