Moving to JBLM? What Every Military Family Should Know Before PCS Season (From a Local Veteran Realtor Who’s Been There Too)
PCS orders hit different.
One moment you’re living life where you are — the next, you’re Googling schools, neighborhoods, commute times, and trying to figure out how to move a household, kids, pets, and emotions… all on the Army/Air Force’s timeline.
As a U.S. Veteran and Pacific Northwest Realtor who helps dozens of military families relocate to and from JBLM every year, I know how overwhelming this transition can feel.
But with the right plan (and someone local in your corner), the move becomes smoother, cheaper, and a whole lot less stressful.
Whether you’re heading to JBLM, McChord, Lewis North, Lewis Main, or Madigan, here’s exactly what you need to know — from someone who’s walked these roads and helped hundreds of families do the same.
1. JBLM is Huge — and the Commute Can Make or Break Your Day
JBLM is one of the largest joint bases in the country, and traffic here isn’t always friendly.
Here’s the real talk breakdown ⬇️
Closest Cities With the Easiest Commutes
DuPont – 5–10 minutes to base; super military-friendly
Lacey – 15–25 minutes; newer homes, great schools
Steilacoom – coastal views & charm; very popular
Yelm – more space, small-town feel, easier pricing
Spanaway / Graham / South Hill – bigger homes, varying commutes
If your duty station is on McChord, DuPont + Lakewood tend to be the most convenient.
If you’re on Lewis, Lacey + Yelm are often the sweet spot.
➡️ If you want, I can map commute times from a home you’re interested in straight to your gate
2. The Housing Market Moves Fast — But Military Families Still Win
The PNW can feel competitive, especially in peak PCS season (May–August).
But here’s the good news:
Military families tend to be the strongest buyers in the market.
Why?
VA loans = no down payment
PCS timelines = motivation
Stable employment = confidence
Base pay + BAH = strong purchasing power
With the right strategy, you can absolutely get the home you want — even with a baby on your hip, a spouse deployed, or zero time to fly in (I’ve helped many families completely sight-unseen).
3. If You’re Buying, Start Early — Even If You’re Not Ready to Move Yet
Here’s the PCS truth nobody tells you:
You don’t start shopping when you arrive… you start months ahead.
Here’s why:
You can lock in your price range
You understand what homes actually look like in your budget
You get priority when something perfect hits the market
You avoid panic-shopping
You give your Realtor enough time to find a home that fits your benefits
I regularly do:
FaceTime showings
Detailed video walk-throughs
Neighborhood drive-bys
School + commute breakdowns
VA-friendly property checks
Whatever makes your transition easier — we do it.
4. If You’re Selling During a PCS Move, Timing Is Everything
The earlier you loop me in, the faster (and more profitable) your sale becomes.
Most successful PCS sellers take these steps:
Connect with me early — even before orders drop
Get pricing + market strategy
Prep the home with simple, budget-friendly updates
Time the listing around BHOGs, leave dates, and housing allowances
Close quickly and smoothly with military-experienced lenders + title
This keeps your timeline tight and your stress low, even when you’re juggling movers, kids, and travel.
5. Yes, You Can Buy Sight-Unseen — Safely
About 40% of my military clients buy this way.
And they’re happy because we make it safe and transparent with:
Full HD video tours
Honest condition assessments
Neighborhood pros/cons
Market comps + resale predictions
VA appraisal guidance
Inspection protection
You never feel like you’re guessing.
You feel like you’re here — even if you’re three time zones away.
6. Washington Is a Beautiful Place to Live — Here’s What to Expect
Moving here means:
Lush green forests
Water views
Great hiking
Four true seasons
Tight-knit military community
Endless weekend adventures
And yes — rain, but also some of the best summers in the entire country.
Many families end up wanting to stay long-term… even after their orders change.
7. You Deserve a Realtor Who Understands PCS Life
A PCS move isn’t a regular move.
You need someone who understands:
Military timelines
BAH budgets
VA loan limitations
Leave windows
Deployment challenges
Emotional stress
The pressure of uprooting your life — again
That’s exactly why I do what I do.
This is personal for me. I’ve been the one getting orders, packing up, and starting over in a new state.
And now, I get to help military families make this transition smoother, safer, and even exciting.
Ready to Start Planning Your PCS Move to JBLM?
Whether you’re:
Buying
Selling
Renting
Moving sight-unseen
Or don’t even have orders yet…
I’m here to walk you through every step.
No pressure. No stress.
Just clear guidance from someone who understands the military lifestyle and this market inside and out.