BLOGS
Smart Moves for Spring PCS Season
What Military Families Moving to Eglin & Hurlburt Need to Know Now
As we move into February, PCS season is right around the corner.
For military families, this time of year isn’t just winter wrapping up, it’s the beginning of transition planning, online home searches, lender conversations, and big life decisions.
For us at The Schultz Team, it’s go-time.
If you're PCSing to Eglin AFB or Hurlburt Field this year, here’s what matters most right now.
📦 Early PCS Orders: Why February Is Critical
Even before official orders arrive, many service members are already anticipating summer moves.
What we’re seeing right now:
Increased online home searches
Early VA loan pre-approval conversations
Sellers preparing homes near base earlier than usual
The families who win during PCS season are the ones who prepare early.
That means:
Getting pre-approved before orders drop
Understanding local market trends
Building a relocation strategy instead of reacting under pressure
We believe in being your pre-PCS strategy partner, not just your transaction coordinator.
🏡 Inventory Watch: What We’re Seeing Near Eglin & Hurlburt
Across military markets, including Destin, Niceville, Fort Walton Beach, and Navarre inventory remains tighter than historical averages.
What that means for you:
Well-priced homes near base move quickly
Clean, updated properties are competitive
Sellers are watching market shifts closely
For Buyers:
Preparation is power.
Get pre-approved early. Understand how your BAH aligns with today’s interest rates. Be ready when the right home hits the market.
For Sellers:
Pricing strategy matters more than ever.
The first two weeks on market are critical — especially during PCS season.
Clear communication builds trust — especially for first-time PCS buyers navigating tight timelines.
❤️ The Emotional Side of PCS
Behind every closing is more than a transaction.
It’s:
A spouse restarting a career
Children changing schools
A family rebuilding community
A service member focused on mission readiness
Military real estate isn’t just about contracts — it’s about providing stability during transition.
That’s why we focus on the details that reduce stress:
Area guides for newcomers
School information & zoning insights
Neighborhood video walkthroughs
Utility and service checklists
Clear timelines and communication
During PCS season, our role is simple: Be the calm in the chaos.
💰 VA Loan Conversations to Have Now
February is the perfect time to re-educate your family about your VA benefits.
Many service members don’t realize how powerful this benefit truly is.
Let’s talk about:
✔ Zero Down Payment
Preserve your cash during relocation.
✔ No PMI
Lower monthly payments compared to many conventional loans.
✔ Assumable VA Loan Opportunities
In certain markets, assumable loans can be powerful tools.
✔ Seller Concessions in a Shifting Market
In some situations, sellers are contributing toward closing costs again.
✔ Funding Fee Exemptions
Disabled veterans may qualify for funding fee exemptions — which can significantly impact upfront costs.
Understanding your options early gives you leverage later.
Final Word: PCS Season Starts Before Orders
PCS season doesn’t begin when orders arrive.
It starts when families begin thinking about “what’s next.”
February is your window to:
Build your game plan
Get pre-approved
Watch inventory strategically
Position your home correctly if selling
At The Schultz Team, we’re a military family ourselves. We understand the urgency, the stress, and the opportunity that PCS season brings.
Stay proactive.
Stay visible.
Stay mission-ready.
If you're PCSing to Eglin AFB or Hurlburt Field this year, let’s build your strategy now.
📞 850-461-3717
📧 Louann@TheSchultzTeam.com
🌐 TheSchultzTeam.com
The Schultz Team Has You Covered. 🇺🇸🏡
PROCESS
BUYER'S PROCESS
Finding and making an offer on the right house can be complicated….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.
BUYER’S 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 “good faith deposit” that you put down once your offer is accepted. This money is usually held by the Seller’s 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 “closing” 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 I’m 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 – Even in a seller’s market, if your home isn’t 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 it’s ready to show!
Secondly, you will need to make sure your home is very clean. If a home isn’t well kept, buyers can focus on the dirt and won’t 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 don’t use every day. Open and clean space help home’s 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!
