MILITARY RELOCATION TO LAS VEGAS
PCSing to Southern Nevada?
Military relocation comes with a different kind of timeline.
Sometimes you have months to prepare.
Sometimes orders arrive and suddenly you’re coordinating:
HOUSING
MOVERS
HOUSEHOLD GOODS
SCHOOLS
VEHICLES
FINANCING
BASE REPORTING
SPOUSE EMPLOYMENT
PETS
TEMPORARY LODGING
A NEW COMMUTE
and:
AN ENTIRE FAMILY MOVE
all at the same time.
If you’re receiving orders to Southern Nevada, whether you’re headed to:
NELLIS AIR FORCE BASE
or:
CREECH AIR FORCE BASE,
my goal is to help make the housing and real-estate side of your relocation clearer, calmer and more organized.
YOU DON’T HAVE TO KNOW LAS VEGAS BEFORE YOU GET HERE.
Maybe you’ve never been to Southern Nevada.
Maybe the only Las Vegas you’ve seen is the Strip.
Maybe you’re currently stationed:
Across the country.
Overseas.
In California.
Hawaii.
Texas.
Florida.
Europe.
Japan.
Korea.
or somewhere else entirely.
That’s okay.
We can start before you arrive.
I’M A MILITARY RELOCATION PROFESSIONAL — MRP™
I hold the:
MILITARY RELOCATION PROFESSIONAL (MRP™) CERTIFICATION
through the National Association of REALTORS®.
The MRP certification is specifically designed for real-estate professionals who work with:
CURRENT SERVICE MEMBERS
FORMER SERVICE MEMBERS
VETERANS
and:
MILITARY FAMILIES.
The certification includes education on the military relocation process, housing choices, rent-vs.-buy decisions, locating suitable housing and the fundamentals of VA financing.
For me, MRP is more than another set of letters after my name.
It means I made the decision to receive additional training so I can better understand the circumstances military households may face when relocating.
MILITARY MOVES ARE DIFFERENT.
A civilian buyer may say:
“We’d like to move sometime this summer.”
A military household may be working around:
PCS orders.
Report-no-later-than dates.
Household-goods delivery.
Temporary lodging.
Leave schedules.
Deployments.
Training.
A spouse who hasn’t arrived yet.
Children finishing a school term.
A property at the previous duty station.
VA financing.
An unknown future PCS.
That changes how I approach your home search.
MY APPROACH:
PEACEFUL, BUT AMBITIOUS.
PEACEFUL
We get organized before you arrive.
We discuss what matters.
We understand the numbers.
We compare areas.
We don’t create unnecessary pressure.
AMBITIOUS
When the timeline is tight, we move decisively.
We research.
We tour.
We communicate.
We negotiate.
We watch deadlines.
We coordinate the transaction.
Calm does not mean slow.
It means prepared.
MILITARY INSTALLATIONS IN THE LAS VEGAS AREA
The two installations most relocation clients will encounter in Southern Nevada are:
NELLIS AIR FORCE BASE
and:
CREECH AIR FORCE BASE.
Although they’re both in Southern Nevada, housing and commute considerations can be very different.
NELLIS AIR FORCE BASE
Nellis sits on the northeastern side of the Las Vegas Valley.
If you’re assigned to Nellis, potential housing options may exist throughout:
NORTH LAS VEGAS
NORTHEAST LAS VEGAS
NORTHWEST LAS VEGAS
CENTRAL LAS VEGAS
and other portions of the valley depending on the commute you’re comfortable with.
Nellis also has installation housing resources, and the Nellis Housing Management Office currently assists members with housing options and local housing information.
CREECH AIR FORCE BASE
Creech is a very different housing situation.
Creech AFB is located northwest of the Las Vegas Valley near Indian Springs.
Importantly:
CREECH DOES NOT HAVE FAMILY GOVERNMENT HOUSING ON THE INSTALLATION.
Military OneSource currently states that Creech does not have base housing, and many personnel assigned there choose to live in Northwest Las Vegas.
