JBLM, WA | Rent vs. Buy: How Military Families Choose the Right Path During a PCS

PCS moves don’t come with a gentle timeline.
When orders drop, families have to make decisions quickly — including one of the biggest financial choices of the move:

 “Should we rent or should we buy near JBLM?”

And because I’ve walked this road myself as a veteran and supported hundreds of military families through it, I know the layers families have to consider:

• BAH

• Commute

• Future orders

• School needs

• Market conditions

• Comfort vs. long-term equity

• The emotional load of uprooting your family again

This blog will walk you through everything you need to know to make the right decision for your family — not the generic advice Google gives you.

 And throughout this guide, you’ll also see links to other blogs I’ve written that dive deeper into PCS-related topics, so you can keep learning and make confident choices the entire way.

The First Question to Ask: “How Long Will We Be Here?”

Your answer usually determines 70% of the decision.

If you’ll be here 2–3 years or more:

Buying is often the smarter move because:

• Your BAH builds equity

• You benefit from appreciation

• You avoid rent increases

• You can resell or keep it as a rental

• Washington homes historically appreciate well

 If you’ll be here 12–18 months:

Renting may make sense depending on:

• Market movement

• Your comfort

• Your PCS predictability

 Some families still buy short-term if they want to turn the home into a rental later (I walk these clients through a long-term PCS strategy).

Renting Near JBLM: What to Expect

Renting feels simple — less commitment, easier timeline — but there are very real factors to consider.

Pros of Renting:

• Fast move-in

• Flexibility

• No maintenance costs

• Good if orders change frequently

 Cons of Renting:

• BAH goes 100% to someone else

• Yearly rent increases (common in WA)

• Low availability during peak PCS season

• Limited control over pets, changes, or upgrades

• Harder to stabilize kids in schools/districts

 Rental Prices Near JBLM (Typical Ranges):

• DuPont: $2,600–$3,500/mo

• Lacey: $2,300–$3,200/mo

• Puyallup South Hill: $2,400–$3,200/mo

• Spanaway/Graham: $2,000–$2,800/mo

• Yelm: $2,000–$2,700/mo

 When families compare these numbers to their BAH, most quickly see why Washington is one of the most popular states for buying with a VA loan.

Buying Near JBLM: What to Expect

Buying gives military families both stability and wealth-building, especially in Washington’s appreciating market.

Pros of Buying:

• Zero down with VA loan

• Stable monthly mortgage

• Build equity instead of paying rent

• Strong resale potential

• Option to convert home to a rental later

• Tax benefits

 Cons of Buying:

• Longer commitment

• Maintenance responsibilities

• You need a plan for future PCS moves (I help you build one)

If you want a deeper breakdown on how your VA benefits work specifically in Washington, you can read:
➡️ VA Benefits in Washington: What Military Families Should Know Before Buying Near JBLM
/va-benefits-washington-jblm

 The Real Driver Most Families Overlook: BAH vs. Mortgage Math

Here’s what surprises a lot of PCS families:

💡 A mortgage in Spanaway, Graham, Yelm, or parts of Puyallup is often LOWER than rent.

Example:

• $2,450/mo average rent vs.

• $2,150–$2,350/mo average mortgage (depending on rate)

 Even in DuPont and Lacey, where prices run higher, VA loans can make monthly payments more manageable than expected — especially with no mortgage insurance.

This is where tailored planning matters.
I run full BAH-to-payment matching for PCS clients so you can compare real numbers, not guesses.

What About Market Timing? Should You Wait to Buy?

A question I get daily:

“Should we wait for the market to drop?”

Here’s the truth for Washington near JBLM:

• Rent does NOT drop

• Home prices rarely drop

• BAH increases over time

• Interest rates fluctuate

• Lack of inventory keeps values strong

 uying now gains you appreciation + stability.

Waiting usually only increases prices and competition.

 For more on this
➡️ Is Now a Good Time to Buy a House in Washington State?
/buy-home-washington-now

What About Resale When You Get PCS Orders Again?

This is where strategy matters.

When you buy near JBLM, you have two future options:

✔ Option 1: Sell

You likely walk away with equity due to WA appreciation.

 ✔ Option 2: Keep the home as a rental

Washington has high rental demand, especially from:

• Military families

• Contractors

• New PCS arrivals

 This creates consistency and long-term wealth — even after you leave.

Best Areas to Rent vs. Buy Near JBLM

Here’s the simple breakdown:

Best Areas to RENT:

• DuPont (high rental stock)

• Lakewood (close to McChord Gate)

• Lacey (lots of property management options)

 Best Areas to BUY:

• Puyallup South Hill

• Graham

• Yelm

• Spanaway

• Lacey (newer builds = strong resale)

If you want deeper neighborhood insights, you can link to:
➡️ Housing Near JBLM: Best Cities & Neighborhoods for Military Families
/best-jblm-housing-guide

Final Recommendation: A Simple Rule for PCS Families

If you’ll be here 2+ years, buying almost always wins financially.

If you'll be here less than 18 months, renting may offer flexibility — unless you plan to keep the home later.

 When you understand your BAH, timeline, and long-term PCS goals, the answer becomes much clearer.

 If you’re PCS’ing to JBLM and want help deciding whether renting or buying makes the most sense for your family, reach out. I’ll walk you through BAH, neighborhood options, commute routes, and a realistic breakdown so you can land in Washington with confidence and clarity.