PCS orders to Fort Sill with only 60 days to land housing can feel intense. You want a clear plan, predictable steps, and local guidance you can trust. This guide gives you a week‑by‑week path to secure a home in Geronimo and greater Comanche County, even if you have to shop from afar. You’ll learn how to budget with BAH, lock in VA financing, tour homes virtually, write a competitive offer, and line up lodging if timelines shift. Let’s dive in.
Your 60-day PCS plan
Days 60–31: Prep and preapproval
Start by setting your housing budget around your Basic Allowance for Housing. Verify your rate by pay grade and ZIP using the official BAH Rate Lookup. Build three scenarios: conservative, median, and maximum. Include mortgage, taxes, insurance, and any HOA fees.
Next, get fully preapproved for your VA loan. A strong preapproval with your Certificate of Eligibility (COE) helps your offer stand out. Review VA benefits and eligibility on the VA home loan benefits page and how to obtain your COE on how to apply. Allow 3 to 7 business days for preapproval, longer if entitlement details need verification.
Line up your agent and viewing plan. Ask for live video tours, 3D walkthroughs, and floor plans. Set weekly check-ins with your lender and agent. Share your target move date and any constraints around report dates, TDY, or school start times.
Days 30–15: Hunt and offers
Tour your top homes virtually or in person. During live video, ask the agent to zoom in on roof lines, ceilings, water heater labels, HVAC tags, and any areas showing moisture or settlement. Request seller disclosures and recent utility bills if available.
Prepare to move fast. Seller responses often come within 24 to 72 hours. Write offers with clear terms: earnest money, financing and inspection contingencies, and a possession timeline that fits your PCS window. If you cannot visit before contract, keep a strong inspection contingency and plan an in-person visit during the inspection window if possible.
Days 14–1: Finalize and pack
Once under contract, schedule your home inspection right away and plan for a 7 to 10 day inspection window. Use the report to separate safety or major system items from cosmetic issues. Remember, a VA appraisal is different from an inspection; learn the difference in this CFPB guide on inspection vs. appraisal.
Ask your lender to order the VA appraisal early. VA appraisals confirm value and check minimum property requirements. Review the basics of the appraisal process on the VA purchase loan page. If closing will happen after your arrival, reserve temporary lodging now.
Day 0 and after: Move and settle
Complete your final walkthrough, confirm keys and codes, and sign any remaining documents. Coordinate utility start dates and mail forwarding. Plan any post-move repairs noted during inspection. Keep all orders, receipts, and closing documents handy.
Budget with BAH and VA
Use BAH to frame your budget
BAH is designed to help cover housing costs when government quarters are not provided. It varies by pay grade, dependency status, and ZIP code. Verify your rate for the Lawton area using the DoD’s BAH Rate Lookup. Map out three budgets so you know your limits and trade-offs.
- Conservative: 50–65% of BAH toward housing to build savings.
- Median: 65–85% of BAH for broader options.
- Maximum: Up to 100% of BAH for space or features you value most.
Lock in VA financing early
VA loans often allow zero down for eligible borrowers and consider residual income. They also require a VA appraisal and may include a funding fee unless you are exempt. Review fees and closing costs on the VA funding fee and closing costs page and confirm your status with your lender.
Ask for a Loan Estimate right after preapproval so you can anticipate cash to close. The CFPB explains what to look for in a Loan Estimate. Keep two to three months of bank statements ready to speed up underwriting.
House-hunting in Geronimo
Virtual tours that work
Request live, date-stamped walkthroughs where you can direct the camera. Ask for close-ups of attic access, crawl spaces, plumbing under sinks, and exterior grading. Record with permission so you can review with your spouse or sponsor. Request documents up front, including disclosures and any recent inspection reports.
Local market timing
Near Fort Sill, supply and demand can shift quickly, especially during peak PCS months in summer. Expect quicker offer windows and competition for move-in ready homes close to primary commute routes. Lean on your agent for current days-on-market and pricing patterns in Geronimo and nearby towns.
Commute, schools, and utilities
- Commute: Confirm which Fort Sill gate you will use and test drive times with a mapping app for your schedule. Traffic patterns can change by time of day.
- Schools and childcare: Verify district boundaries, enrollment dates, and policies with the district. Capacity at daycares near installations can be tight.