A 2025 Air Force environmental assessment also notes that Creech personnel often live in the populated areas of Clark County and that Nellis is approximately 50 miles southeast of Creech.
IF YOU’RE ASSIGNED TO CREECH…
COMMUTE SHOULD BE ONE OF YOUR FIRST HOUSING QUESTIONS.
Not:
“What’s the prettiest neighborhood?”
Not:
“Where does everybody tell me to live?”
First:
“WHAT COMMUTE AM I WILLING TO MAKE?”
Military OneSource currently identifies several Northwest Las Vegas ZIP codes commonly used by Creech personnel, including areas within 89143, 89166, 89131, 89085 and 89084, and notes that some personnel use Creech’s Mass Transportation Benefit Program.
That doesn’t mean those ZIP codes are automatically right for you.
It means commute deserves serious consideration.
DON’T PICK YOUR HOUSE BEFORE YOU UNDERSTAND YOUR DUTY-STATION COMMUTE.
Southern Nevada can look small on a map.
But your daily experience can depend heavily on:
Shift time.
Gate traffic.
Highway access.
Construction.
Where in the community you live.
Your actual duty location.
GOOD ENERGY PCS TIP
If possible:
TEST THE COMMUTE AT THE TIME YOU WOULD ACTUALLY MAKE IT.
A drive at:
1 PM SATURDAY
doesn’t necessarily tell you what:
5:30 AM MONDAY
will feel like.
THERE IS NO “MILITARY NEIGHBORHOOD.”
I don’t believe in telling military families:
“All military people should live here.”
That isn’t useful representation.
Instead, I help you compare objective factors such as:
COMMUTE
PRICE
HOME SIZE
PROPERTY AGE
NEW CONSTRUCTION
HOA
LOT SIZE
AIRPORT ACCESS
FAMILY NEEDS
AMENITIES
FUTURE MARKETABILITY
YOUR EXPECTED TIME IN THE AREA.
You choose where your life fits.
SHOULD YOU LIVE ON BASE OR OFF BASE?
This is a personal decision.
Depending on installation eligibility and availability, some households may consider:
INSTALLATION HOUSING
while others choose:
RENTING OFF BASE
or:
BUYING OFF BASE.
ON-BASE HOUSING MAY APPEAL IF:
You value proximity to the installation.
You want a military-community environment.
Availability works with your timeline.
The housing fits your family.
OFF-BASE HOUSING MAY APPEAL IF:
You want more control over location.
You want a particular home type.
You want to purchase.
You want access to other parts of the valley.
You prefer civilian neighborhoods.
You want more housing choices.
There is no universally correct answer.
SHOULD I BUY OR RENT DURING A PCS?
This is one of the most important conversations we should have.
And I will not automatically tell you:
“BUY.”
Buying can be a good strategy.
But military households have another variable:
YOUR NEXT SET OF ORDERS.
BUYING MAY MAKE SENSE IF:
You reasonably expect to remain in Southern Nevada long enough.
Your payment is comfortable.
You have adequate reserves.
You want ownership.
The home fits your needs.
You’re prepared for maintenance.
The property also makes sense if your plans change.
RENTING MAY MAKE SENSE IF:
Your assignment may be short.
Your future location is uncertain.
You haven’t learned the valley yet.
You need maximum flexibility.
You’re not financially ready.
Buying would stretch your budget.
Buying a house just because you’re eligible for a VA loan is not automatically the right decision.
➡️ [ BUYING VS. RENTING WHEN RELOCATING → ]
THINK ABOUT THE EXIT BEFORE THE ENTRANCE.
For military buyers, I want to ask:
“WHAT HAPPENS IF YOU GET ORDERS AGAIN?”
Maybe you buy today.
Two or three years later:
You PCS.
Then what?
Possible options may include:
Selling.
Keeping the property.
Renting it, when appropriate.
Other strategies depending on your mortgage, HOA, finances and circumstances.
