PCS TO WASHINGTON: THE COMPLETE TIMELINE EVERY MILITARY FAMILY NEEDS (JBLM EDITION)
When you receive PCS orders to Washington—especially to Joint Base Lewis-McChord—the clock starts ticking. Between planning your trip, researching neighborhoods you’ve never heard of, mapping commute routes, and figuring out whether to rent or buy, it can feel like a full-time job on top of your full-time life.
And as someone who has lived it myself, I know the pressure that comes with military timelines.
You don’t get the luxury of delays.
You don’t get the luxury of “let’s wait and see.”
You move when the orders say move.
That’s why having a clear, realistic, and military-specific PCS timeline can make all the difference—not just for your stress level, but for your wallet, your housing options, and the smooth landing your family deserves when you arrive in Washington.
Below is the timeline I walk my PCS clients through every year, especially during busy PCS season around JBLM. This guide blends practical steps, Washington-specific insights, and the kind of real-life advice you don’t hear until you’re already overwhelmed.
90–120 Days Before Reporting: Prep, Research, Budgeting
1. Review Your Orders and Reporting Window
Everything begins here. Washington commands often book out quickly, so knowing your exact report date determines your house-hunting window.
2. Calculate Your BAH for Washington
Washington has higher BAH than many bases, but so is the cost of living.
Most families are surprised when they compare it to their current state.
Typical BAH zones for JBLM include:
Lacey
Olympia
DuPont
Puyallup
Spanaway
Graham
Lakewood
Even a small shift in ZIP code can change your buying power.
3. Decide If You’ll Rent or Buy
This depends on:
How long your orders are
Whether you may return to WA later
Whether you want to build equity
Whether you want to use your VA loan here
As a veteran myself, my advice is simple:
If you plan to be here longer than 18–24 months, buying often makes more financial sense.
Washington rents continue to rise every year.
4. Start Exploring JBLM-Area Neighborhoods
Every neighborhood near JBLM has its own personality.
Some quick insights:
DuPont — walkable, newer homes, great schools, closest commute
Lacey — suburban feel, family-friendly, strong school options
Puyallup South Hill — larger homes, newer builds, high demand
Spanaway/Graham — more affordable, military-heavy communities
Lakewood — mixed housing, varies street by street, close to base
Your lifestyle matters as much as your budget.
Your kids’ school needs matter.
Your commute absolutely matters.
This is where an agent who actually knows the JBLM region becomes your biggest asset.
60–75 Days Before Reporting: Start the Real Estate Process
1. Get Pre-Approved (VA or Conventional)
In Washington’s competitive market, you need a pre-approval before you shop—period.
If you’re using your VA loan:
WA is full of VA-friendly lenders
VA loans are strong here
Sellers are becoming more accepting again
You can often win without paying extra out of pocket
As a veteran, I love helping families leverage their benefits confidently—not apologetically.
2. Narrow Down Neighborhoods With Commute Maps
Traffic around JBLM is real.
I build “lifestyle maps” for my PCS families showing:
Morning gate traffic
Alternative routes
Travel time with/without congestion
School or daycare proximity
Grocery/Costco/travel routes
This is where personalization matters.
No two military families have the same needs.
3. Decide Whether You’ll House-Hunt Virtually or In-Person
About 60% of my PCS families buy without ever stepping foot inside the home until they arrive.
Virtual is normal here—and done correctly, it’s incredibly safe and effective.
30–45 Days Before Reporting: House Hunting & Offers
1. Touring Homes
Whether virtual or in-person, this is where we move quickly.
Homes near JBLM don’t sit long—especially in DuPont, Lacey, and Puyallup.
I provide:
Detailed walkthrough videos
Neighborhood drives
Street/traffic noise assessment
Yard + fences for pets
Inspection red flags
Military families need fast answers, not fluff.
2. Writing a Strong Offer
Your timeline becomes the strategy.
When the seller sees "PCS" or "Military orders,” they know you’re serious.
This is where my negotiation style matters:
Turning your VA loan into a strength
Shortening inspection windows
Offering strategic credits
Avoiding unnecessary risk
Making sure you’re protected on timeline
3. Scheduling Inspections
Inspections typically happen within 5–7 days.
I join them for you if you’re not here.
You’re part of every step—even from across the country or overseas.
30 Days Before Reporting: Closing Prep
1. Final Mortgage Conditions
We lock in everything that supports your PCS timeline.
2. Prepare for Utilities, Base Access & Schools
WA utility setup is straightforward but varies city by city.
For JBLM families, we also map:
School transfer timelines
Base CDC or daycare options
Gate access requirements
Commute timing for your unit
3. Schedule Final Walkthrough (Virtual or In-Person)
Whether you’re here or still on the road, you will see everything before keys are released.
Arrival Week: Getting Settled
1. Key Exchange
If you’re arriving after hours, I coordinate direct handoff, secure key pickup, or garage code access—whatever your situation requires.
2. Local Orientation
I provide a personalized PCS Welcome Packet with:
Best local restaurants
Vet clinics
Dog parks
Grocery store shortcuts
Commute cheat sheet
Emergency repair contacts
School enrollment links
Military families deserve a landing that feels supported—not stressful.
After Move-In: Support Doesn’t End at Closing
PCS moves come with ongoing questions:
Should you rent out the home when orders change?
Should you sell?
Should you buy a second home in WA using your VA entitlement?
Should you refinance when rates drop?
I stay with my families long-term because that’s the type of service I needed when I PCS’d—and didn’t always get.
You deserve a local advocate who knows both worlds:
the military life and the Washington real estate market.
Final Thoughts: PCS to Washington Doesn’t Have to Be Overwhelming
Washington is an incredible duty station with strong communities, beautiful landscapes, and neighborhoods that truly feel like home.
The key is guidance—from someone who not only works in this market but has lived the PCS experience personally.
If you’re heading to JBLM and want a timeline, a plan, and support that keeps your family first, I’m here for you every step of the way.
Call to Action
If you’ve got PCS orders coming or you’re already planning your move, reach out. I’ll walk you through the best neighborhoods, commute routes, and housing options based on your exact timeline and BAH—so you land smoothly and confidently here in Washington.
By a Local Veteran Realtor Who’s Been Through PCS Moves Too