Getting PCS orders can feel like somebody hit fast-forward on your life.
Suddenly you're trying to figure out where you're going to live, how far you'll be from post, which side of the state line makes the most sense, whether you should rent or buy, when your household goods will arrive, and how you're supposed to make all of those decisions when you may not even be in Georgia or Alabama yet.
If you're PCSing to Fort Benning, the good news is that you have options. The Fort Benning area includes communities on both sides of the Georgia-Alabama state line, and your home search can look very different depending on what matters most to your family.
As a Realtor® licensed in both Georgia and Alabama, a 20-year military spouse, and a Military Relocation Professional (MRP), I've lived the PCS life myself. I also work with military buyers who are often trying to purchase a home from hundreds or even thousands of miles away.
Here are some of the things I encourage military families to think about before they ever start scrolling through listings.
Don't Start With the House. Start With Your Daily Life
It is really easy to fall in love with a house online before you've figured out whether the location actually works for your family. When helping someone relocate to Fort Benning, I want to know more than how many bedrooms they need.
Which gate will you most likely use? How much of a commute are you comfortable with? Do you want to be closer to shopping and restaurants, or would you rather have more space and a quieter setting? Are you considering Georgia, Alabama, or both?
Fort Benning itself sits along the Georgia-Alabama border next to Columbus, and the Army identifies Columbus, Fort Benning and Phenix City as part of the surrounding Tri-Community. That means families relocating here can have considerably more choices than they may realize.
Depending on your needs, your search might include Columbus, Midland, Cataula or Harris County in Georgia, as well as Phenix City, Smiths Station, Fort Mitchell, Seale and surrounding areas in Alabama.
The right answer isn't the same for every military family.
Get the Financing Conversation Started Early
If you're planning to use your VA home loan benefit, don't wait until you've found a house to start talking with a lender. Your lender can help determine your buying power, estimated payment and cash needed for closing before you begin seriously looking at homes.
For eligible borrowers, a VA-backed purchase loan may offer the option to purchase with no down payment, and VA-backed loans do not require monthly private mortgage insurance. Some borrowers may owe a VA funding fee, while others may qualify for an exemption.
A Certificate of Eligibility, or COE, is also part of the VA loan process. In many cases, your lender can help obtain it for you.
One thing I always encourage buyers to do is look beyond the interest rate alone. Ask your lender to walk you through the entire payment and Loan Estimate so you understand exactly what you're comparing.
You Can Begin the Home Search Before You Arrive
This is one of the biggest things military buyers need to know. You do not necessarily have to wait until you're physically at Fort Benning to begin looking for a home.
Technology has made long-distance buying much easier, but the person walking through that house for you matters.
When I'm working with a buyer who can't be here, I don't want to simply turn on my camera and show them the pretty kitchen. I want them to see the things that photos may not show.
What's behind the house? How busy is the road? What does the neighborhood look like as we're driving in? Are there visible maintenance concerns? Does the home feel smaller than the listing photos make it appear?
Buying remotely requires an extra set of eyes on the ground. My goal is for my out-of-town clients to feel like they've actually walked through the house with me.
A VA Appraisal Is Not the Same Thing as a Home Inspection
This is an important distinction. A VA-approved appraiser provides an opinion of value and reviews the property in connection with VA Minimum Property Requirements. That appraisal is not a substitute for a professional home inspection.
For military buyers working against PCS timelines, it can be tempting to rush through the process. This is one area where I don't think buyers should confuse moving quickly with skipping important due diligence.
You can move efficiently and still protect yourself.
Your PCS Timeline Matters
Military families don't always have the luxury of a perfectly predictable moving schedule.
Orders change. Household goods get delayed. Report dates matter. Leave dates move around. Sometimes one spouse arrives first while the rest of the family follows later.
Fort Benning's current in-processing program connects incoming permanent-party service members with resources including housing, finance, transportation, medical and education during the transition.
Your home-buying timeline needs to work alongside that PCS timeline.
That's why communication between your Realtor®, lender, closing attorney or title company, inspectors and other professionals involved in the transaction is so important.
When everyone knows the dates we're working toward, we can plan ahead instead of scrambling at the last minute.
Don't Be Afraid to Ask a Million Questions
Seriously. You are relocating your family. Ask the questions.
Ask about drive times. Ask me to video the street. Ask me to go back and look at something again. Ask what is behind the backyard fence. Ask your lender to explain a fee you don't understand.
I would much rather answer twenty questions before you purchase a home than have you arrive after a PCS and realize there was something you wish you had known.
PCSing to Fort Benning Doesn't Have to Feel Overwhelming
I've been the military spouse making the move, packing the house and trying to figure out a new community.
That's one of the reasons working with military families means so much to me.
Whether you're relocating to Columbus, Phenix City, Smiths Station, Fort Mitchell, Midland, Harris County or another community surrounding Fort Benning, I can help you narrow down your options before you arrive, tour homes virtually when needed, coordinate the details locally and help make the home-buying side of your PCS as stress-free as possible.
If you've received orders to Fort Benning — even if your move is still months away — you don't have to wait until you're here to start asking questions.
Reach out anytime. I'm happy to help you get a feel for the area and put together a plan before your PCS gets into full swing.
Amanda Hester, Realtor® Keller Williams Realty River Cities Licensed in Georgia & Alabama Military Relocation Professional (MRP) | ABR® | SRS®
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