Veterans HubMilitary Relocation
PCS Relocation Guide
You got orders.
Here's your plan.
PCS buying timelines are tight. We've helped hundreds of military families navigate VA loans and relocation — from Quantico to Joint Base Andrews. Here's how to do it in 90 days.
Step by step
Your 90-day buying timeline
Day 1–15
Orders received
- Contact a Mable VA specialist — even a 15-minute call helps frame your options
- Pull your Certificate of Eligibility (COE) online or let your lender do it
- Look up your BAH rate for the gaining duty station county
- Rough budget: BAH vs. mortgage payment vs. what makes sense for your timeline
Day 16–30
Pre-approval & research
- Get VA pre-approved — no hard credit pull, takes under 3 minutes with Mable
- Identify target neighborhoods within commute tolerance of your gaining base
- Research school districts if you have school-age children
- Contact housing office at gaining installation for on-base availability wait times
Day 31–60
House hunting trip
- Schedule your HHT — VA covers some HHT costs, check your orders
- Work with a VA-experienced buyer's agent to tour properties
- Focus on homes that pass VA MPRs — avoid fixer-uppers on a PCS timeline
- Make an offer on the right property — VA contracts routinely close in 30–45 days
Day 61–90
Under contract → closing
- VA appraisal ordered (typically takes 7–14 days)
- Schedule a home inspection — separate from the VA appraisal
- Underwriting review (income, assets, COE, appraisal)
- Final walkthrough and closing — keys in hand before your report date
2025 rates
BAH Rates by County
Basic Allowance for Housing rates for with-dependents status at E-5 and O-3 pay grades. Rates shown are monthly and effective 2025.
CountyE-5 w/depO-3 w/dep
Arlington County, VA$2,796/mo$3,684/mo
Alexandria City, VA$2,796/mo$3,684/mo
Fairfax County, VA$2,796/mo$3,684/mo
Loudoun County, VA$2,691/mo$3,555/mo
Prince William County, VA$2,394/mo$3,183/mo
Stafford County, VA$2,193/mo$2,952/mo
Montgomery County, MD$2,796/mo$3,684/mo
Prince George's County, MD$2,496/mo$3,354/mo
Frederick County, MD$2,094/mo$2,817/mo
Source: DoD BAH rate tables. Rates effective January 2025. Verify current rates at militarypay.defense.gov.
Find homes near your base
Free relocation consultation
No cost, no pressure. A Mable VA specialist will walk through your BAH, your VA benefit, and your neighborhood options — in under 30 minutes. We've done this before.
Schedule a consultation