Getting PCS orders to Oahu is exciting, but it also means making one of the biggest financial decisions of your military career: should you buy a home, and can you do it before you even arrive? The answer is yes, and many service members do exactly that. Here's how to make it happen.

Why Buy Instead of Rent in Hawaii?

Hawaii's rental market is one of the most expensive in the country, and rents often rival mortgage payments. When you combine your Basic Allowance for Housing (BAH) with the benefits of a VA loan, buying can actually be the smarter financial move.

Here's why many military families choose to buy:

• Build equity instead of paying someone else's mortgage
• Lock in your housing costs rather than facing annual rent increases
• No down payment with a VA loan (for those with full entitlement)
• No private mortgage insurance (PMI)
• Potential rental income when you PCS to your next duty station

Can You Buy a Home Before You Arrive?

Absolutely. Many service members use VA pre-approval combined with virtual tours and a local real estate agent who can walk properties on their behalf. You do not need to wait until you arrive in Hawaii to start the process.

Your PCS orders serve as documentation of your intent to occupy the property as your primary residence, which is a VA loan requirement.

Step-by-Step: Buying a Home Before Your PCS

1. Get Pre-Approved for Your VA Loan Early

Start the pre-approval process as soon as you receive your orders. This gives you a clear picture of your budget and shows sellers you're a serious buyer. Make sure your lender understands Hawaii's market and VA loan specifics.

2. Connect with a Local Oahu Real Estate Agent

Working with an agent who knows the Oahu market is critical. They can tour properties on your behalf via video call, provide neighborhood insights, and guide you through the offer process. Look for someone experienced with military relocations and VA transactions.

3. Research Neighborhoods Based on Your Duty Station

Your commute matters. Here are some popular areas based on common Oahu duty stations:

• Schofield Barracks / Wheeler AAF: Mililani Town, Mililani Mauka, Wahiawa, Waipio
• Joint Base Pearl Harbor-Hickam: Ewa Beach, Kapolei, Aiea, Pearl City
• Marine Corps Base Hawaii (Kaneohe Bay): Kailua, Kaneohe, Ahuimanu
• Camp Smith: Aiea, Halawa, Salt Lake

4. Tour Homes Virtually

Your agent can do live video tours, send detailed photos, and provide comparable sales data. Many service members successfully purchase sight unseen by working closely with a trusted local agent. While you won't physically feel the neighborhood, your agent can describe traffic patterns, noise levels, and the overall vibe of the area.

5. Make an Offer and Open Escrow

Once you find the right home, your agent will help you craft a competitive offer. Hawaii's escrow process typically takes 45 days for financed purchases, which can often align with your PCS timeline if you start early.

6. Complete Inspections and Appraisal

Your agent can attend the home inspection on your behalf and send you the report. The VA appraisal ensures the property meets minimum requirements and is valued appropriately. If the property is a condo, make sure it's on the VA-approved condo list.

7. Close Remotely or Upon Arrival

Depending on your timeline, you may be able to close remotely using approved methods, or you may time your closing to coincide with your arrival on island. Coordinate with your escrow officer and lender to find the best approach.

Pros and Cons of Buying Before You Arrive

Pros

• You don't have to move twice (hotel to home)
• No scrambling to find a place within your first 60 days
• One less stressor during an already hectic PCS
• No temporary lodging headaches

Cons

• You may not collect TLA (Temporary Lodging Allowance) per diem
• Your household goods may not arrive right away, meaning an empty house initially
• You can't physically walk the neighborhood before committing

Using BAH to Your Advantage

BAH is designed to cover off-base housing costs, and in Hawaii, it's among the highest in the country. Many service members find that their BAH covers most or all of their mortgage payment when using a VA loan. This means you could be building equity for essentially the same cost as renting.

When you PCS away from Oahu, you can often convert your home into a rental property. Hawaii's strong rental demand means your property could generate income that covers the mortgage while you're stationed elsewhere.

Important VA Loan Tips for PCS Buyers

• Full entitlement means no loan limit: If you have full VA entitlement, there's no cap on how much you can borrow with zero down payment
• Condo approval matters: If you're buying a condo, make sure it's on the VA-approved list. Oahu has a good selection of approved condos
• BAH counts as income: Lenders can use your BAH when qualifying you for the loan
• PCS orders document occupancy: Your orders prove primary residence intent, which is required for VA loans
• Have an exit strategy: Consider the home's rental potential in case you need to keep it when you move to your next station

Ready to Start Your Home Search Before You Arrive?

If you're PCSing to Oahu, we specialize in helping military families find the right home, whether you're buying sight unseen or waiting until boots are on the ground. We know the neighborhoods near every base, understand VA loans inside and out, and have helped many military families make Oahu home.

Contact Kristy & Austin Nakamura to start your home search today. We'll set up virtual tours, walk you through the VA loan process, and make sure your transition to Hawaii is as smooth as possible.