BUYER PCS PATH
The 4-Phase Military PCS Success Plan for Buyers
🚀 Phase 1 – Launch
The "Launch" (90–120 Days Out)
The moment orders are in hand, the clock starts.
• Order Verification: RFO (Request for Orders) or Hard Orders. Lenders need these to verify the move.
• VA Loan Pre-Approval: VA-savvy lender to pull their COE (Certificate of Eligibility).
• BAH Calculation: Use the current rates ($2,310 for E-5 at Stewart; $2,415 at Hunter) to set a comfortable "mortgage ceiling."
• The Digital Handshake: Virtual Tour process and drone capabilities.
The "Recon" (60–90 Days Out)
🔍 Phase 2 – Recon
Narrowing down the target area from a distance.
• Area Selection: Decide between the Hinesville/Ludowici area (close to Stewart) or the Richmond Hill/Savannah/Pooler area (near Hunter AAF).
• Virtual Discovery: Custom video walkthroughs of homes.
• School & Community: Research school ratings and the Fort Stewart School Liaison Office.
⚔️ Phase 3 – Engagement
Making the offer and managing the "Marne" specifics.
• The Offer & VA Escape Clause: Ensure the contract includes the mandatory VA Escape Clause (allows an exit if it doesn't appraise).
• The Inspection Hub: For military buyers, emphasize checking HVAC and Pest (Termite), as Georgia humidity is tough on homes.
• The VA Appraisal: This is the longest part of the timeline (approx. 10–21 days).
• Submit Permissive TDY: Submit request for 10 days of House Hunting Leave (Permissive TDY/PTDY) through current command.
The "Engagement" (30–60 Days Out)
The "Transition" (The Final 30 Days)
🏘️ Phase 4 – Transition
Getting "Boots on the Ground."
• The Marne Reception Center: All Soldiers (Stewart or Hunter) must physically sign in at the Marne Reception Center (Bldg 19) on Fort Stewart unless specifically told otherwise.
• Utility Setup: Local Connections list for Hinesville/Savannah power and water—some require 7–10 days' notice for new accounts.
• The 3-Day Rule: Federal law (TRID) requires a 3-business-day waiting period once the Closing Disclosure is issued. Ensure their travel plans account for this "quiet period."
• Closing & Keys: Welcome Home!
Expert Note & Checklist
Quick Reference Checklist for the Client
"Hand-Carry" these items during the move:
[ ] PCS Orders (and all amendments)
[ ] Marriage/Birth Certificates (Required for DEERS and school enrollment)
[ ] Household Goods Inventory (from the movers)
[ ] Power of Attorney (If one spouse is arriving late or deploying)
[ ] VA Loan Closing Disclosure
Expert Note: Occupancy requirements for VA loans typically require to move in within 60 days of closing.
SELLER PCS PATH
PCS Guidance for Sellers
The "Strategic Exit" Timeline: 90 Days to PCS – Designed for Fort Stewart & Hunter Army Airfield Sellers.
Strategy & Intelligence (90–75 Days Out)
📊 Phase 1 – Strategy & Intelligence
The "Analyst" phase where I set the foundation.
• Market Data Deep-Dive: I pull the "Sold" data from the last 90 days. I provide you with a Net Sheet showing exactly what you’ll pocket after paying off your mortgage and closing costs.
• The "Assumability" Audit: If your VA loan rate is under 4.5%, I verify your loan’s assumability. An assumable low rate is a massive marketing "hook."
• The "Renovator's Eye" Walkthrough: I identify the 3-5 small fixes (paint, curb appeal, light fixtures) that will maximize your ROI.
🛡️ Phase 2 – Mission Prep
Mission Prep (75–60 Days Out)
Getting the home "Battle Ready" for the MLS.
• De-Mil & Depersonalize: Remove military gear, unit photos, and shadow boxes (OPSEC) and begin decluttering for your HHG (Household Goods) pack-out.
• High-Tech Media Capture: I arrive with my drone and cameras. We capture the "Gate-to-Driveway" commute and high-definition photos for incoming families.
• Pre-Listing Inspections: In Georgia, catching moisture or pest issues early saves the deal later, termite inspection now.
⚔️ Phase 3 – Engagement
Engagement & Listing (60–30 Days Out)
Targeting the incoming wave of PCS families.
• Go Live: Your home hits the MLS and social media.
• The " Marne" Showing Strategy: I manage showings around your clearing schedule and final out-processing appointments.
• Offer Evaluation: I don't just look at price; I look at financing. VA offers are common here, and I'll ensure the buyer is truly vetted.
Under Contract & Clearing (30 Days Out)
🏘️ Phase 4 – Under Contract
Managing the transition as you prepare to move.
• The VA Appraisal & Inspections: I stay on the ground to meet the appraiser and inspectors, ensuring the "Minimum Property Requirements" (MPR) are met.
• Special Power of Attorney: If you are leaving before the "Clear to Close," I coordinate a Special Power of Attorney.
• Final Clearing: You finish your CIF turn-in and final clearing. I act as the "Physical Custodian" of the property once you hit the road.
🏁 Phase 5 – The Handoff
Closing from Afar (The Handoff)
The mission is complete while you are at your new station.
• The Final Walkthrough: I conduct a final check of the home after your movers have left to ensure it’s pristine for the buyers.
• Funding & Recordation: Documents are signed. Your mortgage is paid off, and your proceeds are wired to your new account.
• Entitlement Release: I ensure the "Release of Liability" is handled so your VA entitlement is protected for your next purchase.
Seller Strategy Checklist
Final Mission Readiness Checklist
[ ] VA Loan Assumability Verification
[ ] Pre-Listing Termite Inspection (Georgia requirement)
[ ] Strategic Decluttering for HHG Pack-out
[ ] Special Power of Attorney (if not available)
Expert Note: Assumable VA loans are a significant advantage in higher interest rate markets. I handle the complex verification process to ensure we use this as a primary marketing leverage point.
Hinesville
The heart of Liberty County, Hinesville offers a welcoming atmosphere for military families with quick access to Fort Stewart's main gates and a variety of local dining and shopping.
Ludowici
Perfect for those seeking a slower pace, Ludowici features affordable housing options and a tight-knit community feel, just a short drive from the base's western training areas.
Richmond Hill
Offering proximity to Hunter Army Airfield and beautiful coastal waterways, Richmond Hill is known for its highly-rated schools and vibrant, established neighborhoods.
PCS Toolkit
Essential links for housing, BAH, and base services to help your family transition smoothly to Fort Stewart and Hunter Army Airfield.
Have PCS Questions?
Reach out for no-pressure local advice. I am here to help military families navigate Fort Stewart and Hunter Army Airfield.
info@candicekingre.com
(912) 294-2734
(912) 226-2646