Orders to move-in.
PCS Timeline Overview
Month by month from the day orders drop. Compress it if you have to. I have closed a relocation in under thirty days when that was the hand we were dealt.
90 to 120 days out
Orders drop
Pull your Certificate of Eligibility and get pre-approved with a lender who closes VA loans regularly. We talk through the report date, your BAH, and which cities put you inside a commute you can live with.
60 to 90 days out
Narrow the map
I send neighborhood breakdowns, school details, and commute times, then start virtual tours. We rule out cities on video instead of burning a house-hunting trip on them.
45 to 60 days out
House-hunting trip
If you get one, we use every hour of it. I have run sixteen-plus showings in two days for a family flying in. The list is pre-vetted before you land, so nothing on it wastes your time.
30 to 45 days out
Offer and option period
We write the offer with your report date built into the closing date. Texas gives you an option period to inspect and negotiate repairs, and I handle the inspection walkthrough on your behalf if you are still at your current duty station.
14 to 30 days out
Appraisal and underwriting
The VA appraisal is the piece most likely to slip a PCS timeline. I order early and stay on it, because a delayed appraisal is what puts families in temporary lodging.
Report week
Close and move in
Remote closing by notary or power of attorney if you cannot physically be at the closing table. Keys, utilities, and a walkthrough handled so the truck has somewhere to unload upon your arrival.
No gap in housing
The goal is keys in hand before the truck arrives. Every time.
Buying from a distance.
Out-of-State and Long-Distance Buyer Support
Most of my relocation clients buy a home they have only seen on video. That works when the person walking it for you tells you the truth about what they see.
Virtual showings, unedited
Live walkthroughs on your schedule, including the time zone difference. You get the flaws on camera too, the foundation cracks and the road noise, not just the kitchen.
Timeline coordination
Closing date sequenced against your report date, your household goods pickup, and the sale or lease end on the other side.
Lease-forward strategy
When the numbers or the timeline do not support buying yet, renting the home you are buying may be the right call. I will tell you that, and help you position to buy at the next window instead.
Remote closing
Remote closings by notary and/or power of attorney handled with the title company in advance, so a deployment or a duty day does not stop your funding.
Boots on the ground
Inspections, repair verification, contractor walkthroughs, and the final walk. Someone you trust is physically in the house when you cannot be.
A live walkthrough from the driveway in. This is how most of my relocation clients see their home for the first time.
Financing your PCS purchase
Use the benefit you earned.
The VA loan is the other half of a PCS purchase.
This page covers the move. The financing has its own rules, and they matter more on a compressed timeline: Certificate of Eligibility, VA appraisal requirements, funding fee exemptions, and what closing actually costs you out of pocket.
All of it is broken down in plain terms, including the eight-step timeline from pre-approval to keys.
Read the VA Loan GuideOne thing to do first
Get pre-approved before your house-hunting trip, not during it. In this market an offer without a pre-approval letter does not compete, and a wasted trip is one you rarely get back.
It has been done.
Real Client Scenarios
Two days on the ground
"We flew in with only two days to look at houses. Jeanette made us a priority and we toured sixteen-plus houses in that limited time.
An out-of-state family with a narrow window and no room to come back for a second trip. She took all our concerns seriously and was very forthcoming with any flaws in the houses. At no point did I feel we had conflicting goals. She wanted to put us in the best house possible.
Nathaniel Newland
Out-of-State Relocation 路 July 2026
Under thirty days
"We needed to move in less than thirty days. Jeanette handled everything with patience, expertise, and persistence, keeping the deal on track.
The title company gave us a hard time and demanded endless paperwork simply because my wife was changing jobs during the process. Jeanette advocated for us the whole way. As VA loan buyers, we appreciated working with a knowledgeable local Texas veteran realtor.
Johnathan "JB" Bailey
VA Loan 路 Compressed Timeline 路 July 2026
Straight answers.
PCS and Relocation FAQ
Can I buy a home before I arrive in Texas?
Yes. Most of my relocation clients close before they ever spend a night in the house. Virtual showings, remote closing, and someone you trust walking the property in person make it work.
How early should I start once I have orders?
The day you get them. Pre-approval and a Certificate of Eligibility take days, and starting early is what gives you options instead of whatever is left.
What if I cannot attend the closing?
We set up a remote closing by notary or a power of attorney with the title company ahead of time. Deployments, duty days, and travel are planned around, not worked around at the last minute.
Should I rent first or buy right away?
It depends on your timeline, your entitlement, and how long you expect to be here. If renting first is the smarter move, I will tell you so and help you plan the purchase for the next window.
What if the appraisal delays my closing past my report date?
This is the most common PCS risk. I order the appraisal early and stay on the lender, and we build contingency language into the contract so a slipped date does not cost you the house.
I am selling at my current station and buying here. Can you coordinate both?
Yes. I work with your agent on the other end to line up the sale proceeds, the closing dates, and the household goods pickup so you are not paying for two homes or living in a hotel.
Do you help with schools and neighborhoods?
Yes. School zoning, commute times, and neighborhood detail come before listings. Picking the right area is the decision that actually matters, and it is hard to research from another state.
What areas do you cover?
Twenty-five cities across Central Texas, Georgetown to Austin to New Braunfels, including Round Rock, Pflugerville, Leander, Dripping Springs, Kyle, Buda, San Marcos, and the Hill Country.
