PCS Season Moves Fast – But You Don’t Have To

PCS season comes fast – sometimes faster than your orders do. If you’re active-duty and trying to plan ahead, I understand the stress of trying to research where you’re going to live while you wait for official order to drop.

But here’s the truth: every year military families put their trust in their Command’s verbal orders about where they are PCSing to, and sometimes the written orders end up being different than the verbal orders. This can cause major issues for some.
The key to surviving a PCS – especially if you want to buy a home at your next duty station – is knowing what you can do early, what needs to wait, and how to protect yourself with the right timing and structure.

This guide breaks down exactly how to approach buying before official PCS orders arrive – whether you’re moving across the country, across Texas, or to your next duty station here in San Antonio.

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Important Note (State-Specific):

Real estate contract rules vary by state. If you’re PCSing to another state that you’d like to buy a home in, I’m part of the Compass Military Division – a nationwide network of agents who understand PCS timelines and can guide you through contract protections in their markets too.

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1. Understand What You Can Do Without Orders

You can start almost everything in the homebuying process before formal orders arrive. Most buyers don’t realize how much can happen early, including:

✅ Get preapproved for a VA loan

Most lenders allow pre-approval without official PCS orders. They’ll use:

• LES
• Current BAH
• Credit profile
• Existing duty station information

You won’t get a final “clear to close” until orders are in hand – but you can shop homes, write offers, and get under contract.

✅ Start virtual or in-person home tours

Many military buyers begin narrowing down neighborhoods weeks (or months) before PCS paperwork appears.

✅ Plan your move timeline early

PCS moves rarely align neatly with real estate timelines – starting early protects your flexibility.

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2. Use Your BAH Strategically

BAH isn’t just a housing allowance – it’s leverage.
When buying before PCS orders drop, lenders may use:

• Your current BAH, or
• Your projected BAH (depending on lender policies and documentation)

In many markets – including San Antonio – BAH aligns well with local pricing, meaning families can comfortably qualify without waiting for updated LES paperwork.

If your projected BAH will increase at the next duty station, you may qualify for more home before orders arrive than after.

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3. Know the Real Timeline: Orders Often Drop Too Late

Most families don’t receive orders until 30-90 days before they must report.

Meanwhile, real estate timelines typically look like this:

• Closing: 30-45 days
• Home search: 1-6 weeks
• Inspection period: 5-10 days
• Appraisal: 1-3 weeks

If you wait for orders to drop before starting your search, you risk losing:

• The best homes
• Builder incentives
• Negotiation windows
• Ideal school boundaries
• Time to arrange travel, packing, and logistics

Buying early isn’t risky – it can be strategic.
The danger is waiting.

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4. Use Smart Timing + Contract Strategy (Within Texas Rules)

Texas uses TREC-promulgated contracts, and there are strategies we can use to keep you protected if you’re ready to go under contract before receiving your formal orders:

✔ Negotiate a Longer Option Period

This gives you more time for orders to drop or for your lender to finalize verification.

✔ Extend the Financing Approval Deadline

This buys time for the orders to come through.

✔ Choose a Realistic Closing Window

You can select a closing date based on typical PCS timing patterns for your branch.

✔ Avoid New Construction Until Orders Arrive

Builder contracts are not TREC contracts – they use their own contract language and they built out heavily in the builder’s favor.
If your orders change after going under contract on a new construction home, you risk losing:

• Earnest money
• Upgrade deposits
• Your entire contract

This is why I strongly advise military buyers not to lock in new construction until orders are official – unless your timeline is guaranteed.

✔ Work With a PCS-Savvy Lender

Some lenders can proceed using projected BAH or command verification.
Others cannot.
Choose one who understands military timing.

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5. Understand the Risk You Don’t Need to Take

Buying early isn’t the risky option.
Buying early without correct structure is.

Common avoidable risks include:

• Waiting too long to start
• Relying on an agent who doesn’t understand military timelines
• Locking in a builder contract too early
• Not knowing what a Texas contract can or can’t do
• Not coordinating the lender and agent together early

Your timing is different than a civilian buyer’s.
Your strategy should reflect that.

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6. Neighborhoods Military Buyers Should Explore Early

If San Antonio is the likely destination, start by exploring neighborhoods that check the boxes for PCS moves:

• Valley Ranch (78254)
• Alamo Ranch (78253)
• Helotes (78023)
• Cibolo / Schertz (Randolph AFB proximity)
• Northwest San Antonio (Lackland proximity)

These areas have strong resale values, high military populations, great amenities, and faster-moving inventory – especially during PCS season.

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FAQs

Q: Can I make an offer without PCS orders?
A: Yes – you can write an offer and secure a home with the right timeline strategy. You just can’t add custom PCS contingencies in Texas.

Q: Will a seller accept my offer without orders?
A: Absolutely. Sellers routinely accept offers from military buyers who don’t yet have their paperwork.

Q: What if my duty station changes after I make an offer?
A: That’s why timing, longer deadlines, and lender readiness are critical. With the right structure, you are protected from unnecessary risk.

Q: Should I avoid new construction?
A: Yes, until you have orders. Builder contracts offer far fewer protections.

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The Bottom Line

Going under contract on a home before your official PCS orders drop can be smart, strategic, and absolutely doable with the right plan, lender, and appropriate contract structure.

Military families are asked to move quickly. Your housing plan shouldn’t add stress – it should remove it.

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If you’re anticipating PCS orders and want a clear, confident strategy, schedule a PCS Homebuying Consultation with me. I’ll guide you step-by-step — from early planning to closing — so you’re protected and prepared every step of the way.