PCS Relocation
PCS Relocation Guide to
Hampton Roads
Everything you need to know about moving your family to Hampton Roads on military orders. From choosing the right city to closing on your new home, I have got you covered.
One Veteran Helping Another
I am Terry TreXler, a Marine Corps Veteran and second-generation real estate professional. I grew up in Hampton Roads, served my country, and now I serve my community by helping military families buy and sell homes. I have been doing this since 2002 with over 1,000 transactions completed.
I know what it is like to get orders. The timeline is tight, the pressure is real, and you need someone who moves at the speed of the mission. That is what I do. Whether you are buying sight-unseen from across the country or juggling a cross-country move with a deployment window, I have been in your boots and I will get the job done.
This guide covers everything you need to know about a PCS move to Hampton Roads. Bookmark it, share it with your sponsor, and when you are ready to make a move, call me. I have got you.
Major Installations in Hampton Roads
Hampton Roads is home to the largest concentration of military installations in the world. Here are the major bases you might be headed to.
Naval Station Norfolk
Norfolk, VA
The world's largest naval base. Home to the Atlantic Fleet with 75+ homeported ships and 50,000 active-duty personnel. Located in Norfolk near the Willoughby Spit area.
NAS Oceana
Virginia Beach, VA
The Navy's East Coast Master Jet Base. Home to F/A-18 Super Hornet squadrons and Carrier Air Wings. Located in central Virginia Beach with convenient access to the beach and shopping.
JEB Little Creek-Fort Story
Virginia Beach, VA
Joint Expeditionary Base supporting amphibious and expeditionary forces. Features 7.5 miles of beachfront training area and 24 homeported Navy vessels. Located in northern Virginia Beach near the Chesapeake Bay.
Joint Base Langley-Eustis
Hampton & Newport News, VA
Combines Langley AFB (F-22 Raptors, Air Combat Command HQ) and Fort Eustis (Army Transportation Corps). Located on the Peninsula side of Hampton Roads across the Hampton Roads Bridge-Tunnel.
Coast Guard Base Portsmouth
Portsmouth, VA
Major Coast Guard installation with a shipyard, training center, and base support. Located along the Elizabeth River in historic Portsmouth.
Naval Medical Center Portsmouth
Portsmouth, VA
Major military medical treatment facility serving the entire Hampton Roads region. Provides healthcare to active duty, retirees, and their families.
Which City Should You Live In?
Each city in Hampton Roads has its own personality, commute patterns, and housing market. Here is how to choose the right fit for your family.
Virginia Beach
The largest city in Virginia with a population over 450,000. Great schools, endless amenities, and 36 miles of Atlantic coastline. Popular for families stationed at NAS Oceana, JEB Little Creek, and Naval Station Norfolk (via the HRBT).
Norfolk
Home to Naval Station Norfolk and a vibrant downtown with restaurants, arts, and entertainment. Urban energy meets historic neighborhoods like Ghent and Larchmont. Ideal for those who want walkability and base proximity.
Chesapeake
The fastest-growing city in Hampton Roads. A great blend of suburban comfort, rural space, and new construction. Excellent schools and more home for your money. Popular with families stationed at Naval Station Norfolk and JEB Little Creek.
Hampton & Newport News
The Peninsula side of Hampton Roads. Home to Joint Base Langley-Eustis. A more affordable housing market with a lower cost of living. Rich in history and close to Williamsburg and the Historic Triangle.
Temporary Lodging Options
When you first arrive in Hampton Roads, you will need a place to land while you house-hunt. Several on-base and off-base options are available.
Navy Gateway Inns & Suites (NGIS)
Located at NSA Hampton Roads Northwest Annex in Chesapeake. Private rooms with kitchenettes. Call 757-394-9053 for reservations.
Navy Lodge Little Creek-Fort Story
Located at JEB Little Creek in Virginia Beach. Free Wi-Fi, complimentary breakfast, pet-friendly rooms. Call 757-464-6215.
Navy Lodge Norfolk (Camp Elmore)
Adjacent to Naval Station Norfolk. Convenient for those reporting to NS Norfolk or nearby commands.
Navy Lodge Oceana / Dam Neck
Located at NAS Oceana/Dam Neck Annex. Close to Virginia Beach attractions and the oceanfront.
Off-base extended-stay hotels are also plentiful throughout the region. Your TLA (Temporary Lodging Allowance) can help cover the cost while you search for your permanent home.
Pro Tip From a Marine
"I recommend coming out for a house-hunting trip before your PCS if you can. Use your permissive TDY or house-hunting leave. Even a long weekend lets you drive the neighborhoods, feel the commute, and meet me face to face. We can preview 10-15 homes in two days and have a contract before you fly back."
-- Terry TreXler
Need a Virtual Tour?
Can't get here before your move? I will video tour homes for you and send you everything you need to make a confident decision.
Schedule a Virtual TourUnderstanding BAH & Your Buying Power
Your Basic Allowance for Housing is a major factor in what you can afford. Here is how to make the most of it in Hampton Roads.
How BAH Works for Home Buying
Your BAH is based on your pay grade, dependency status, and duty station zip code. In Hampton Roads, BAH rates are set to cover the cost of a typical rental in the area. Many service members use their BAH to cover a mortgage payment instead. With a VA loan requiring zero down payment, your monthly payment can often be lower than renting -- putting BAH to work building your equity.