THAT MEANS WE SHOULD CONSIDER FUTURE MARKETABILITY NOW.
When evaluating a home, I may also think about:
Location.
Functional floorplan.
Condition.
Lot.
HOA restrictions.
Potential rental restrictions.
Common buyer preferences.
Resale competition.
Future housing supply.
You’re buying for today.
But your military career may require flexibility tomorrow.
GOOD ENERGY MILITARY RULE
BUY WITH YOUR NEXT PCS IN THE BACK OF YOUR MIND.
That doesn’t mean being afraid to buy.
It means making a more informed decision.
USING YOUR BAH TO THINK ABOUT HOUSING
Active-duty service members may naturally use their:
BASIC ALLOWANCE FOR HOUSING — BAH
as a reference when establishing a housing budget.
That’s useful.
But:
YOUR BAH IS NOT AUTOMATICALLY YOUR IDEAL MORTGAGE PAYMENT.
Homeownership can include:
Principal.
Interest.
Property taxes.
Homeowners insurance.
HOA dues.
Utilities.
Maintenance.
Repairs.
Pool costs.
Other ownership expenses.
EXAMPLE
Suppose your BAH is:
$2,800 PER MONTH.
That does not necessarily mean:
“I SHOULD HAVE A $2,800 MORTGAGE.”
Your total financial picture matters.
Your lender determines what you qualify for.
You determine what feels comfortable.
➡️ [ HOW MUCH CAN I AFFORD? → ]
USING A VA HOME LOAN?
Many military households relocating to Southern Nevada may qualify to use:
VA HOME-LOAN FINANCING.
VA-backed purchase loans can offer eligible borrowers significant benefits, including the possibility of no down payment when the purchase price does not exceed the appraised value, and they do not require monthly mortgage insurance in the same way many other low-down-payment loans do. VA financing can also be used for certain single-family homes, qualifying condos, properties of up to four units, manufactured homes and new construction, subject to program requirements.
IMPORTANT:
VA ELIGIBILITY ≠ AUTOMATIC LOAN APPROVAL.
The VA requires an eligible Certificate of Eligibility, but your lender still evaluates:
Income.
Credit.
Debt.
Assets.
Property.
Other underwriting requirements.
VA LOAN ≠ ZERO CASH NEEDED.
This is one of the biggest misconceptions.
Even when a qualifying VA borrower uses:
0% DOWN,
there may still be costs involving:
Inspection.
Appraisal.
Prepaid taxes.
Insurance.
Closing costs.
Earnest money.
Moving.
Other expenses.
The VA currently allows only the VA funding fee to be financed into the purchase loan; other closing costs generally must be handled at closing through the buyer’s funds, permitted credits or other allowable sources.
THE VA FUNDING FEE
Many VA borrowers pay a one-time:
VA FUNDING FEE.
The amount depends on factors such as:
First or subsequent use.
Down payment.
Loan type.
Certain borrowers are exempt, including some veterans receiving qualifying service-connected disability compensation.
Your lender should verify:
Your eligibility.
Your exemption status.
Your exact funding fee.
VA APPRAISAL VS. HOME INSPECTION
Please understand this before buying.
THEY ARE NOT THE SAME THING.
The VA itself strongly recommends obtaining a home inspection.
A VA-approved appraiser provides an opinion of value and reviews the property against applicable VA Minimum Property Requirements.
The appraisal is:
NOT YOUR HOME INSPECTION.
AND VA PROPERTY REQUIREMENTS CHANGED IN 2026.
The VA updated its Minimum Property Requirements effective in 2026, with the goal of reducing outdated requirements and appraisal delays while maintaining property standards.
That is another reason to rely on current guidance rather than old internet posts about:
“VA won’t allow this.”
or:
“VA always requires that.”
Rules evolve.
WHAT IF THE VA APPRAISAL COMES IN LOW?
Suppose you offer:
$500,000
and the VA appraisal supports:
$485,000.
