BLOGS
๐บ๐ธ PCS Guide to Eglin Air Force Base
What Military Families Actually Need to Know Before You Move
๐ด Welcome to the Emerald Coast
Getting orders to Eglin? Youโre coming to one of the most sought-after duty stationsโand for good reason.
But PCS moves can feel overwhelming:
Where should we live?
Whatโs the commute really like?
Should we rent first or buy?
This guide breaks it down in a way thatโs simple, honest, and helpful.
๐ก Best Places to Live Near Eglin AFB
๐ Niceville (Most Recommended for Military Families)
Commute: 10โ20 minutes
Why families love it:
Top-rated schools
Safe, quiet neighborhoods
Strong military community
๐ If you want easy mornings + strong resale value, this is it.
๐ Fort Walton Beach (Closest to Base)
Commute: 10โ20 minutes
Why people choose it:
Close to base
More affordable than Niceville
Beach access
๐ Best for short commute + flexibility
๐ฐ Crestview (Best for Budget & New Builds)
Commute: 30โ45 minutes
Why itโs popular:
Lower home prices
New construction
More space
๐ Best if you want more house for your money
๐๏ธ Destin (Lifestyle + Investment)
Commute: 25โ60+ minutes (traffic matters)
Why people love it:
Beach lifestyle
Vacation rental potential
Dining + activities
๐ Best for lifestyle + long-term investment
๐ Navarre (Quiet Coastal Living)
Commute: 20โ30 minutes
Why it stands out:
Less crowded than Destin
Great value near the beach
Relaxed lifestyle
๐ Best for peaceful coastal living
๐ Real Talk: Commute Times
Niceville: 10โ25 min
Fort Walton Beach: 15โ30 min
Crestview: 30โ50 min
Destin: 30โ75+ min (summer traffic is real)
๐ Pro tip: Always consider tourist season traffic before choosing where to live.
๐ฐ What Home Prices Look Like (2026)
Fort Walton Beach: Great mix of affordability + location (~$350Kโ$450K)
Niceville: Top choice for families (~$400Kโ$600K)
Navarre: Coastal value with space (~$375Kโ$450K)
Destin: Lifestyle + investment market (~$550K+)
Crestview: Most budget-friendly with newer homes (~$300Kโ$375K)
๐ Most PCS buyers land in the $350Kโ$500K range, depending on priorities.
๐ Homes can move quickly during PCS season, so timing and preparation matter.
๐บ๐ธ Military Home Buying Tips (This Matters)
โ๏ธ Use your VA loan (0% down)
โ๏ธ Ask about assumable loans (huge savings right now)
โ๏ธ Donโt skip virtual tours if youโre out of state
โ๏ธ Think long-term: Could this be a rental later?
โ๏ธ Work with someone who understands PCS timelines + pressure๐ PCS Timeline (Simple Breakdown)
60โ90 Days Out
Get pre-approved
Start learning areas
30โ60 Days Out
Begin home search
Narrow down neighborhoods
0โ30 Days
Make offers
Lock in housing
๐ The earlier you start, the smoother your move will be.
๐ก Renting vs Buying
Renting
โ๏ธ Flexible
โ๏ธ Less upfront cost
โ Rent prices can be highBuying
โ๏ธ Build equity
โ๏ธ Stable housing
โ๏ธ Can turn into rental later๐ Many military families here buy โ then rent when they PCS out
๐ด Things to Do Around Eglin
Beach days (Destin, Okaloosa Island, Navarre Beach)
Boating + fishing
Air Force Armament Museum
Local events, dining, and outdoor life
๐ It truly feels like living where people vacation
๐ Start Your Home Search
Ready to see whatโs available?
๐ TheSchultzTeam.com
๐ Final Thought
A PCS to Eglin can feel overwhelmingโbut it doesnโt have to be.
With the right plan and the right guidance,
๐ this can be one of the smoothest moves your family makes
PROCESS
BUYER'S PROCESS
Finding and making an offer on the right house can be complicatedโฆ.and it just gets more involved as you move through the inspection, appraisal, and financing phases of the purchase. I specialize in streamlining these processes to make your experience as smooth as possible.
