Informational Only — Not Legal, Financial, or Benefits Advice
The answers below are for general educational purposes only. Military benefits, VA loan rules, BAH rates, state laws, and EFMP policies change frequently and vary by individual circumstance. Always verify with your installation, branch of service, the VA, DFAS, a licensed attorney, or a VSO before making any decision. See full disclaimer
Getting Started
Is USMilitaryMoves free for military families?
Yes, 100% free, always. No fees, no subscriptions, no commissions charged to families. Every tool, guide, and agent match on this platform is free because military families deserve that.
How do I find a military real estate agent at my new duty station?
Browse our verified agent directory. Every agent is identity-verified as a veteran or military spouse. Filter by installation, state, and branch. Agents show their VA loan history, PCS move count, and reviews from military families.
What makes a military real estate agent different from a regular agent?
A military-savvy agent understands VA appraisals, minimum property requirements (MPR), PCS timelines, BAH, and how to close when orders change. They will not steer you toward non-VA properties, know how to request seller concessions that protect you under VA guidelines, and have closed multiple VA transactions recently.
VA Loans
Can I use a VA loan more than once?
Yes. You can use your VA loan benefit multiple times as long as you have remaining entitlement, or have paid off and restored a previous VA loan. Many servicemembers even carry two active VA loans simultaneously, one at a previous duty station and one at the new one, if they have sufficient remaining entitlement.
Do I need a down payment for a VA loan?
No. VA loans require zero down payment for borrowers with full entitlement. There is also no private mortgage insurance (PMI), which alone can save $150 to $300 per month compared to a conventional loan with less than 20% down.
What is the VA funding fee and who is exempt?
The VA charges a one-time funding fee to sustain the program. Rates range from 1.5% to 3.3% depending on down payment, branch of service, and whether it is your first use. Veterans receiving VA disability compensation are fully exempt from the funding fee. The fee can be rolled into the loan at closing.
What is a VA assumable loan?
VA loans are assumable, meaning a buyer can take over the seller's existing VA loan at the original interest rate. This is especially valuable when rates rise. Both VA-eligible and non-VA buyers can assume a VA loan, but only VA-eligible buyers can restore the seller's entitlement on assumption.
BAH & Housing Allowance
What is BAH and how do I calculate it?
BAH (Basic Allowance for Housing) is a monthly tax-free stipend paid to servicemembers living off-base, based on paygrade, duty station zip code, and dependent status. Use our free BAH Calculator to look up rates at any installation. BAH is designed to cover median housing costs in your duty station area.
Does BAH count as income for a VA loan?
Yes. Lenders can count BAH as qualifying income for a VA loan. Since BAH is tax-free, lenders typically gross it up by 25% when calculating income, which increases your purchasing power.
What happens to BAH when I PCS?
BAH changes to reflect the new duty station rate on the effective date of your PCS orders. You may receive a temporary housing allowance (TLE) for up to 10 days while in transition. If you move to a lower BAH area, your rate drops. If you move to a higher BAH area, it increases.
PCS Moves
How much time do I have to find housing after PCS orders?
There is no hard deadline, but most families aim to secure housing before reporting. You may use temporary lodging facilities (TLF) on-post for up to 60 days while searching. Your gaining installation's housing office can brief you on current on-post availability and wait lists.
Can I break my lease early without penalty under SCRA?
Yes. The Servicemembers Civil Relief Act (SCRA) allows you to terminate a residential lease early when you receive PCS orders of 90 days or more, or deployment orders. Written notice plus a copy of your orders is required. The lease terminates 30 days after the next rent due date following notice.
What is DITY (Personally Procured Move) and how does it work?
A Personally Procured Move (PPM, formerly DITY) lets you move your own household goods and receive up to 100% of what the government would have paid a moving company. You keep any money left over. It requires authorization through your installation transportation office and weight tickets at origin and destination.
EFMP
What is EFMP and how does it affect a PCS move?
The Exceptional Family Member Program (EFMP) covers any dependent with a special medical or educational need. Enrollment is mandatory and must be completed before PCS orders are finalized. The gaining installation must confirm it can support your family member's needs. EFMP also connects families to ECHO (supplemental TRICARE), IEP advocacy, respite care, and installation coordinators.
Can EFMP stop my PCS orders?
EFMP enrollment does not automatically stop orders, but it can delay them or result in an assignment change if the gaining installation cannot support your family member's documented medical or educational needs. Work with your installation's EFMP coordinator early in the PCS cycle.
Military Spouses
How do military spouses transfer a professional license after a PCS?
Under state reciprocity laws, most states must process a military spouse license transfer on an expedited timeline, typically 30 to 60 days. A temporary practice permit is often available while the full license processes. See our State Benefits guides for the specific process in your new state.
Does a military spouse have to file taxes in the new duty station state?
Under the Veterans Benefits and Transition Act (VBTA) of 2018, a military spouse can elect to use the same state of legal domicile as the servicemember for tax purposes, regardless of where the couple is stationed. This means a military spouse can maintain their home state tax domicile across every PCS move.
What federal hiring preference do military spouses receive?
Military spouses of active duty servicemembers are eligible for non-competitive appointment to federal civil service positions under Executive Order 13473. This means they can be hired without competing through the standard merit system, significantly speeding up the federal hiring process at any duty station.
Still have questions?
Connect with a verified military real estate agent who can answer your specific situation.