Biggest Mistakes Military Families Make When Moving to WA (2025 Guide)
Military families moving to Washington—especially those heading to JBLM—face a unique combination of pressure, timelines, and unknowns. Between orders arriving last-minute, cross-country coordination, juggling housing allowances, and trying to figure out which cities offer the best commute, it’s completely normal to feel overwhelmed.
And I get it. I work with military families every single year, and the same stress points show up over and over again. The truth is, PCS moves are already tough… but Washington adds its own challenges with traffic, inventory shortages, micro-markets, and varying commute patterns depending on the gate you use.
This guide walks you through the biggest mistakes I see military families make—and the steps that can help you avoid unnecessary stress, wasted money, or ending up in the wrong location.
If you haven't explored neighborhoods yet, this guide is a helpful starting point:
The Best Neighborhoods Near JBLM for Military Families (2025 Guide)
1. Waiting Too Long to Start the Housing Search
The most common mistake?
Starting the search way too late.
PCS orders often come in last-minute, and many families think they’ll “figure it out when they get here.” But Washington’s market moves fast, and rental availability near JBLM is extremely limited.
Late planning leads to:
Unaffordable rental options
Long commutes
Settling for the wrong neighborhood
Panic-buying or panic-renting
Paying more than you should
A smarter approach is outlined here:
PCS to Washington: The Complete Timeline Every Military Family Needs (JBLM Edition)
2. Choosing a Neighborhood Without Considering the Commute to Your Gate
JBLM traffic is real—and gate access can make or break your daily experience.
Many military families don’t realize:
The I-5 corridor bottlenecks during rush hour
Certain neighborhoods add 20–40 minutes to the commute
The “closest city” isn’t always the quickest commute
Your gate assignment can change everything
For example:
Working near McChord? Look at Dupont, Lakewood, Steilacoom.
Working near Lewis Main? Consider Lacey, Yelm, and Roy.
Need more affordability? Spanaway & Graham may fit but research commute times.
If you want a breakdown of hyper-local commute realities, this helps:
Where to Live When You're Moving to Washington for Work
3. Underestimating the True Cost of Living Near JBLM
Washington is more expensive than many duty stations—especially if you’re coming from:
The South
The Midwest
Overseas assignments
Low-tax states
Common surprises include:
Higher gas prices
Increased grocery costs
Higher property taxes in certain counties
Utility costs for older homes
Commuting expenses
A helpful comparison is here:
Cost of Living in Tacoma vs. Puyallup: Which Washington City Fits Your Lifestyle?
Understanding costs upfront prevents feeling financially stretched after arrival.
4. Thinking Renting Is “Always Safer” Than Buying
Many military families assume:
“We won’t be here long enough.”
“Buying is too risky.”
“Renting is easier.”
But here’s the truth:
Renting near JBLM is often just as competitive—and sometimes more expensive—than buying.
Meanwhile, VA buyers often gain:
Lower monthly payments
Long-term equity
Tax benefits
Stability (no landlords deciding to sell)
If you’re trying to compare rent vs. buy, this helps:
Rent vs. Buy Near JBLM: How Military Families Choose the Right Path During a PCS
5. Not Using Their VA Loan Benefits Fully
The VA loan is one of the strongest financing tools available—yet many families don’t know how to maximize it.
Top VA loan mistakes include:
Not shopping for VA-experienced lenders
Believing you must put 20% down
Thinking you can’t buy with $0 down
Choosing lenders who don’t understand PCS timelines
Assuming VA loans can’t win in multiple-offer situations (they absolutely can)
A helpful foundation is here:
VA Benefits in Washington: What Military Families Should Know Before Buying Near JBLM
6. Overlooking School Districts, Resale Value & Long-Term Fit
Even if you only plan to stay 2–3 years, you still want a home that resells easily.
Military families sometimes choose:
Isolated areas
Homes without strong buyers’ demand
Places with limited amenities
Properties that won’t hold value
In Washington, resale strength varies block by block.
Choosing the right micro-market protects your equity.
A helpful starting point:
Living in Pierce County, WA: Best Cities, Schools, Neighborhoods & Real-Life Lifestyle Insights
7. Not Getting Pre-Approved Before Visiting Homes
Homes near JBLM move quickly.
If you’re not pre-approved, you risk:
Losing the home to someone more prepared
Not knowing your true budget
Wasting time touring unaffordable areas
Delaying your PCS housing timeline
WA sellers take pre-approved buyers far more seriously—especially with fast-moving inventory.
8. Underestimating Washington Home Inspections
Washington’s climate leads to:
Crawlspace moisture
Roof moss
Drainage problems
Older homes needing updates
Many military buyers are caught off guard by:
Bigger repair lists
Higher inspection expectations
Older systems in Tacoma/Lakewood homes
To know what’s normal vs. a true red flag:
WA Inspection Red Flags Buyers Should Never Ignore
9. Not Planning for Gate Access, Traffic, or Shift Changes
Different gates at JBLM have:
Different traffic flow
Different hours
Different accessibility
If you're working early morning PT or late-night shifts, gate choice matters even more.
A 10-mile commute can turn into a 45-minute drive during rush hour.
10. Not Working With an Agent Who Knows PCS, JBLM & WA Micro-Markets
Military moves are different.
You need someone who understands:
PCS timelines
VA lending
Commute patterns
Gate traffic
Neighborhood matching
Fast availability
Sight-unseen offers
I work with military families every year and know the pressure—timelines, kids starting school, spouse schedules, tight budgets, and the need for clarity fast.
When your agent understands your lifestyle, the move becomes infinitely easier.
If you're preparing for a PCS to Washington or still trying to figure out where to live near JBLM, I’d love to help you make a plan that feels clear, affordable, and tailored to your family’s needs. You don’t have to navigate this move alone — I’m here when you're ready.
Written by: Lani Fisher — Washington Realtor Helping Everyday Buyers & Sellers With Confidence