FOR MILITARY FAMILIES
The PCS home buying breakdown
Orders to Eglin, Hurlburt or Duke Field? I was a military spouse for 15 years, so I've lived the report dates, the house hunting trips and the stress of buying from across the country. Let's make this move the easy one.
THE PROCESS
Six steps from orders to keys
A PCS comes with a report date that doesn't move, a house hunting trip that goes by fast and a hundred decisions in between. Here's exactly how we'll walk through it together, so you know what's next at every step.
STEP 1
Got orders? Let's talk
The sooner we talk, the more options you have. Even if you only have an RFO, a quick call helps us map out your timeline, your budget and whether buying or renting makes the most sense for this assignment.
We'll talk through your report date, your family's must-haves and how long you expect to be here, then build a plan that fits real military life, including the chance of another set of orders down the road.
STEP 2
Get pre-approved with a VA-savvy lender
“Your BAH is a guide, not a target.”
With no down payment required, the cash you'll bring is usually less than people expect: your EMD, your home inspection and any closing costs we don't get covered. We'll always try to negotiate for the seller to pay your closing costs, and builders often cover them outright on new construction.
The goal is a payment that still feels comfortable if orders change or your spouse is between jobs after the move.
Your VA loan is one of the best benefits you've earned, and the right lender makes all the difference. I'll connect you with local lenders who close VA loans here every week and know exactly how to make your offer strong. (Quick myth buster: big online lenders with "Veterans" in the name don't work for the VA. They're lenders like any other.)
I'll match you with the lender who fits not just your numbers, but how you like to communicate. And I don't receive anything for these recommendations. I simply send you to the people who have taken great care of my clients.
We'll look at your whole monthly picture, not just the loan. On the coast that means homeowners and wind insurance, flood insurance in some areas and HOA or CDD fees. Your lender will also walk you through the VA funding fee and whether you qualify for an exemption.
STEP 3
Pick your side of the bay
Where you live here can make or break your daily commute, so we start with your gate and work outward.
Every family's priorities are different. I'm happy to share information on any area and help you look up real-time drive times for your commute, so you can decide what fits you best.
STEP 4
House hunting, in person or virtual
Before you ever arrive, I'll set you up on my MLS home search app. It's more accurate and up to date than Zillow or Redfin, so you'll see new listings the moment they hit, and we can trade favorites back and forth as you narrow it down.
Taking a house hunting trip? I'll line up a tight, well-planned tour schedule so you see the right homes and neighborhoods in a few days, not a few weeks.
Can't get here before you report? I'll walk homes for you on FaceTime, point out what the photos don't show and help you check the school zone and your commute to base. My goal is no surprises: when you walk in for the first time, you love it just as much as you did on video.
When you find the one, we'll build an offer that wins without overpaying, including your EMD (earnest money deposit), with your VA loan and your report date working for you, not against you.
STEP 5
Under contract
Once your offer is accepted, Natalie and I keep every deadline on track while you handle the rest of your move. Here's what's different with a VA purchase.
STEP 6
Closing and settling in
Closing day is the best day. Right before you sign, we'll do a final walkthrough to make sure any agreed repairs are done and the home is just as you expect. Still at your last duty station? I'll walk it for you on video. We'll review your Closing Disclosure together ahead of time, you'll sign with the title company and the keys are yours. Fun fact: your first mortgage payment usually isn't due until the first of the month after next, so close in January and your first payment is typically due in March.
Then the real move begins. I'll help you find the schools, sports leagues, pediatricians and the spouse groups that made every new duty station feel like home for my family.
And when orders come again, I'm still your person. Whether you sell or keep the home as a rental, I'll help you make the smartest call for your family.
BUYING VS. RENTING
Where your rent really goes
Rent pays down someone else's mortgage, and you never see that money again. When the same payment goes toward a home of your own, you're building equity you take with you when orders come. Here's what $2,400 a month in rent adds up to.
$28,800
ONE YEAR
$57,600
TWO YEARS
$86,400
A THREE-YEAR TOUR
Renting also tends to mean first month, last month and a deposit up front, a credit check and income of about three times the rent. With your VA loan, there's no down payment and the VA sets no minimum credit score, so owning is often closer than it looks.
2026 BAH
BAH at Eglin and Hurlburt
Eglin AFB and Hurlburt Field share the same housing area, so the 2026 rates are identical for both bases. Remember, BAH is a guide, not a target. The right budget depends on your family's total income, your plans and what feels comfortable.
Monthly rates shown as with dependents / without, effective January 1, 2026. Confirm your exact entitlement at travel.dod.mil.
VA LOAN FAST FACTS
VA loan myths, busted
The things I hear most from military families, and what's actually true.
TERMS TO KNOW
Terms worth knowing
A quick reference for the real estate and military terms you'll hear throughout your move.
PCSING OUT?
Sell or rent it out, from wherever you land.
Leaving the Emerald Coast? I'll help you decide whether to sell or keep the home as a rental, then handle the sale from start to finish, even after you've moved.
THE PCS GUIDE
Get to know the towns before you get here.
My PCS guide breaks down the towns around Eglin, Hurlburt and Duke Field side by side, with the schools, the prices, the vibe and the things nobody tells you until you live here.
KIND WORDS
From the families I've helped home
“We were 6 hours away so she was our eyes and ears… Thanks to her we are living in our dream home!”
CLIENT K · NEW CONSTRUCTION
“She was kind, honest, knowledgeable, and communicated with us 1000%. She made sure we were fully informed the entire time and advocated for us even after closing.”
CLIENT H · FIRST-TIME BUYER
“Relocating from the Northeast to Florida while purchasing our first home could have been an overwhelming experience, but Shawntá and Natalie made us feel supported, informed, and genuinely cared for every step of the way.”
CLIENT E · RELOCATION BUYER
“She negotiated hard and stood up for us the whole way. We closed with $0 out of pocket and $33,000 under asking… which still blows my mind.”
CLIENT M · BUYER
WELCOME TO THE EMERALD COAST
Let's make this PCS the easy one.
Send me your timeline and what your family needs, and I'll put together a plan around your report date.
Your guide to moving, buying and selling on the Emerald Coast, from Pensacola to Panama City Beach.