The VA identifies potential options including:
Requesting a Reconsideration of Value.
Renegotiating the purchase price.
Or choosing to pay the difference with additional funds.
Your specific contract rights and financing matter.
Do not panic.
We analyze first.
SELLER CREDITS CAN MATTER FOR VA BUYERS.
Depending on the transaction, we may negotiate:
Closing-cost assistance.
Rate buydowns.
Other permitted terms.
The VA currently does not impose a specific percentage limit on ordinary closing-cost credits, although seller concessions as defined by VA rules are generally limited to 4% of the property’s reasonable value.
That’s an important distinction for your lender and Realtor to evaluate together.
CAN VA BUYERS USE NEVADA ASSISTANCE PROGRAMS?
Potentially.
Nevada Housing Division programs may be available to qualifying VA borrowers depending on the current program, income, occupation and other requirements.
That can be useful even for someone with a:
ZERO-DOWN VA LOAN,
because preserving cash for:
Moving.
Emergency reserves.
Closing expenses.
Furniture.
Future repairs.
can still matter.
➡️ [ DOWN PAYMENT ASSISTANCE → ]
NEW CONSTRUCTION + MILITARY RELOCATION
Southern Nevada has substantial new construction.
Military buyers may find options throughout:
North Las Vegas.
Northwest Las Vegas.
Las Vegas.
Henderson.
Southwest Las Vegas.
Master-planned communities across the valley.
NEW CONSTRUCTION MAY APPEAL IF YOU WANT:
New HVAC.
Modern layouts.
Energy efficiency.
Builder warranties.
Lower immediate renovation needs.
Potential financing incentives.
Quick move-in inventory.
BUT MILITARY BUYERS HAVE TO WATCH THE TIMELINE.
Suppose you report to Nellis:
NOVEMBER 1.
You find the perfect home…
but the builder estimates completion:
NEXT MAY.
That may not solve your current housing problem.
THE RIGHT HOME WITH THE WRONG TIMELINE IS STILL THE WRONG PLAN.
QUICK MOVE-IN HOMES
For PCS buyers, quick move-in homes can be especially useful.
They may already be:
Under construction.
Nearly finished.
Completed.
That can create more predictable timing than starting a build from the beginning.
➡️ [ QUICK MOVE-IN HOMES → ]
CONTACT ME BEFORE VISITING MODEL HOMES.
This matters.
Builder policies vary.
Some builders require your Realtor to be documented or registered during your initial interaction or first visit under their particular buyer-agent policy.
CALL ME BEFORE YOUR FIRST MODEL-HOME VISIT.
Not after you’ve toured 12 communities.
I can help organize the route and compare:
Builders.
Homes.
Lots.
Incentives.
Financing.
Timelines.
DON’T BUY AN INCENTIVE.
Military buyers may encounter advertising such as:
SPECIAL VA RATE
CLOSING-COST CREDIT
MILITARY INCENTIVE
RATE BUYDOWN
BUILDER CREDIT.
Those can be valuable.
But:
THE BIGGEST INCENTIVE DOES NOT AUTOMATICALLY CREATE THE BEST DEAL.
Compare:
Purchase price.
Rate.
APR.
Points.
Closing costs.
Monthly payment.
Cash to close.
Home.
Homesite.
Commute.
Long-term fit.
➡️ [ BUILDER INCENTIVES → ]
BUYING WHILE YOU’RE STILL AT YOUR CURRENT DUTY STATION?
That’s completely possible in many circumstances.
Military relocation often means the home search begins before you physically arrive.
I can help with:
VIRTUAL BUYER CONSULTATIONS
LIVE VIDEO TOURS
DETAILED PROPERTY WALKTHROUGHS
COMMUNITY RESEARCH
COMMUTE COMPARISONS
NEW-CONSTRUCTION TOURS
INSPECTION COORDINATION
BUILDER COMMUNICATION
DIGITAL DOCUMENTS
TRANSACTION UPDATES.
