PCS To Hampton: Your 60‑Day Homebuying Plan

Moving to Hampton on PCS orders and trying to buy in 60 days can feel like a sprint. You are juggling orders, temporary lodging, and a tight closing window while learning a new market on the coast. This guide gives you a clear, week-by-week plan tailored to Hampton and the VA loan process so you can move with confidence and close on time. Let’s dive in.

Your 60-day PCS timeline

Week 0–1: Pre-arrival readiness

• Confirm your PCS orders, move dates, and entitlements with your transportation office. Ask about TLA, DLA, and household goods timelines.
• Call the JBLE housing office for base-specific guidance on temporary lodging and base housing waitlists.
• Interview a local, military-savvy real estate agent. Ask for a shortlist of neighborhoods that fit your commute, budget, and lifestyle. Request virtual tour options.
• Get preapproved with a lender experienced in VA loans and request your Certificate of Eligibility. You can review VA loan basics on the VA Home Loans site.
• Start a secure document file with LES, orders, recent pay stubs, W-2s, bank statements, photo ID, Social Security number, and any divorce or debt paperwork.

Week 2: Research and tours

• Narrow your search by commute, budget, and flood exposure. In Hampton, flood risk varies by neighborhood and can affect insurance and loan approval.
• Schedule virtual tours if you are not in town yet. Plan a block day of in-person tours if you can visit.
• Run drive-time checks to Langley AFB, Fort Eustis, or your workplace. Test a morning and evening route and note which gates you will use and peak congestion times.

Week 3: Choose and make an offer

• Select your top property and have your agent prepare an offer with standard contingencies and a realistic VA closing timeline. Many VA loans close in about 30 to 45 days after contract ratification.
• Include lender preapproval and your COE with the offer.
• Add an inspection contingency and earnest money per local custom. Clarify what stays with the home and your preferred closing date.

Week 4: Inspections and HOA docs

• Schedule a general home inspection within about 7 to 10 days of contract acceptance. In coastal Virginia, also schedule a wood-destroying insect (termite) inspection.
• If the home sits in or near a mapped flood zone, ask for seller disclosures on flooding history and any mitigation work. Review FEMA flood maps to understand risk levels.
• If the home is in an HOA, review the bylaws, rules, dues, and the resale certificate. Read the Virginia Residential Property Disclosure Statement.

Week 5: Appraisal and underwriting

• Your lender orders the VA appraisal. Timing can range from about 7 to 14 days depending on appraiser availability.
• Work with your agent to address inspection findings. Negotiate repairs or credits and track any items that a VA appraiser might require for minimum property standards.
• Respond to underwriter requests quickly. Update bank statements or LES if time has passed since preapproval.

Week 6–8: Clear to close and move

• Aim to clear loan conditions by about day 40 to 50. Many contracts close by day 45, but allow up to 60 days if needed.
• Secure homeowner’s insurance and, if required by the flood zone, flood insurance. Flood policy setup can add lead time.
• Confirm your settlement attorney or title company and your closing date. Coordinate funds for closing; the VA funding fee can often be financed.
• Schedule utilities, water, trash, and internet. The City of Hampton’s main site is a good starting point for service setup.
• Finalize move dates, plan your temporary lodging transition, and coordinate household goods delivery.

If you have less than 60 days

• Consider short-term renting while you shop to avoid rushed decisions.
• Explore occupancy agreements or flexible closing terms to align with your arrival.
• Ask your lender and settlement team about remote notarization or using a military power of attorney if you cannot attend closing.

VA loan essentials

What to know up front

• Your COE confirms eligibility. Many lenders can retrieve it electronically. You can review program details on the VA Home Loans page.
• A VA funding fee usually applies and is often financed into the loan amount. The amount varies by service history and down payment.
• Typical VA timelines: preapproval may take 1 to 3 days, underwriting and processing about 2 to 4 weeks, and appraisal scheduling about 1 to 2 weeks. Many VA loans close in 30 to 45 days once under contract.

Documents to prepare

• COE or permission for your lender to obtain it.
• PCS orders, LES, recent pay stubs, W-2s or tax returns if self-employed.
• Bank statements for down payment and reserves.
• Photo ID, Social Security number, and any divorce or support orders.

Appraisals and required repairs

• VA appraisals check value and minimum property requirements. If repairs are required, you can request seller completion before closing or discuss limited escrow holdbacks when allowed. Your agent will guide you.
• Do not assume a VA loan will cover all repairs. Build time for repairs or negotiate credits where appropriate.

Use trusted resources

• For program rules and benefits, read the VA’s official overview.
• For mortgage timelines and consumer rights, the Consumer Financial Protection Bureau offers plain-language guidance.
• For military moving and entitlements, Military OneSource provides PCS checklists and counseling.