Hampton Roads Housing Market
Home prices in Hampton Roads range from around $250,000 for a townhome to $400,000-$500,000 for a single-family home in a good school district. With BAH for an E-5 with dependents typically covering $1,800-$2,400/month depending on the zip code, homeownership is very achievable. Let us run the numbers together so you know exactly what works for your budget.
VA Loan Benefits
Zero down payment, no PMI, competitive rates, and limited closing costs. The VA loan is the most powerful home buying tool for military families. You can use it multiple times as you PCS. VA loans also have flexible credit requirements and are assumable by future buyers -- a big advantage when you sell.
Documents Military Buyers Need
To get pre-approved, have these ready: Leave and Earnings Statement (LES), PCS orders, two years of tax returns and W-2s, two most recent bank statements, valid photo ID, and your Certificate of Eligibility (COE) for the VA loan. I can connect you with VA-experienced lenders who know how to handle PCS-related financing.
PCS Real Estate Timeline
When should you start house-hunting? Here is a realistic timeline for buying and selling during a PCS move.
Get Your Finances in Order
Contact me the day you get your orders -- even if you are months out. We will discuss your timeline, run your numbers, and start the pre-approval process. If you are selling your current home, I can refer you to a trusted agent at your current location or help you coordinate remotely. Check your credit and start gathering your VA loan documents.
Start House-Hunting Prep
Begin researching neighborhoods. Get pre-approved by a VA-experienced lender. Schedule your house-hunting trip and book temporary lodging. If you are selling, now is the time to list and price aggressively. I will send you neighborhood guides, listing alerts, and video tours to help you narrow your search.
Active House-Hunting
This is go-time. Schedule showings, make offers, and lock in your contract. A standard closing takes 30-45 days, so starting early gives you room to negotiate. We can write contingency offers that work around your PCS window. I coordinate everything with the lender, title company, and your chain of command if needed.
Closing & Move Prep
Finalize your loan, order the appraisal, and schedule closing. Coordinate your household goods shipment. I will be at the final walkthrough and closing with you (or on video if you are still at your previous duty station). Your keys in hand before the moving truck arrives is the goal.
Welcome to Hampton Roads
You made it. I will have a welcome packet waiting for you with local restaurant recommendations, the closest commissary and exchange, vet and doctor referrals, and my direct number for anything you need. Settle in, get the kids registered for school, and start enjoying life in Hampton Roads.
Selling & Buying at the Same Time
One of the hardest parts of a PCS move is coordinating the sale of your current home while buying your next one. Here is how I make it work for military families.
List First, Then Buy
If you own at your current duty station, we can list your home, get it under contract, and use that timeline to structure your offer on the new home. Contingency clauses protect you if your home has not sold yet.
Rent vs. Sell Decision
Keeping your previous home as a rental can be a great investment if the numbers work. I can help you evaluate the market and connect you with property management resources in the area you are leaving.
Remote Coordination
If you are already at your new duty station and need to sell the old home, I can connect you with a top agent there and stay involved to make sure nothing falls through the cracks. You have one point of contact for both transactions.
Staging a PCS Sale
When selling on a military timeline, pricing and presentation are everything. I will guide you on what to fix, what to stage, and how to price for a quick sale. Military families move fast, and your listing should be ready to move with you.
SCRA Protections
The Servicemembers Civil Relief Act (SCRA) provides important protections when you PCS. If you need to break a lease at your current location, SCRA allows you to do so without penalty. It also provides interest rate caps on pre-service debt and protections against default judgments. Keep your orders handy -- you will need them to invoke SCRA protections.
Tips for Finding Housing During a PCS Move
PCS house hunting is different from a normal home search. These tips will save you time, money, and stress.
Start Early
The moment you get orders, call me. Even if you are 6+ months out, we can start planning. The earlier we begin, the more options you have.
Buy Sight-Unseen Ready
Can't get here in person? I will video tour homes, walk neighborhoods, and give you the honest truth about every property. Many of my PCS clients close without ever seeing the home in person until move-in day.
Know the Commute
The Hampton Roads Bridge-Tunnel (HRBT) can add 30-60 minutes to your commute during peak hours. If you are stationed at Naval Station Norfolk but want to live in Virginia Beach, let us factor that into your search. Base access gates matter too.
Check School Zones
School quality varies by neighborhood. I know which schools are highly rated, which have military-friendly programs, and which zones feed into the best options for your kids. Virginia Beach and Chesapeake have some of the top public schools in the state.
Get Pre-Approved First
In a competitive market, pre-approval separates serious buyers from lookers. Sellers take you seriously, and you can make an offer the same day you see a home. I work with VA-experienced lenders who close on time -- every time.
Consider Rent-to-Own Strategy
If your timeline is extremely tight or you want to learn the area first, renting for a year can be smart. I will help you find a rental that positions you to buy in the neighborhood you really want once you know the lay of the land.
A Fellow Marine. A Hometown Expert. I Have Got You.
PCS moves are stressful enough. Your real estate should be the easy part. As a Marine Corps Veteran with 24+ years of experience and over 1,000 transactions in Hampton Roads, I know exactly how to get you into the right home on your timeline.
Call me, send a message, or book a video call. Talk soon.