WHEN I’M YOUR EYES IN LAS VEGAS…
I’m not interested in sending you only:
“LOOK AT THIS BEAUTIFUL KITCHEN.”
If you’re hundreds or thousands of miles away, you need context.
I want you to see:
The street.
The neighboring homes.
The lot.
Exterior.
Floorplan.
Storage.
Backyard.
Views.
Visible condition.
Traffic surroundings.
Things I like.
Things that concern me.
You should feel as close as possible to actually walking the property yourself.
WHAT IF ONLY ONE SPOUSE CAN COME TO LAS VEGAS?
That’s common during relocation.
Maybe:
The service member arrives first.
The spouse stays behind temporarily.
Children need to finish school.
One spouse is overseas.
Household goods haven’t arrived.
We can build the process around your actual situation.
That may include:
Joint virtual consultations.
Recorded property tours.
Live video calls.
Electronic documentation.
Flexible scheduling.
A military move doesn’t have to look like a traditional local home purchase.
TEMPORARY LODGING
Temporary lodging is another important PCS consideration.
Nellis currently has temporary lodging facilities and its Lodging Office operates 24/7.
Creech itself does not have temporary lodging. Military OneSource currently directs authorized Creech personnel to Nellis lodging, subject to availability and eligibility.
If you know your arrival date, investigate temporary lodging early.
Do not assume you’ll figure it out after landing.
CREECH SPECIFICALLY REQUIRES MORE LOGISTICAL PLANNING.
Creech has:
No family government housing.
No temporary lodging.
A significant distance from much of the Las Vegas Valley.
That makes:
WHERE YOU LIVE
HOW YOU COMMUTE
WHAT TIME YOU WORK
especially important.
HOUSEHOLD GOODS
Your installation transportation office should be your primary source for your military moving entitlements and household-goods shipment.
Military OneSource maintains household-goods guidance for both Nellis and Creech, and directs military families to official PCS moving resources.
Military OneSource also provides:
PLAN MY MOVE,
a customizable PCS checklist that can be saved, downloaded and printed.
Use those official resources alongside your real-estate plan.
MILITARY & FAMILY READINESS RESOURCES
You’re not expected to coordinate every part of the PCS through your Realtor.
Your installation has military-specific resources too.
Creech’s Military & Family Readiness Center currently provides relocation assistance, including:
PCS planning.
Pre-arrival orientation.
Local-area information.
Personal financial guidance.
Newcomer resources.
Family services.
Use your military resources.
I’ll handle the real-estate side.
PCS WITH CHILDREN?
If you’re relocating with children, think beyond the house.
Consider:
School transition.
Childcare.
Activities.
Healthcare.
Commute.
Support network.
Your report date.
When the rest of the family arrives.
Clark County public schools are generally served by the:
CLARK COUNTY SCHOOL DISTRICT — CCSD.
Attendance boundaries can change, so school assignment should always be verified through official CCSD resources using the specific property address.
I WON’T TELL YOU:
“THIS IS THE BEST SCHOOL DISTRICT.”
or:
“MILITARY FAMILIES SHOULD LIVE HERE.”
Instead, I can help you obtain objective information and direct you to official school-zone resources.
You make the decision that’s right for your family.
EXCEPTIONAL FAMILY MEMBER PROGRAM — EFMP
If someone in your household participates in EFMP, access to:
Healthcare.
Specialists.
Educational resources.
Support services.
may need to become a bigger part of your housing decision.
Military OneSource provides installation-specific EFMP and healthcare resources for Creech and other installations.
Tell me what geographic considerations matter.
You don’t need to disclose private medical details to me for us to take location seriously.
SPOUSE EMPLOYMENT
A PCS affects the whole household.
If a spouse works in a licensed profession, relocation may involve:
Professional licensing.
Certification transfers.
New employment.
Remote-work approval.
Military OneSource notes that eligible spouses may potentially receive reimbursement of up to $1,000 for certain relicensure or certification costs resulting from a PCS, depending on service-branch rules.
