PCS orders to Joint Base San Antonio start the clock. Between pack outs, report dates, and gate access, you have a lot riding on the next 90 days. You want a clear plan that fits military timelines, protects your interests, and gets you home on time.
This guide gives you a week-by-week roadmap tailored to JBSA moves. You’ll learn how to use your VA benefits, build a competitive offer from a distance, and manage inspections, appraisal, and closing without losing momentum. Let’s dive in.
Your 90-day PCS plan
Days 0-7: Orders to action
Read your PCS orders closely and mark your report date and entitlements. Start a quick affordability check using your BAH and current debts. If you plan to use a VA loan, request your VA Certificate of Eligibility or confirm your lender can pull it electronically using the VA’s eligibility guidance.
Contact the JBSA Military Housing Office for on-base availability and waitlists. This helps you decide early if buying off base is the better fit for your timeline. Review PCS housing and moving resources on Military OneSource to align closing dates with pack out and delivery windows.
Checklist this week:
- PCS orders, LES, and ID ready for lenders
- Start VA COE if applicable
- Reach out to the JBSA housing office and your sponsor
- Outline your commute priorities and preferred gates
Days 7-21: Preapproval and your team
Choose a lender and obtain a written preapproval, not just a prequalification. The Consumer Financial Protection Bureau explains the difference and why a full preapproval strengthens your offer. Ask the lender how they document BAH from your LES and confirm VA residual income and entitlement expectations if you use a VA loan.
Select a local agent experienced with military moves who can run live video tours, record commute drives, and structure military-friendly contracts. Agree on communication cadence, tour tools, and who can attend inspections on your behalf. Share your target installations and gates so your search map fits your work schedule.
Send your lender:
- LES, PCS orders, government ID
- Recent bank statements and pay records
- VA COE if you already obtained it
- Contact info for your S1 or personnel office
Days 21-42: Focused search and remote tours
Narrow to neighborhoods that match your commute and schedule. Ask your agent for live walkthroughs, 3D tours, and slow, detailed video of storage, major systems, roofline, and the yard. Request recorded AM and PM drives to the exact JBSA gate you plan to use, since traffic corridors vary across the metro.
Begin gathering HOA documents, covenants, and recent utility bills early. If a home is near training ranges or flight paths, ask for drone photos or context so you can set expectations for noise and activity. Confirm internet options and mobile coverage if remote work is part of your routine.
Offer readiness:
- Military or PCS contingency to address order changes
- Inspection and financing contingencies with realistic timelines
- Possession date aligned with movers and your report date
Days 42-60: Under contract and inspections
As soon as your offer is accepted, schedule the home inspection. If you use a VA loan, plan for the VA appraisal and review of Minimum Property Requirements. Some repairs can extend timelines, so build buffer days into your contract dates.
Typical processing, appraisal, and underwriting steps often run 30 to 45 days after a ratified contract. Stay in weekly contact with your lender, title company, and agent so you can respond quickly to document requests.
Key actions now:
- Order inspection and review the report promptly
- Track VA appraisal scheduling and potential repairs
- Coordinate with title on any HOA resale certificates
Days 60-80: Clear conditions and coordinate
Work with your lender to satisfy any underwriting conditions such as updated LES, bank statements, or clarification on allowances. Decide whether you or your spouse will attend closing and confirm power of attorney requirements if one of you will sign remotely.
Lock in movers, temporary lodging, and storage based on your closing date. If you need occupancy before arrival, discuss escrow or temporary occupancy agreements with your agent and the seller.
Days 80-90+: Closing, access, and move-in
Attend closing in person or through a permitted remote or notary option. Confirm utilities transfer dates, change of address, and any HOA setup. After closing, ensure your spouse and dependents have updated DEERS and DBIDS access according to JBSA procedures.
If you plan to occupy before your report date, check with your S1 about impacts on TLA or related entitlements so there are no surprises.
VA loan essentials
- Certificate of Eligibility. Lenders can often obtain this quickly, but you can also review VA’s eligibility guidance and start early.
- Residual income and entitlement. VA loans include residual income standards and entitlement rules that affect how much you can borrow. Discuss these with your lender up front.
- Appraisal and MPRs. VA appraisals review value and Minimum Property Requirements. Required repairs can influence closing dates, so plan buffer time into your contract.
Helpful references:
- Review VA loan eligibility and COE steps on the VA’s official site.
- See the VA’s overview of the loan process, including appraisal and closing.
Remote tour best practices
- Live video walkthroughs. Ask for slow, continuous video of every room, closets, garage, and major systems like HVAC and water heater.
