Should I Buy a Home in Pensacola If I'm Only Stationed Here a Few Years?

It depends on your plan for the next move, not only on how long you'll be here. Some families buy and then sell when they PCS again. Some keep the home and rent it out. Some rent here instead. The right answer comes from a few honest questions, and I'll walk you through them before you decide anything.

Vivian Corwin is a bilingual Realtor and Military Relocation Professional with IXL Real Estate Florida in Pensacola, FL, helping military and relocating families buy and sell homes across Pensacola, Pace, Milton, Gulf Breeze, and Navarre. I'm not affiliated with the U.S. military, the VA or any base.

1. How long do you expect to be here? And how likely are your dates to change?
2. What will you do with the home when you leave? Sell it, or keep it and rent it out.
3. How does the payment fit your budget? Look at it next to your BAH and your other costs.
4. How much cash will you need? Earnest money, inspections and closing costs come before the keys.
5. How would you feel owning a home from another base? Some people are fine with it, and some aren't.

My post on how BAH affects buying a home covers the budget side, and renting versus buying in Pensacola covers the general trade-offs.

If you sell, the sale and your move have to line up with your report date. My post on selling your house when you get PCS orders walks through it.

If you keep it and rent it out, the choice has tax and loan questions that are not mine to answer. Talk with a CPA about taxes and with your lender about your loan before you decide.

Many eligible VA buyers can purchase with no down payment, but approval always depends on your lender. Ask your lender how using your VA loan now affects using it again at your next duty station.

Before you write an offer, I check each home for known VA property issues, like the roof's life, the termite (WDO) report and open code issues. That helps you avoid spending money on an inspection or appraisal for a home with a known VA problem. My page for military and VA buyers explains more.

• Condition. A home without known VA property issues is easier to sell to the next VA buyer.
• The drive to base. Check it at rush hour, not on a Sunday.
• A layout that shows well. The next buyer may tour it by video, too.
• A payment with room to spare. Leave space in the budget for the next move.

• Buying at the top of the budget. It leaves no room for a move that comes early.
• Ignoring the next sale. Think about who buys the home after you.
• Assuming you'll rent it out. Run the numbers with a CPA and a property manager first.
• Skipping the inspection. Surprises cost more when you're leaving soon.
• Waiting for orders to plan the sale. Start thinking about it the day you buy.

Here's an example of how I lay out the steps. It shows the process, and it isn't a real client's story.

• The conversation. Your report date, how long you expect to stay, and your plan for the next move.
• Pre-approval. A lender confirms your budget and talks through your VA loan.
• The search. Homes that fit your budget and your drive to base.
• The VA check. Known VA issues reviewed before you write an offer.
• The purchase. Inspection, appraisal and closing, in person or remotely.
• The next PCS. When orders come, we plan the sale or the rental around your dates.

If you can't be here yet, my post on buying before you arrive on base covers buying from a distance.

Is it worth buying if I'm only stationed in Pensacola for three years?

It can be. It depends on what you plan to do with the home when you PCS again, and how the payment fits your budget.

Can I rent out my home when I PCS?

Some service members do. Talk with a CPA about taxes and your lender about your loan before you decide.

Can I use my VA loan to buy here?

Many eligible VA buyers can purchase with no down payment, but approval always depends on your lender.

What should I look for if I may sell in a few years?

A home in good condition, without known VA property issues, with an easy drive to base and a layout that shows well.

Vivian Corwin is a bilingual Realtor and Military Relocation Professional with IXL Real Estate Florida in Pensacola, FL, helping military and relocating families buy and sell homes across Pensacola, Pace, Milton, Gulf Breeze, and Navarre. Let's talk about your goals and your timeline. We'll take it one step at a time.

Schedule a time to talk with Vivian, by phone or video, from wherever you're stationed now.