Check the current rules for your branch and profession.
VEHICLES + NEVADA MILITARY RESIDENCY
Military households have special Nevada DMV rules.
If you’re an out-of-state resident on active duty stationed in Nevada, Nevada currently does not generally require you, your spouse or qualifying dependents to obtain a Nevada driver’s license simply because you’re temporarily stationed here.
Likewise, qualifying out-of-state active-duty members may generally keep their home-state vehicle registration rather than register in Nevada.
IF YOU CHOOSE NEVADA REGISTRATION…
Qualifying nonresident service members and spouses may be eligible for certain Nevada Governmental Services Tax exemptions using applicable military forms and documentation.
Rules depend on:
Legal residency.
Vehicle ownership.
LES.
Spouse status.
Other circumstances.
Verify directly with Nevada DMV before making residency or registration decisions.
WHAT IF YOU’RE BRINGING A VEHICLE BACK FROM OVERSEAS?
Nevada DMV has specific rules for overseas military vehicles.
Vehicles purchased through the Armed Forces system and built to U.S. standards may use military documentation for certain title and registration requirements.
“Gray market” vehicles not built to U.S. standards may require federal DOT and EPA clearances.
Investigate this before your vehicle reaches Nevada.
PETS + DESERT LIFE
If you’re relocating with pets, Southern Nevada introduces some new considerations:
EXTREME SUMMER HEAT
HOT PAVEMENT
HOT ARTIFICIAL TURF
COYOTES NEAR DESERT EDGES
POOL SAFETY
SHADE
HOA PET RULES.
Summer walking schedules may look very different than at your previous installation.
THE DESERT CLIMATE
If you’re coming from:
Hawaii.
Germany.
England.
Washington.
Coastal California.
Korea.
Japan.
or another milder climate…
Las Vegas can be a major adjustment.
Expect:
VERY HOT SUMMERS
EXTREMELY DRY AIR
MILD WEATHER FOR MUCH OF THE YEAR
COOL WINTER NIGHTS
LARGE TEMPERATURE SWINGS.
FOR HOME BUYERS:
HVAC MATTERS.
When we inspect a resale home, I pay attention to:
Air-conditioning age.
Condition.
Number of units.
Cooling performance.
Maintenance.
Potential replacement cost.
In Las Vegas, air conditioning isn’t a luxury.
It is critical home infrastructure.
WHAT AREAS SHOULD I EXPLORE?
This depends on your duty station and lifestyle.
Rather than ranking neighborhoods, I suggest comparing the valley by:
COMMUTE
HOME PRICE
HOME AGE
PROPERTY TYPE
HOA
NEW CONSTRUCTION
AMENITIES
AIRPORT ACCESS
FUTURE PLANS.
IF ASSIGNED TO NELLIS
Areas that may be worth researching depending on your needs can include portions of:
NORTH LAS VEGAS
NORTHWEST LAS VEGAS
NORTHEAST LAS VEGAS
CENTRAL LAS VEGAS
and beyond.
IF ASSIGNED TO CREECH
Commute often pushes the conversation farther toward:
NORTHWEST LAS VEGAS
NORTH LAS VEGAS
NORTHERN PORTIONS OF THE VALLEY
or:
INDIAN SPRINGS,
depending on your housing preferences and comfort with available amenities.
Again:
THERE IS NO UNIVERSALLY “RIGHT” MILITARY AREA.
WHAT ABOUT HENDERSON?
Some military buyers may still choose Henderson.
Maybe:
Your spouse works there.
Family lives there.
You prefer the housing.
Your priorities outweigh commute.
That’s your decision.
My job is to make sure you understand the tradeoff.
A home can be beautiful and still create a commute you eventually hate.
HOW LONG DO YOU EXPECT TO BE HERE?
Nobody can guarantee future orders.
But your expected timeline still matters.
Ask:
Is this potentially a 2-year home?
4-year home?
Retirement destination?
Possible long-term investment after PCS?
That changes what we prioritize.