- Neighborhood context. Request a recorded drive to your intended gate during morning and evening peak hours.
- Utility and service checks. Ask for recent electric, gas, and water bills. Confirm ISP options and speeds and request cell coverage screenshots for your carrier.
- Drone or overview photos. If the home is near training areas or ranges, visual context helps you assess fit.
- In-person inspection. Use a licensed local inspector. Ask them to focus on roof age, foundation movement, drainage, HVAC age and warranty, and any signs of moisture.
JBSA commute planning
JBSA spans Randolph, Lackland, Fort Sam Houston, and Camp Bullis. Each location has unique gate patterns and traffic corridors. Use time-of-day traffic checks to compare routes for your actual duty hours, not only averages. For Camp Bullis, confirm gate hours and whether your daily route relies on specific gates with variable access.
Ask your agent to map a short list of homes by distance to your preferred gate and to record real-time drive videos during rush periods. This gives you a truer picture of daily life before you commit.
On-base vs off-base housing
If on-base living is a consideration, contact the housing office as soon as you receive orders to understand availability and waitlists. For many families, off-base purchasing offers timeline control when waitlists are long or report dates are tight. For buyers, factor in HOA rules, parking, and storage needs, especially if household goods delivery dates move.
Start with the main JBSA site to locate the current housing and installation resources for Randolph, Lackland, Fort Sam Houston, and Camp Bullis.
Documents and contingencies checklist
Immediate documents to gather:
- PCS orders, sponsor ID, LES, and recent bank statements
- VA COE if using a VA loan
- Proof of additional income or allowances listed on your LES
- Marriage certificate or dependent documentation if needed by the lender
Recommended contract protections:
- Military or PCS contingency for order changes
- Financing contingency timed to underwriting and appraisal windows
- Inspection contingency with clear repair timelines
- Possession timing aligned with movers and your report date
Know your protections:
- The Servicemembers Civil Relief Act offers protections in certain contract situations. Use your installation legal assistance office to review language that fits your scenario.
Common bottlenecks and fixes
- VA appraisal repairs. Set expectations with the seller about potential MPR repairs and who will complete them. Build a time buffer into the contract.
- Title or HOA delays. Request HOA and resale certificates at contract opening and choose a title company familiar with local HOA processes.
- Underwriting conditions. Provide updated LES and S1 contact info early. Respond to document requests within one business day when possible.
Quick reference timelines
Within 1 week:
- Confirm report date and BAH budget
- Contact the housing office and start VA COE
- Gather LES and orders for the lender
Within 2 to 3 weeks:
- Secure written preapproval
- Hire a local, military-savvy agent
- Begin remote tours and request commute videos
After offer acceptance:
- Order inspection and provide all lender docs
- Track VA appraisal scheduling
- Request HOA and utility info
Two weeks before closing:
- Confirm cash to close and wire instructions
- Finalize movers and temporary lodging
- Prepare POA if a spouse will sign
- Schedule utility transfers
Your next step
A disciplined plan keeps your PCS on schedule. If you want a local team that understands orders, timelines, and gate logistics, we are here to help coordinate each phase of your move and make remote buying feel simple. Start your JBSA home search with a conversation with David Abrahams.
FAQs
How long does a VA purchase closing take on a PCS move?
- Many closings take 30 to 45 days after the contract is signed, and VA appraisal repairs can add time, so build a buffer when coordinating with pack out and report dates.
Can I use my BAH to qualify for a mortgage near JBSA?
- Many lenders count BAH as income, but policies vary, so share your LES early and ask your lender how they document allowances during underwriting.
What if my PCS orders change after I go under contract?
- Include a military or PCS contingency in your offer and consult your legal assistance office; SCRA provides certain protections related to contracts and obligations.
Can I complete most of the homebuying process remotely?
- Yes, you can do preapproval, tours, offers, and many closing steps remotely; plan for a local professional inspection and confirm remote notarization or POA acceptance with your lender and title company.
Where do I find JBSA housing and ID access information?
- Start with the JBSA official site for housing office contacts, ID and DEERS updates, and installation-specific resources, then confirm details with your sponsor.
Resources cited:
- VA loan eligibility and COE: VA home loan eligibility
- VA loan process and appraisal basics: VA loan process overview
- PCS planning and housing guidance: Military OneSource PCS and moves
- Preapproval vs prequalification: CFPB guidance
- SCRA protections overview: U.S. Department of Justice SCRA
- JBSA installation resources: JBSA official site
