Navigating a Permanent Change of Station move (PCS move) in a tight housing market requires starting early, widening your options, and using every military housing resource available. When housing inventories are low, the best way to search for rental homes is to prepare early and combine official PCS support channels, military-focused listing platforms, and local networks.
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Start Early and Learn the Local Market
Start your housing research as soon as you have an idea of where you might go. Learn about your new area’s rental market using general real estate sites along with military-specific resources like MilitaryByOwner. Check BAH (Basic Allowance for Housing) rates and figure out a realistic budget based on your family’s entire financial picture.
Make sure you know the current rules for temporary lodging when you arrive at your new location—how many days you’ll get, and how much money you can be reimbursed.
Tap Into Base Housing Offices and Local Groups
Join local area social media groups to get unfiltered and off-market information on schools, commutes, and neighborhoods. Check with the military housing office at any base in the area so you know what the on-base options are.Learn the rental timelines in that market. For instance, do you need to search for a house in March to move into in July, or will you be able to find a property on short notice?
Decide What Matters Most in Your Next Home
This is also a great time to focus on your top priorities. You may want good schools, a big backyard, a short commute, and a low price tag, but that’s not always possible.
In a tight housing market, you may need to focus on one or two key elements. Figure out what you absolutely must have in your new home, and where you’re willing to compromise. Perhaps you could live in a townhouse instead of a single-family home to save money, or you could give up an extra bedroom to live closer to work.
Build a Financial Cushion Before You Move
At the same time, build up your financial resources. You may need to pay multiple application fees, put down a larger deposit, or even carry housing costs in two locations. If you don’t find the right property, extra money can help pay for temporary housing after your housing allowances run out.
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Use Multiple Search Methods Once You Have Orders
Once you have orders in hand, you’ll want to layer multiple search channels instead of relying on a single listing site or real estate agent. Pair traditional listing platforms with military-focused sites like MilitaryByOwner. Tell friends about your move, and ask them to keep their eyes and ears open for you.Search social media and post about your house hunt when it’s within the group rules. Reach out to at least one local property manager who advertises experience with military tenants and let them know that you’re looking.
House Hunt in Person or With Trusted Help
Ideally, you’ll be able to visit the area and dedicate a few days to househunting. If you aren’t able to visit in person, see if a trusted friend can check out the properties for you. One good thing about military life is that you probably already know someone who lives in the area where you’re moving!Ask them to assess the neighborhood, noise levels, and traffic concerns. Perhaps they can even get into the property, doing a video walkthrough with you.
Learn more: Remote Home Buying or Renting—How to Reduce Risk
Move Quickly When You Find the Right Property
When you see a rental that you want, apply quickly. If the application needs supporting documentation, such as Leave and Earnings Statements, provide them upfront. Don’t make it easy for a landlord or property manager to discard your application because it is incomplete.
Plan Ahead for Temporary Housing
Consider how much you’re willing to wait to find the right property. After you’ve used your allowance for temporary lodging, consider a short-term furnished rental or an extended-stay hotel. Sometimes you can even find a property that will rent to you for the same rate as your Basic Allowance for Housing.Alternatively, consider a trip to visit family or friends while one spouse keeps hunting, perhaps crashing with a friend or new coworker. Having a Plan B can protect your family from feeling forced into a poor long-term lease under time pressure.
Making a Competitive Rental Market Work for You
Finding a rental property is no fun in a tight market, and military bases often have limited rental properties and high demand. You can make the process a little easier with advance preparation and flexibility in your wants and needs.
Use all the resources you can find, both formal and informal, to be sure you’re seeing everything that’s available, and act quickly when you find a good property. With these steps, you’ll increase the chances of securing a rental that will make a great home.