THINKING ABOUT RETIREMENT OR SEPARATION?
Maybe Southern Nevada isn’t just your next duty station.
Maybe it’s where you’re considering staying.
That changes the conversation again.
We can think more about:
Long-term location.
Retirement income.
Home accessibility.
Veteran benefits.
Healthcare.
Future employment.
Long-term housing cost.
Family.
VETERAN BUYERS DON’T NEED PCS ORDERS TO WORK WITH ME.
If you’ve already separated or retired and you’re moving to Las Vegas, I can still help.
Your relocation may involve:
Using VA eligibility.
Selling another home.
Retiring in Nevada.
Moving closer to family.
Buying your first home.
Buying again.
Downsizing.
New construction.
A MILITARY RELOCATION CONSULTATION WITH ME
Before we search, I want to understand:
DUTY STATION
REPORT DATE
CURRENT LOCATION
WHO IS MOVING
WHETHER YOU OWN A HOME NOW
BUY OR RENT
VA FINANCING
BUDGET
BAH
COMMUTE
FAMILY NEEDS
PETS
NEW CONSTRUCTION INTEREST
EXPECTED TIME IN NEVADA
WHETHER YOU CAN VISIT BEFORE THE MOVE.
Then we build the strategy.
YOUR MILITARY RELOCATION ROADMAP
01 — ORDERS
Understand destination and timing.
↓
02 — MILITARY RESOURCES
Use your installation PCS, transportation and relocation resources.
↓
03 — HOUSING CONSULTATION
Talk with me about the Southern Nevada side of the move.
↓
04 — BUY OR RENT?
Decide what makes sense for this assignment.
↓
05 — FINANCING
If purchasing, speak with an experienced lender and investigate VA or other financing options.
↓
06 — COMPARE AREAS
Commute.
Home.
Budget.
Lifestyle.
↓
07 — TOUR
In person or remotely.
↓
08 — OFFER + NEGOTIATION
↓
09 — INSPECTION + APPRAISAL + UNDERWRITING
↓
10 — PCS + CLOSING
↓
🔑 WELCOME TO SOUTHERN NEVADA.
MILITARY PCS CHECKLIST
AS SOON AS YOU RECEIVE ORDERS
☐ Review PCS orders
☐ Contact installation relocation resources
☐ Use Plan My Move
☐ Review household-goods entitlement
☐ Determine report date
☐ Determine family travel plan
☐ Decide what to do with current housing
☐ Begin researching Southern Nevada
60–120 DAYS BEFORE MOVING
☐ Decide whether buying or renting makes sense
☐ Speak with VA-experienced lender if purchasing
☐ Obtain/review COE if using VA
☐ Establish comfortable housing budget
☐ Compare Nellis vs. Creech commute needs
☐ Begin home/community research
☐ Arrange household goods
☐ Research temporary lodging
☐ Review childcare/school transition
☐ Review vehicle situation
30–60 DAYS BEFORE
☐ Begin active home search if purchasing
☐ Schedule virtual/in-person tours
☐ Get insurance estimates
☐ Confirm travel
☐ Confirm household-goods timeline
☐ Arrange pet transportation
☐ Confirm temporary lodging if needed
☐ Collect mortgage documentation
IF UNDER CONTRACT
☐ Inspection
☐ Review property condition
☐ VA appraisal if applicable
☐ Insurance
☐ HOA review
☐ Review solar if applicable
☐ Review property taxes
☐ Review total monthly expense
☐ Maintain lender communication
☐ Avoid new debt before closing
☐ Final walkthrough
AFTER ARRIVAL
☐ Report as required
☐ Complete newcomer requirements
☐ Receive household goods
☐ Establish utilities
☐ Handle DMV matters according to legal residency
☐ Establish healthcare
☐ Verify school/childcare
☐ Learn commute
☐ Learn community
☐ Unpack
☐ Welcome home
THE BIGGEST MILITARY RELOCATION MISTAKES I WANT YOU TO AVOID
1. WAITING UNTIL YOU ARRIVE TO START HOUSING RESEARCH
We can start remotely.
