PCS Season

For those in the Military or the Foreign Service, PCS season is nigh upon us for 2021. If this is your first PCS to or from the Washington, D.C. area, it can be a challenging time. We are here to help you understand your needs from the housing angle. For those who already know they may be coming to the area, we’ve got some helpful insights to get you started in the right direction with your new home!

1:  First PCS?

If this is your first time PCSing, the process can seem daunting, particularly if you have a family to move and a home to buy or sell. Your command will provide you with a lot of helpful resources and tips (and of course those PCS orders), but there may be areas where they are less knowledgeable or are unable to help.

First, consider current market conditions if you are looking to buy or sell a home. In many ways, the market is hotter than it has been in 15 years, which provides ample opportunity for sellers. However, if you are trying to buy a home near your future duty station, you may have a tough time. If living off base, BAH can be used for either rent or a mortgage- you’ll want to assess if it might be a good time to rent for a while until the market cools down.

Next, do some local market research on the area you are moving to, and find a good real estate agent. We recommend that you interview at least 3-5 Realtors before making a final selection. Furthermore, it is wise to select an agent before the initial trip our to your location, particularly in this market. They can begin searching for your next home before you arrive and, if needed, attend open houses in your stead. With current technological capabilities, they should be able to video you in to the home remotely so you can begin to get a feel for the space. If you find what appears to be the right home before you come out, in many cases the agent can also put the offer in for you to ensure you lock in your bid, with a nominal deposit. Just make sure to ask your agent about contingency clauses that potentially allow you to back out if you arrive and discover the property is not what you envisioned.

When you come physically to your location, you’ll want to be keenly aware of your time constraints. Many of those who PCS only have one weekend at their disposal to walk through homes and find the right one, so you’ll want to make sure your agent knows this and is prepared beforehand with a gameplan and the time to devote to your needs without distractions. 

2:     Coming to the DMV?

“DMV” is how locals refer to the region in Virginia, Maryland, and Washington D.C. in and surrounding the nation’s capital. If you are eyeing the region as your next PCS, there are a few things you’ll want to keep in mind.

This goes without saying, but the region is dominated by the government and military presence, and the rate (and demand) for PCS properties is typically higher than in other areas. We recommend joining a group on social media such as PCSing Military Housing Network for those in the military, or Trailing Houses for those in the Foreign Service, so you can connect more effectively with those you trust who just might have the right living situation you can step into. 

Next, pay particular attention to your location from your work address. While 30 miles may not seem like a very long commute if you are PCSing from a remote location, chances are you will have to travel some of that distance on the I-95 if living in Virginia, one of the nation’s most congested highways, sometimes known as the “trail of tears.” That being said, there are several excellent public transit options. The metro operates for those living close to DC. VRE trains and several commuter bus lines, particularly Martz, operate as far out as 50 miles from the city center and provide options to bypass standstill traffic. If you need to live still farther out and know you may not need to come into the office every day, Amtrack trains can extend past the VRE line and often use the same track. For more adventurous and outgoing types, “slugging” is a local phenomenon that allows commuters to line up at local commuter parking lots and hitch rides with drivers who are looking for a third passenger to enable them to use the HOV lanes on the highway. 

Finally, this goes without saying, but expect a higher cost of living. Housing may be covered for you, but the cost of goods here can also be more than in other areas. Note that if you work in Washington, but live in either Virginia or Maryland, there is a unique relationship between these states and the District that allow you to only pay income tax for the state you live in- be sure to locate a good tax professional who can help you navigate this process and avoid potentially paying double the tax!

Author: James Vaughn