Jacob McCrackin
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Receiving Permanent Change of Station (PCS) orders can be exciting, but it also comes with a long to-do list. If you’re relocating to Colorado Springs, one of the biggest decisions you’ll make is whether to buy a home. With several military installations, a strong housing market, and neighborhoods that appeal to military families, Colorado Springs is one of the most popular duty stations in the country.
Understanding how the PCS home buying process works can help reduce stress, save money, and ensure you’re making a smart investment. Whether you’re a first-time homebuyer or have purchased homes during previous assignments, knowing what to expect before you arrive can make your move much smoother.
This guide will discuss what you need to know about buying a home during a PCS move to Colorado Springs.
Colorado Springs is home to several major military installations, including Fort Carson, Peterson Space Force Base, Schriever Space Force Base, Cheyenne Mountain Space Force Station, and the United States Air Force Academy. Because thousands of service members relocate here each year, the local real estate market is well-equipped to accommodate military buyers.
Many military families choose to buy instead of rent because:
Of course, every family’s situation is different. Factors such as how long you’ll likely remain stationed in Colorado Springs, your financial goals, and market conditions should all be considered before purchasing.
The home buying process begins as soon as you receive your PCS orders, or even when you know they’re likely coming. Your timeline determines nearly every part of your purchase, including:
Military moves often happen quickly, so getting organized early can prevent unnecessary delays. Having the required documents ready allows your lender to begin the mortgage process immediately.
Gather important documents such as:
One of the biggest mistakes buyers make is looking at homes before speaking with a lender. A mortgage pre-approval tells you how much home you can comfortably afford, your estimated monthly payment, and interest rate options. Pre-approval also shows sellers that you’re a serious buyer, which can be especially important in competitive markets.
If you’re using a VA loan, choose a lender experienced with military financing. They’ll understand the unique requirements associated with VA loans and can help ensure everything moves smoothly.
One of the greatest advantages military buyers have is access to VA home loans. While a VA loan provides excellent benefits, buyers should remember that they still need to qualify financially based on income, debt, and credit history. The property must also meet VA appraisal and minimum property standards before closing.
Depending on your eligibility, VA loans may offer:
Not every real estate agent has experience helping military families navigate PCS moves. An experienced local agent can also coordinate virtual showings if you’re purchasing from another state or overseas. Because many buyers cannot visit every property in person, having an agent who communicates well and advocates for your interests is incredibly valuable.
A military-friendly Realtor understands:
Before selecting a neighborhood, it’s helpful to understand the local market. Colorado Springs offers a wide variety of housing options, including:
Many military families appreciate new construction because it often includes:
Keep in mind that new construction timelines may not always align perfectly with your PCS schedule.
Homes in established neighborhoods can offer more negotiating opportunities depending on market conditions. Older communities often feature:
These can be attractive options for buyers seeking:
However, buyers using VA financing should verify that the condominium development is VA-approved if purchasing a condo.
Colorado Springs offers neighborhoods that appeal to different lifestyles and commuting needs. It’s important to remember that the “best” neighborhood depends entirely on your family’s priorities. A local real estate professional can explain the advantages of different areas and help you balance commute times with home prices and amenities.
Some buyers prioritize:
Technology has transformed military home buying. Today, many PCS buyers purchase homes using:
If you’re unable to visit Colorado Springs before closing, ask your Realtor to provide detailed videos showing not only the home itself but the neighborhood, nearby roads, exterior condition, storage space, views, and traffic patterns. The more information you receive upfront, the fewer surprises you’ll encounter after moving in.
Once you’ve found the right property, your Realtor will help you submit a competitive offer. Depending on market conditions, negotiations may involve repairs, closing costs, or purchase price adjustments. Having an experienced negotiator becomes especially valuable when you’re buying remotely.
Even if a home looks perfect online, always schedule a professional home inspection. The inspection helps identify issues before closing so you can negotiate repairs or make informed decisions.
A home inspection evaluates major systems including:
Remember that the VA appraisal is not the same as a home inspection. The appraisal primarily determines the property’s value and verifies that it meets basic VA standards.
Once your offer is accepted, your lender begins the final underwriting process. This typically includes:
Avoid making major financial changes during this period. These changes can delay or even jeopardize your mortgage approval. For example, try not to:
As closing approaches, you’ll receive documents explaining your loan terms and closing costs. Many military buyers can complete portions of the closing process electronically if they’re still traveling during their PCS.
You’ll also complete a final walkthrough to verify that:
After closing, you’ll receive the keys and officially become a homeowner. Now it’s time to:
A PCS move comes with enough uncertainty without adding confusion to the home buying process. Having an experienced real estate professional on your side can make all the difference, especially when you’re navigating tight military timelines or buying a home from across the country.
Jacob McCrackin with Veterans Move Together specializes in helping active-duty service members, veterans, and military families buy homes in the Colorado Springs area. As someone who understands the unique challenges of PCS relocations and VA financing, Jacob can help you identify homes that fit your budget and lifestyle, coordinate virtual tours if you’re relocating from another duty station, negotiate on your behalf, and guide you through every step of the home-buying process.
Contact Jacob today to start planning your next home with a trusted advocate who understands the needs of military families.