2. BUYING ONLY BECAUSE VA OFFERS ZERO DOWN
Eligibility doesn’t automatically make buying the right decision.
3. USING BAH AS YOUR AUTOMATIC MAXIMUM PAYMENT
Look at the complete budget.
4. PICKING A NEIGHBORHOOD BEFORE TESTING THE COMMUTE
Especially for Creech.
5. THINKING ONLY ABOUT THIS PCS
Consider your potential next move too.
6. ASSUMING A VA APPRAISAL IS A HOME INSPECTION
It isn’t.
7. WALKING INTO NEW CONSTRUCTION BEFORE CONTACTING YOUR REALTOR
Builder registration policies can affect representation.
8. SPENDING ALL YOUR CASH JUST TO CLOSE
Keep reserves.
9. TRUSTING OLD INTERNET INFORMATION ABOUT VA RULES
Requirements change. The VA revised Minimum Property Requirements as recently as 2026.
10. TRYING TO HANDLE EVERY PART OF THE PCS ALONE
Use:
Your installation.
Military OneSource.
Your lender.
Your Realtor.
Your transportation office.
Your support network.
A good relocation is a team effort.
WHY WORK WITH AN MRP™ PROFESSIONAL?
You don’t need a Realtor merely because someone needs to unlock a house.
Military relocation can involve:
PCS timelines.
VA financing.
Remote property searches.
Rent-vs.-buy decisions.
BAH considerations.
Future PCS concerns.
Housing near installations.
Temporary lodging.
Family logistics.
New construction.
Resale.
A completely new city.
The National Association of REALTORS® developed the MRP certification specifically to educate real-estate professionals about military relocation procedures, housing choices and the needs of current and former service members and their families.
THAT IS WHY I CHOSE TO BECOME MRP CERTIFIED.
I want the military clients I serve to know that I have intentionally invested in understanding their relocation process.
WHAT MY MRP CERTIFICATION DOES NOT MEAN
It does not mean I work for:
The Department of Veterans Affairs.
Department of Defense.
Nellis Air Force Base.
Creech Air Force Base.
The U.S. Air Force.
It does not make me your lender or military transportation office.
I’m your real-estate professional.
My job is to help you navigate:
Housing.
Property search.
Community comparison.
Offer strategy.
Negotiation.
Due diligence.
New construction.
Closing.
The real-estate side of your move.
YOUR MILITARY RESOURCES + MY REAL-ESTATE SUPPORT
I strongly encourage military clients to use official resources such as:
MILITARY ONESOURCE
PLAN MY MOVE
YOUR MILITARY & FAMILY READINESS CENTER
YOUR INSTALLATION HOUSING OFFICE
YOUR TRANSPORTATION OFFICE
YOUR FINANCE OFFICE
alongside my relocation assistance.
I DON’T REPLACE THOSE RESOURCES.
I complement them.
YOU SERVE. I’LL HELP YOU NAVIGATE THE MOVE.
Whether you’re:
PCSing TO NELLIS
PCSing TO CREECH
RELOCATING FROM ANOTHER INSTALLATION
RETURNING FROM OVERSEAS
RETIRING IN LAS VEGAS
SEPARATING FROM SERVICE
USING A VA LOAN
MOVING YOUR FAMILY
or:
SIMPLY TRYING TO UNDERSTAND YOUR HOUSING OPTIONS…
we can start planning before you ever arrive.
TOMMY XAVIER NGUYEN
The Good Energy Realtor®
Military Relocation Professional — MRP™
Nevada Real Estate Salesperson
NV Lic. #S.0204577
Good Energy Realty LLC
📞 725.224.1720
Serving:
Las Vegas • Henderson • North Las Vegas • Boulder City • Southern Nevada
Supporting military relocation connected with:
Nellis Air Force Base • Creech Air Force Base • Southern Nevada
