PCS Moves and Your San Diego Home: FAQ

I just got orders to San Diego. What should I do first?

Talk to a lender who handles VA loans, and ask for a pre-approval and your Certificate of Eligibility at the same time. Neither step needs you to be in San Diego yet. If you’re on regular active duty, the VA can usually confirm eligibility from its own records, though in some cases you may be asked for a signed statement of service.

How should I pace the search against my report date?

Count backward from the report date on your orders. About two to three months out, pick a few areas and start touring homes, in person or by video. One to two months out is the usual window for offers, since an accepted offer typically takes about a month to close.

Can I pick a home before I arrive?

Yes. House-hunting trips are often short, so it helps to narrow the list from afar. Rudy can tour homes by video and send you details, so the trip goes to final choices instead of first looks. If you decide after you fly back, ask your lender which remaining steps can be done remotely.

What if my household goods don’t line up with closing day?

Your household goods dates and your closing date may not line up, so ask your transportation office about shipping dates early. Then plan where you’ll stay during any gap, such as temporary lodging or a short-term rental. Temporary Lodging Expense (TLE), for moves within the U.S., can cover lodging and meals for a limited number of days, and your orders and command set the details.

What is BAH in San Diego for 2026?

San Diego’s Basic Allowance for Housing falls under military housing area CA038, last updated January 1, 2026. The rate is the same whether you report to MCAS Miramar, Naval Base Coronado or Naval Base San Diego, and it changes with pay grade and dependency status. In the 2026 table this site’s calculator uses, monthly amounts run from $2,763 to $5,586. Check your own figure on the Defense Travel Management Office’s official rate lookup.

Will a lender count my BAH?

Lenders decide how to treat BAH, and they weigh it along with your income, credit, assets and the loan program. Think of BAH as a yardstick for a monthly budget, not an approval. The BAH Buying Power Calculator lets you try 80%, 100% or 125% of your allowance to see a price range.

Where are the main bases?

Naval Base San Diego sits on the bay beside National City. Coronado holds Naval Air Station North Island as well as Naval Amphibious Base Coronado, and Naval Base Point Loma sits on the Point Loma peninsula. MCAS Miramar is in the city’s north-central area near Interstate 805 and State Route 52, and Camp Pendleton stretches along Interstate 5 beside Oceanside in the county’s far north.

How do I compare commutes?

Drive the route at the hour you’d really drive it, because rush hour can double the time for the same miles. A quiet weekend drive tells you little about a weekday gate line. The Commute Check opens directions from any address to your base, and your command’s guidance covers gates, hours and access.

Should I rent first or buy right away?

It depends on your tour and how well you know the area. Renting for a while can make sense with a short tour, a follow-on assignment that might change, or a city that’s new to you. Buying sooner tends to fit a longer tour and a neighborhood you’ve already picked, and a VA loan with no down payment can mean less cash at the start. The Rent vs. Buy Calculator lets you test both paths with your own numbers.

Do I have to live in a home I buy with a VA loan?

Yes. The VA says you will live in the home you’re buying with the loan, and lenders check it. If your timing is unusual, such as a deployment soon after closing, tell your lender before you sign a contract.

Can I keep the house and rent it out when I PCS again?

Often, yes, once you’ve lived there as your home, and your lender can confirm the details for your loan. You can generally keep the VA loan, though its entitlement remains tied up until that loan is paid off. Budget for a property manager, landlord insurance, upkeep and empty months between tenants, and compare both paths with the keep-or-sell calculator.

Can I buy at my next duty station while I still own this home?

Sometimes. If enough entitlement remains, a new VA loan may work, and a down payment can cover a shortfall. To find what’s left, the VA takes 25% of the one-unit loan limit in the county where you’re buying and subtracts the entitlement already in use. Using the benefit again with under 5% down means a 3.3% funding fee, unless you’re exempt.

What happens to the home-sale tax exclusion if I rent the house out while stationed elsewhere?

The federal exclusion generally asks for 2 years of owning the home and 2 years of living in it as your main home, both within the 5 years before the sale. IRS Publication 523 lets members of the uniformed services on qualified official extended duty choose to suspend that 5-year period for up to 10 years. That duty generally means orders for more than 90 days, or an indefinite period, at a station at least 50 miles from the home or in government quarters under orders. A CPA can check how your own dates fit.