- Rural services: Some Geronimo-area homes may have well and septic. Ask for service history and testing. Confirm utility providers for electric, gas, water, and internet. If telework matters, verify current internet speeds with the seller or listing agent.
- HOAs and covenants: Review fees and rules that affect parking, fencing, or exterior changes.
For on-post and off-post housing resources, check the Fort Sill Housing Services Office for guidance.
Offers, inspections, and VA appraisal
Build a strong offer
Lead with a full VA preapproval and a clean, clear offer. Match possession dates to your PCS arrival and HHG delivery window. Typical timelines include a 7 to 10 day inspection period, 21 to 30 days for financing, and a total close target of 30 to 45 days. In a fast market, prompt responses and well-marked deadlines help.
Inspection strategy
Order a general inspection and pest/termite inspection, which are common in Oklahoma. Consider HVAC evaluation, sewer scope, and well/septic tests if relevant. Prioritize safety and major systems during repair requests. Cosmetic items are usually secondary.
VA appraisal and MPRs
The VA appraisal is not a home inspection. It establishes value and checks minimum property requirements for safety and habitability. Learn the overview on the VA purchase loan page. If the appraiser calls out repairs, your agent can negotiate who completes them and when.
Temporary lodging and move logistics
Lodging options and entitlements
Reserve early during peak PCS months. On-post lodging and off-post hotels or extended-stay options can bridge gaps between arrival and closing. For CONUS moves, Temporary Lodging Expense may apply. Review the rules on DTMO’s Temporary Lodging Expense (TLE) page and confirm specifics with your unit or Transportation Office.
HHG, PPM, and vehicles
Coordinate Household Goods pickup and delivery windows early. If you plan a Personally Procured Move, confirm weight allowances and documentation with your Transportation Office. If shipping a vehicle, coordinate timeline and pickup with your carrier.
Paperwork and utilities
Keep orders, IDs, and receipts organized. If you will not attend closing in person, arrange a limited power of attorney ahead of time. Confirm utility start dates to ensure service at move-in. Ask the seller which providers they use and typical monthly costs.
Quick checklists
Before offers (Days 60–31)
- Verify BAH and set three budget tiers.
- Get full VA preapproval and confirm your COE.
- Choose an agent experienced with Fort Sill moves.
- Begin virtual tours and collect disclosures.
Offer stage (Days 30–15)
- Write offer with clear contingencies and possession date.
- Deposit earnest money per contract instructions.
- Schedule inspection immediately after acceptance.
Final 14 days
- Lender orders appraisal; you provide any final documents quickly.
- Book temporary lodging if needed; confirm HHG schedule.
- Set up utilities, insurance, and mail forwarding.
Move-in week
- Complete final walkthrough and confirm keys.
- Bring orders and IDs to closing or have POA in place.
- Schedule any priority repairs.
How we can help
A smooth PCS comes down to timing, communication, and trusted local support. Our team handles virtual showings, fast paperwork, and vendor coordination so you can focus on your move. We have deep experience with VA financing timelines, inspection negotiations, and possession planning aligned to PCS arrivals. If you need short-term rental options while you transition, our in-house property management arm, Maple Street Rentals, can help explore what is available.
Ready to build your 60-day plan for Geronimo and Fort Sill? Reach out to The Wright Team to start with a quick call and a custom home list.
FAQs
How do I buy before I arrive at Fort Sill?
- Get full VA preapproval, partner with a local agent for robust live video tours, include financing and inspection contingencies, and set realistic possession dates.
Will a VA loan slow my closing timeline?
- VA loans add an appraisal and minimum property requirements, so build extra time for scheduling and potential repairs; early lender engagement keeps things on track.
How much of my BAH should go to housing?
- It depends on your goals; many families target 65–85% for housing while keeping room for savings; verify your rate with the DoD’s BAH lookup and model three budgets.
What inspections are typical near Geronimo?
- A general home inspection and pest/termite are common; add HVAC, sewer scope, and well/septic tests as needed based on property type and age.
What if closing and arrival do not align?
- Use temporary lodging, adjust possession in your contract, or explore short-term rentals; confirm any TLE eligibility through DTMO and your unit’s Transportation Office.