Hampton specifics to factor

Flood risk and insurance

Hampton sits on the coast and includes low-lying areas that can experience tidal flooding, storm surge, or nuisance flooding. Lenders typically require flood insurance if a home is in a Special Flood Hazard Area. Even outside these zones, many buyers still choose a policy for added protection.

• Check FEMA’s Flood Map Service Center to understand a property’s flood zone.
• Ask sellers about any past flood events, elevation certificates, and mitigation work.
• Discuss insurance timing and costs with your lender and insurance agent early, especially if you are targeting waterfront or near-water areas.

Commute and base access

If you will work at Langley AFB or commute to Fort Eustis, weigh drive times and gate access as part of your short list. Tourist traffic and gate congestion can affect reliability at peak hours.

• Map your routes and test them if possible during rush times.
• Consider back-up routes and confirm which gates you will use.
• If you telework, confirm reliable internet availability in your target neighborhoods.

Schools and family resources

Hampton City Schools serves the area. If schools matter to your decision, verify school assignments and transportation policies directly with the district. For transitions, School Liaison resources and Military OneSource can help you plan enrollment and activities.

HOA rules, maintenance, and resale

If you deploy or travel often, look for properties that match your maintenance preferences and HOA rules. If you may rent the home later, review any rental restrictions in the HOA. Waterfront homes can offer unique benefits, but usually carry higher insurance and maintenance costs.

Read the market without guesswork

Hampton’s market changes by season, and spring is often the busiest. Before you write offers, check current median prices, days on market, and inventory trends using the local MLS and association reports. The Hampton Roads Association of REALTORS publishes regional insights that help you set expectations in real time.

Quick checklists

Immediate (days 1–7)

• Obtain your COE and get lender preapproval.
• Contact the JBLE housing office and base family services.
• Engage a local, military-savvy agent.
• Assemble your mortgage documentation packet.

Top tasks (days 8–30)

• Shortlist neighborhoods by commute, budget, and flood exposure.
• Tour homes virtually or in person.
• Make an offer with VA contingencies and appropriate earnest money.
• Schedule home and termite inspections.

Contract to closing (days 31–60)

• Clear underwriting conditions quickly.
• Complete appraisal and address any VA-required repairs.
• Secure homeowner and flood insurance.
• Coordinate settlement, POA or remote closing if needed.
• Schedule utilities and finalize move logistics.

Closing in Virginia

Who handles settlement

In Virginia, settlement is typically handled by a settlement attorney or a title company. Confirm your settlement team early so you can coordinate title search, closing disclosure timelines, and final funds delivery.

Disclosures, title, and insurance

Sellers in Virginia generally provide a Residential Property Disclosure Statement. A title search will check for liens, easements, and deed restrictions. You should consider an owner’s title insurance policy to protect your equity.

Remote closings and POA

If your PCS schedule keeps you away at closing, ask about using a military power of attorney or a remote closing option. Coordinate with your lender, settlement attorney, and installation legal office to ensure the POA language meets lending and notarization requirements.

Stay organized with trusted sources

• VA loan program details: Review the VA’s home loan guidance.
• Flood zone lookups: Use FEMA’s Flood Map Service Center before you offer.
• PCS support and entitlements: Explore Military OneSource for moving help and checklists.
• Mortgage process basics: Learn what to expect from the CFPB’s mortgage process guide.
• City services and utilities: Start at the City of Hampton’s official site for service setup and local contacts.
• Market pulse: See regional updates from the Hampton Roads Association of REALTORS.

Buying on a PCS timeline does not have to feel overwhelming. With a clear plan, a VA-experienced lender, and a local agent who understands Hampton’s coastal considerations, you can land the right home and close on time. If you want disciplined, military-friendly guidance from search to keys in hand, connect with The Foundry Group.

Ready to move forward? Reach out to The Foundry Group for local, veteran-led help from first tour to final signature.

The Foundry Group

FAQs

Using BAH to qualify for a mortgage in Hampton

• Lenders often count BAH as qualifying income, but policies vary; confirm with your chosen lender and provide documentation of your current BAH rate.

Typical VA loan closing time during a PCS

• Many VA loans close in about 30 to 45 days after contract ratification; allow up to 60 days during busy seasons or when repairs are required.

Remote closing options if you cannot attend

• You can often use a military power of attorney or a remote closing; coordinate early with your lender and settlement attorney to ensure the POA meets requirements.

Flood insurance requirements for Hampton homes

• If a home is in a Special Flood Hazard Area, lenders typically require flood insurance; consider coverage even outside mapped zones due to coastal risk.

Deciding to buy now or rent first on arrival

• If your timeline is under 60 days or your assignment is uncertain, renting could reduce pressure; weigh market conditions, home availability, and family needs.

Financing the VA funding fee when buying

• The VA funding fee is usually financeable into the loan; ask your lender how it will appear in your loan estimate and closing disclosure.