In the world outside of active-duty military life, most home buyers don't prefer buying a house long-distance. Long-distance home buying presents challenges like miscommunication, brief timelines, differing state regulations, and time zone shifts.
However, military families are often well-versed in these situations. Throw a long-distance PCS at us, and somehow, we’ll make it work. While buying a home before viewing it isn't advised by any real estate professional, military life often screams, “You gotta do what you gotta do!”
Photo by Lais Schulz by Lais Schulz via Canva.com
How Do You House Hunt Long Distance?
Thanks to advertising platforms like MilitaryByOwner, it seems that finding a home from a long distance shouldn’t be that hard. Almost all the information you need can be found online. Searching for the perfect three-bedroom, two-bathroom house is easier than ever.
While online listings put their best foot forward, it's the subjective things that make or break a home sale, like the feeling of a neighborhood and the unique smell you encounter when you first walk into the home. In reality, you’ll need help to find your house, especially if you don’t plan to make a trip to see it in person.
One obvious source of assistance during house hunting is a competent real estate agent, but you should also tap into your military network to find people who've lived in the area and ask for their opinions and best house-hunting tips. You can also join online groups focused on your city or neighborhood.
You’ll also need to take on sleuthing from afar as a part-time job. Only you can decide if the local school’s offerings and ratings meet your family's needs, or whether the crime statistics are worse than the neighbors report.
It's possible to buy a house without seeing it in person. You just need to prepare and stay flexible. Use these house-hunting tips to craft a personal plan for a long-distance move!
1. Interview Multiple Real Estate Agents
Your number one priority is to find an experienced real estate agent. This is no time to sign with an agent who's just starting because she's your cousin’s wife. Ask other military friends for referrals. You need someone who explains, in easy, plain steps, how to buy a house long-distance in the most efficient way.
Agents come in at all levels of experience and expertise, but a long-distance move isn’t for the standard agent. They must be familiar with a brand of customer service that an exclusively local agent doesn’t possess.
Choose an Agent Who Meets These Criteria
- Has experience with long-distance relocation
- Can master the technology required for every step of the process, from uploading pictures and videos to e-signing; there’s a lot of online work involved
- Earned the National Association of Realtors Military Relocation Professional Certification
- Communicates on your schedule, even if you live overseas
- Understands your non-negotiables, budget, and personal taste
2. Determine Your Home-Buying Budget
There's a good chance that the military will send your family to a vastly different city than where you currently call home. This isn’t as big a problem when heading to a city with a smaller cost of living—it could be a relief!
But heading to a cost-prohibitive area like Washington, DC; San Diego; or Hawaii often brings sticker shock to a military first-time homebuyer.
Key Factors When Home Shopping Online
- Consider BAH rates, COLA, and basic living costs, including transportation, child care, and groceries
- Find mortgage lenders who are well-versed in VA loans
- Prepare your finances for a mortgage pre-approval
A military first time homebuyer often learns about their VA home loan benefit for financing during the house-hunting process. A VA loan is a unique opportunity to buy a home without a costly down payment and private mortgage insurance. The fees are traditionally lower, and some home sellers feel that a government-guaranteed loan is a safe bet for a successful transaction.
3. Decide What's Needed in the Next Home
Buying a home long distance can be time consuming, so don't waste time by browsing options that won't meet your needs. Specificity also helps your agent present viable options. Home shoppers have to know which features are non-negotiable and which can be finessed a little.
The top qualifiers usually include price point, location (neighborhood-specific), commute time, and access to public education. Beyond these, each family must determine what is mandatory within the home.
Home Options to Keep in Mind
- Number of bedrooms/bathrooms
- Square footage
- Yard and garage space
- Distance to amenities, such as shopping, dining, and recreation
- Commute to base
- Updates vs. move-in ready property
- Quiet or lively
- Walkable neighborhood
4. Investigate the Area on Your Own
Don’t forget that your real estate agent must abide by federal Fair Housing Laws. They're not legally able to answer questions like “Is this neighborhood safe?” or “Is this a good school?”
Most home buyers are quick to check a few public records, like school ratings. But for a commitment as important and expensive as buying a house, it's wise to take a holistic look at the entire community.
Check These Resources When Buying a House
- Dive into local newspapers, online neighborhood communities like Nextdoor, local school systems, and regional guides like those written by MilitaryByOwner
- Family Watchdog, Crime Reports, The U.S. Department of Justice National Sex Offender Public Website
- Maps of your list of most wanted amenities, from grocery stores to coffee shops and dog parks
5. Visit Your New City if You Can
Planning and budgeting for a minimum of one visit takes some stress out of buying a home with little hands-on time. The two most important dates to plan a visit are the closing and the inspection. Some states might require an in-person closing, while others are fine as long as the title companies all work together.
Seeing the home's up-close, personal defects for yourself can alleviate many of the fears of a long-distance purchase. A qualified inspector will take into account your long-distance geography and work to assure you, within the context of good or bad circumstances. Your real estate agent will attend the home inspection if you cannot.
Ideas to Help Finance Your House-Hunting Trip
- Apply for early PCS Dislocation Allowance (DLA)
- Consolidate loyalty points from airlines, hotels, and rental cars
- Make arrangements at the nearest military lodging facility
- Send one family member instead of everyone traveling
Among active-duty military members, buying a home sight unseen is more common than you might think, especially now that the process of signing documents online is one of the commonly accepted steps to buying a house. Buying a home long distance can concern buyers that they're not able to fully control the situation. Take charge of the process by advocating for yourself with these buying tips to ensure the process is managed in your favor!
