PCS & base housing

VA loans near your installation

Name: VA program data used on /bases
Creator: U.S. Department of Veterans Affairs
License: https://www.va.gov/

Buying on orders is a different problem than buying at home: a report date, a 60-day occupancy standard, and a market where inventory moves on the PCS calendar. Start with your base — 170 installations, each with its county loan limits, Regional Loan Center and state veteran programs.

Start My Approval See Today's Rates

Down with full entitlement

None

VA-set minimum score

No limit

With full entitlement

See how much you qualify for

No-obligation VA pre-qualification review.

Property state *

We arrange residential mortgage loans in Florida and Colorado only.

Full name *

Email *

Phone *

I want to *

Are you a US citizen or a foreign national? *

Preferred contact method

Best time to reach you

I agree. By checking this box and submitting this form, I provide my express written consent to receive calls and messages from or on behalf of Simply Approved Mortgages LLC (NMLS #2620881) at the telephone number(s) and email address(es) I provide, including for marketing and telemarketing purposes. Communications may be made using live agents, an automatic telephone dialing system or other automated technology, prerecorded or artificial voice messages, AI-generated or AI-assisted voice technology, SMS/MMS text messages, and email, even if my telephone number is listed on a state or federal Do Not Call registry. I also agree to receive the Simply Approved VA newsletter by email, including VA program updates, funding-fee and entitlement changes, and homebuying guidance for veterans. I confirm that I am the subscriber or customary user of the telephone number(s) provided and am authorized to provide this consent. Message and data rates may apply. Message frequency varies. Reply STOP to opt out of text messages or HELP for help. I may unsubscribe from newsletter emails at any time. My consent to receive automated, prerecorded, artificial-voice, AI-generated, or marketing communications is not a condition of purchasing any property, good, or service, applying for a mortgage, or receiving mortgage services or information from Simply Approved Mortgages LLC. I may revoke my consent at any time. All loans are subject to applicable lender underwriting, eligibility requirements, and approval.

Direct & confidential — no call-center spam

Your inquiry goes only to our own licensed loan originators. We are an independent mortgage broker, not a lead-selling site — we never sell your information to third-party call centers.

Simply Approved Mortgages LLC | NMLS #2620881 — a licensed mortgage broker, not a direct lender. Submitting this form is an inquiry only; it is not an application, quote, pre-approval, approval or commitment to lend. All loans are subject to lender underwriting and approval. Not affiliated with or endorsed by the U.S. Department of Veterans Affairs. Equal Housing Opportunity. See our Privacy Notice.

Quick answer

What changes when you buy a home on PCS orders?

Buying near a military installation adds three questions to a normal VA purchase: whether BAH covers the payment you are considering, how PCS timing interacts with the VA occupancy rule, and how the local market handles VA offers and appraisal conditions.

VA occupancy is generally expected within 60 days, with documented exceptions for PCS timing
A spouse's occupancy can satisfy the requirement for a deployed service member
BAH is not guaranteed income for life — plan the payment against your own budget
Two-to-four unit purchases are allowed when you occupy one unit
Retaining a prior home after PCS orders is a recognized VA scenario

What this means for your mortgage

Occupancy timing, appraisal assignment and remaining entitlement drive a PCS purchase far more than the listing price does.

Reviewed by the licensed mortgage team at Simply Approved Mortgages · Last verified August 28, 2026 against the VA Lenders Handbook (M26-7)

Start my pre-approval

TL;DR — key takeaways

Occupancy is generally expected within 60 days, with documented PCS exceptions.
A spouse's occupancy can satisfy the rule for a deployed service member.
Two-to-four unit purchases are allowed when you occupy one unit.
BAH may be counted as qualifying income when documented on your LES.

Quick answer: buying a home near your duty station

Service members buying near a military installation use the same VA benefit as any veteran: $0 down with full entitlement and no monthly mortgage insurance. What changes on PCS orders is timing — VA expects occupancy generally within 60 days, and the Regional Loan Center for that state assigns the appraiser.

VA loans near your installation

See how much you qualify for

What changes when you buy a home on PCS orders?

Summary and page contents

TL;DR — key takeaways

Quick answer: buying a home near your duty station

What changes when you buy on PCS orders

Installations by branch

Army installations

Air Force installations

Navy installations

National Guard installations

Marine Corps installations

Joint Base installations

Space Force installations

Coast Guard installations

On orders? Let's line up your timeline.

Ask SAM anything about VA loans near military installations

Explore VA lending near you

Sources for this page

VA rate moves, county loan limits, and guideline changes — in your inbox.