The PCS Home-Buying Timeline: Start 90 Days Out

If you've got orders to Fort Carson, Peterson Space Force Base, Schriever Space Force Base, or the Air Force Academy, here's the number that should change how you plan your move: homes under $450K in popular areas like Briargate are going under contract in as little as three weeks right now.

That's not a typo, and it's not scare-tactic marketing — it's peak PCS season (May through August) colliding with a Colorado Springs market that, while more balanced overall, is still plenty competitive in the price bands most military families are shopping. Families who wait until they've physically arrived to start looking are often walking in weeks behind buyers who started before they ever loaded a moving truck.

The good news: you don't have to be here to get ahead. Here's the timeline that works.

90 Days Out: Get Pre-Approved

The single biggest mistake PCSing buyers make is waiting to talk to a lender until they're already in town. Here's what most families don't realize — with valid orders, a lender can often qualify you using your gaining-station BAH (the housing allowance for the base you're moving to, not the one you're leaving). Depending on your rank and dependent status, that can materially change what you can actually afford here.

At 90 days out, get pre-approved and get a real number in hand. This is also the moment to have an honest conversation with your lender and agent about VA loan specifics — including the VA funding fee (2.15% for first-time, zero-down use by regular military; 2.4% for Reserve/Guard) — so there are no surprises later.

60 Days Out: Start Your Remote Search

With a pre-approval number locked in, this is when you start narrowing down where you actually want to live. You don't need to be in Colorado Springs to do this well — virtual tours, video walkthroughs, and a knowledgeable local agent who knows the school boundaries, commute times to your base, and which neighborhoods tend to have inventory in your price range can get you a real shortlist before you ever book a flight.

This is also the time to think through the practical stuff: Which base are you commuting to? Do you need Academy District 20 schools? Are you open to new construction versus an established neighborhood? Answering these now saves you from wasting your in-person trip on houses that were never going to work.

30 Days Out: The Fly-and-Buy Trip

This is where the remote groundwork pays off. Instead of touring 20 homes cold, you're touring a tight shortlist of 4-6 finalists your agent has already vetted against your criteria and budget. In a market where well-priced homes are moving in three weeks, this compressed, focused trip is often the difference between writing a winning offer and starting your search over from the rental market.

Report Date: Close and Move In

Ideally, you're closing before or right around your report date, which means no double-housing costs, no scrambling for temporary lodging, and no last-minute rental commitments you didn't want. This is the payoff for starting the process 90 days out instead of 30.

The Bottom Line

Peak PCS season doesn't have to mean a stressful scramble. With gaining-station BAH pre-approval, a focused remote search, and a well-planned fly-and-buy trip, you can walk into your new duty station with keys in hand instead of a hotel reservation.

Have orders to Fort Carson, Peterson, or Schriever? Reach out today and let's build your personalized 90-day timeline before your report date sneaks up on you.

Data referenced: 2026 BAH rates (effective January 1, 2026, up 5.4% year-over-year at Fort Carson); Colorado Springs days-on-market and inventory figures from recent 2026 market reports. Figures are general guidance — confirm your specific BAH rate and lender terms directly with your finance office and mortgage provider.