Licensed Mortgage Broker · NMLS #1728740Call (843) 569-7283
PCSMortgages.com Talk Before You Move

Orders Dropped. Now the Mortgage Has a Deadline.

A PCS move compresses a normal home purchase into a window the military picked for you - often in a city you have never seen. We build the loan around your report date: buying there, selling here, and keeping your VA benefit working through both.

Call (843) 569-7283 Start Online
THE PCS CLOCK

Plan the loan backward from your report date

Civilian buyers pick a closing date. PCS buyers get handed one - the report date - and everything else has to fit in front of it. So we plan in reverse: anchor on the day you sign in, place the closing ahead of it, the appraisal ahead of that, and the application ahead of that, with slack for the surprises every move produces.

Orders in hand

Call us even on soft orders. Early numbers on both houses - the one you own and the one you need - buy you weeks of options.

Preapproved before you shop

You get a real preapproval and a rent-vs-buy read on the new market, so house hunting leave actually produces a contract.

Under contract, remotely if needed

Video tours, a local agent as your eyes, and remote signing keep the file moving while you are still at the old duty station.

Close, then report

The closing lands ahead of your report date, keys are waiting, and your household goods have an address to aim at.

EVERY PCS SITUATION

Whatever the orders say, there is a play for it

Buying sight-unseen

Purchasing at the next duty station before you ever set foot there is routine in this lane - walk-through videos, trusted local eyes and remote closings make it work.

Sell here, buy there

Two transactions on one clock. We coordinate the sale of the home you are leaving with the purchase at the new station so equity and entitlement arrive when you need them.

Rent or buy on orders?

A short tour in a pricey market can favor renting; a longer tour where BAH covers ownership can favor buying. We run the honest math both ways - and say so when renting wins.

Using your VA benefit again

One VA loan does not retire the benefit. Entitlement can generally be restored when the old loan pays off, and sometimes stretched to a second home before it does. We read your COE and tell you exactly where you stand.

WHY US

A lender who has to Google "report date" will cost you the house

PCS lending is its own trade: amended orders, mid-move pay changes, a spouse signing from another time zone, sellers who need convincing that a buyer they have never met will actually close. As a licensed mortgage broker we shop your file across lenders and pick ones that move at PCS speed - and we have walked Veterans and service members through moves for years. When the timeline slips, we re-plan instead of restarting.

Building at the new duty station instead of buying? Our VA construction guide lives at VAOTC.com. Keeping the old home and rethinking its loan later? The VA refinance guide at IRRRLs.com covers that side.

QUESTIONS

PCS mortgage FAQ

Can I buy a home at my next duty station before I arrive?
Yes - PCS families do it every season. Video walk-throughs, a local agent as your eyes, remote signing and a power of attorney when one spouse is unavailable make sight-unseen purchases workable. The keys are a lender who has run this play before and a timeline built backward from your report date.
Can I use my VA loan benefit again after a PCS?
Using a VA loan once does not use it up. When a prior VA loan is paid off - typically when you sell - entitlement can generally be restored and reused at the new duty station, and in some situations remaining entitlement allows a second VA loan while the first is still open. We check your Certificate of Eligibility and map where you stand.
Should I rent or buy at the new duty station?
It depends on expected time on station, the local market, your BAH and whether you want to be a long-distance landlord someday. We run your numbers honestly - including when the honest answer is to rent.
How do I coordinate closing with my report date?
Backward planning: anchor on the report date, then set closing, appraisal and application dates behind it with slack built in. Starting the loan conversation the moment orders are in hand - even soft orders - is the biggest schedule-saver.
What about the home I own at my current duty station?
Generally three doors: sell it, rent it out, or in some cases keep its loan and finance the new home with remaining entitlement or a different program. Each choice affects what you qualify for next, so we look at both houses as one picture.
My orders changed. Does my loan fall apart?
Not necessarily. Amended orders and slipped report dates are normal here - files can often be paused, re-timed or re-pointed at a new location. Tell us the moment anything shifts.

Got orders? Start the clock right.

One call gets you a report-date timeline, a rent-vs-buy read on the new market, and a straight answer on your VA entitlement - before you spend a day of house hunting leave.

Call (843) 569-7283 Start Online