BUYERโS FAQs
What do I need to do before I start looking for a home?
You will first need to contact a lender and obtain a financing pre-approval letter. This will help you know how much you can afford and will help us tailor our search in finding your next home! Additionally, many sellers require that a preapproval letter accompany the offer or be submitted quickly after the offer is accepted, so it makes sense to already have one ready!
What happens after my offer is accepted?
Acceptance of the offer is only the beginning! Once your offer is accepted by the seller, the home inspection, septic (if necessary) inspection, and appraisal will all take place. I will help you understand and negotiate through each step as you get closer to closing day.
What is Earnest Money?
Earnest money is a โgood faith depositโ that you put down once your offer is accepted. This money is usually held by the Sellerโs broker in a non-interest bearing escrow account. If you decide not to move forward with the purchase due to contingencies outlined in the contract, the seller will release the earnest money back to you. Both parties must agree to release the earnest money.
What are closing costs and who pays for them?
Closing costs are the fees and costs that are associated with finalizing or โclosingโ the sale of your property. Closing costs include (but are not limited to) the appraisal fee, lender fees (such as credit report fee, loan origination fee, flood certification fees, and underwriting fees), taxes, title fees, and insurance. This is another reason to talk to a lender prior to looking for a home. Your lender will be able to take all of these extra items into account when you are deciding how much you can spend. Some closing costs are paid by the seller and some are paid by the buyer. The contract will determine who pays for what costs. It is not uncommon for buyers to ask sellers to pay for a portion of the closing costs.
SELLER'S PROCESS
Selling your home can be a daunting task. Valuing your home, getting it ready to show, managing the showing process, and negotiating offers is time consuming and can be complicated. I take care of all aspects of helping you navigate the process successfully.
Listing & Marketing
As Iโm pricing and staging your home, I also develop a strategic marketing plan to target the right prospective buyers. Your home will have immediate interest and activity via inclusion in the multiple listing service (MLS) and on websites such as Zillow, Trulia, and Realtor.com. However, I take additional measures to make sure your listing gets highlighted to Realtors who have active buyers in your area. I have a very broad network and I send out targeted texts, emails, and/or phone calls in order to contact the right people with the right information. I work to create urgency and competition amongst qualified prospects so you can have the best chances at getting offers from qualified and competitive buyers.
Analyzing & Negotiating
Once you have started fielding offers, I diligently review them and help you analyze and understand the key terms. I carefully work with you to formulate a well-supported counter offer so that your price and terms are the very best possible.
Closing
I understand the stress and logistics of selling your home. My goal is to help you coordinate all the pieces of the closing and follow through on them so your process can be as stress free as possible. I work diligently with lenders and other vendors to help you close seamlessly and on time.
SELLER'S FAQs
What is the most important factor in selling?
Optimized pricing โ Even in a sellerโs market, if your home isnโt priced correctly, it will likely sit on the market. Homes that sit on the market for an extended time tend to lose momentum. I will provide you the tools and advice to prevent this from happening.
How do I value my home?
Recent comparable transactions is the primary item. I will gather and analyze the data to help you optimize the list price of your home. Two of the most important factors in selling your home are price and condition. I understand how to properly value your home and can price your home based on the market, your needs, and timeline. I will also advise you on how to stage your home to maximize appeal.
What do I need to do before I put my house on the market?
The first step that everyone needs to do is to declutter. Even the neatest of homes has the occasional closet or corner that could use a little organization. Buyers will be looking at every corner of your home, so make sure itโs ready to show!
Secondly, you will need to make sure your home is very clean. If a home isnโt well kept, buyers can focus on the dirt and wonโt see the other features.
Finally, stage your home to sell. I am experts at this and would love to help you! Sometimes furniture rearrangements and accessorizing with item such as good lighting can do wonders to homes attractiveness. Remove excess personal photos and personal items, streamline countertops, and remove items that you donโt use every day. Open and clean space help homeโs appeal to buyers.
Raving Fans
Bottom Line:
We are going to get the job done properly for you and not let you down. Period.
There is no risk and no obligations, just expert and friendly advice!
