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PCS Season: Living On-Post, Renting, or Buying?
Getting PCS orders (permanent change of station orders) can start the cascade of worry and questions: What do I start packing? What should I be budgeting for? Do I know anyone there? How soon will I get paid for the move? And of course the big one that has to be answered first:
Should I live on base, rent, or buy?
Depending on what station you’re PCSing to, your options can vary on availability and affordability. We’ll go through the pros and cons of each option to help organize your thoughts around your next move.
ON-POST HOUSING
Anyone who’s done it knows that living on post is always a unique experience; there’s no better way to embrace military culture. And while some families love it, others absolutely despise it.
Pros to On-Post Housing
- Expenses are Simplified
Since all housing on post is owned by the military, you do not have to pay rent. However, this doesn’t necessarily mean that living on post is free. If you choose to live on post, your BAH (basic allowance for housing) will be automatically deducted from the service member’s paycheck and sent directly to the property management company. With that being said, some may still consider this a pro since it is one less expense to think about and budget for.
2. Community
If you want to get plugged in with families or other soldiers that live a similar lifestyle as you, it can be much easier to make friends and build a strong network of support when living on post. Events and other opportunities to gather are frequent, , playdates and playgroups are a short walk away, and you’ll always have an empathetic neighbor when you’re in desperate need for a ladder, cup of sugar, or someone to kill the surprise spider on the ceiling while your spouse is overseas.
3. Convenience
The commute to work doesn’t get much better than this. Beyond being close to you or your soldier’s work building, you are also close to important places like the commissary, exchange, affordable gas, law offices, car washes, and parks.
Cons To On-Post Housing
- Limited Options
Most military installations you go to will have a long waitlist for housing. You are able to make requests for certain neighborhoods, but there is no actual guarantee that you will get what you want. Simply put, you are at the mercy of availability.
Not to mention, if you have to PCS before you’re off the waitlist, you’ll have to live in a hotel room until a house becomes available.
2. Quality Varies
To put it bluntly, the older the base is, the older the housing is. Many bases are trying to maintain the old housing while building more houses to keep up with increased demand. All to say, your options are few and far between. Because of how old most of the housing is, mold, pests, out of date appliances, and damaged finishings aren’t totally unusual. Not to mention, getting mold treated and broken appliances fixed is usually… a process.
3. Little Privacy
While many enjoy the tight knit community that the military offers, it can be a little too close for comfort for others. Depending on what development you’re assigned, it might feel like your neighbors are all up in your biiizzz. On top of that, your neighbors will likely be on similar schedules so it’s easy to feel a lack of privacy. If you’re used to having some space, I’d go for another option.
4. Detached from surrounding community
When you can find everything you need on base, it can be easy to feel suffocated by a military installation. Though you may have work, groceries, healthcare, and school drop-off all on post, you’ll have a harder time getting to the fun stuff like local restaurants, coffee shops, and shopping.
Ps. If you want to experience the nightlife, Ubers and Lyfts don’t typically allow on-post access.
RENTING
One option that many families and soldiers find easy to manage is renting an apartment or home off-post. Though availability and proximity can vary depending on what duty station you’re PCSing to, most find something that can work for their needs. However, there’s always unpredictability when renting.
Pros to Renting
-
Flexibility
Renting can be a no-brainer for this reason alone. Renting can allow you to have easy access to the local community, and should you have to break a lease due to early PCS or deployment, your finances are protected.
2. Hassle Free
For those who will be spending little time at home or who have full schedules, renting can portray a life of ease. There’s certainly some comfort in knowing some appliance repairs and some major home fixes will never fall into your lap.
Cons to Renting
1. Price Predictability
Simply put, you’re at the mercy of increasing rental rates. Just from 2021-2022, rent prices have risen an average of 11.3%. Unfortunately, BAH is not keeping up with those rising prices. The Defense Department’s Basic Allowance For Housing Breakdown reports that the intention of BAH is to cover rent/mortgage AND utilities…. I think we can all insert our laughing emojis here.
2. Affordability
Historically, renting is seen as a more affordable option than purchasing. However, with consistently rising rents and a market that is starting to balance out, the difference in price might surprise you. Researching rental rates vs a typical mortgage payment at your next installation will help you to determine what the most sensible option is for your goals.
BUYING
With rent prices on the rise, more and more soldiers and military families are looking to buy. Of course, so much can vary depending on where you are moving to and what your overall goals are, but buying a home may not be so far fetched as you once thought.
Pros to Buying
- Access to the VA Loan
Say goodbye to the myth that you can’t afford to buy because you don’t have a hefty down payment sitting in your savings account! With the VA Loan, you could be in your home sooner with less hassle. Another plus? VA Loan interest rates are typically lower than conventional loans, and since you’d have little to no down payment or PMI you have a nice extra cushion to spend on some new furniture to go in your new home.
2. Being in Control
It goes without saying that since the military has a lot of control over our lives, we like to hold onto whatever we have left. By purchasing, you could have the freedom to paint, renovate, landscape, and bring along your fur babies– the possibilities are endless. This is the perfect opportunity to get creative and make your space your own.
- Building Equity
It is no secret that rates are inching upwards which is affecting monthly payments, so working with your lender to lock in your interest rate is crucial.. That payment may give you sticker shock at first, but keep in mind that you are using that money to build your credit and build your equity – not someone else’s.
- Possibility for Passive Income
Many soldiers will buy a house as an opportunity to make passive income. Whether they live with roommates or keep their home as a rental property once they PCS, this is a great way to have multiple streams of income without picking up an extra gig. Building equity, improving your credit, and more money in the bank? I’d call that a win-win.
Cons to Buying
- Financial Responsibility
The rumor is true, with great power comes great responsibility. The upgrades, repairs, and deferred maintenance all fall on you. That being said, a home inspection and a knowledgeable real estate agent who has your best interests at heart will give you a good indication on what big ticket items will need attention in the near future.
Talk to a Pro
Deciding what housing you’ll go for in the midst of making all the other PCS decisions can be overwhelming, but it doesn’t have to be. My advice? Get clear with your goals and talk with a real estate agent to get any and all of your questions answered. Even if you don’t end up buying, speaking to a pro will help you focus on what life is going to look like at your next duty station.
10 Must-Do Summer Activities in Tacoma, WA
Well Tacoma folks, we’ve waited far too long for some consistent sunshine and warmer weather. Whether you’re a new resident or a Tacoma native, it’s safe to say we’re all aching to get out and go. Here’s a variety of summer options that will help you check off some bucket list items in the PNW.
1. Tacoma Comedy Club
The Tacoma Comedy Club is one of the best“bang for your buck” nights in the city. They do a fantastic job of booking well-known comedians and providing quality table service while you enjoy the show. Performing this summer is Deray Davis, Dan Soder, Michelle Wolf (the notorious 2018 Correspondents’ Dinner performer), and Margret Cho– all who have been featured on Netflix, HBO, Comedy Central, Showtime, and nominated for a handful of Grammy and Emmy Awards. If you want a one stop shop for food, drinks, and hilarious entertainment, the Tacoma Comedy Club is sure to deliver
Ps. If you want to try being the entertainment, they have open mic night every Wednesday.
When: Event dates vary
Where: Tacoma Comedy Club, Market Street Tacoma, WA 98402
See event dates here
2. Children’s Museum of Tacoma
If you need something indoors that will keep your kiddos occupied for hours, look no further. I can truly say, even as an adult this museum is such a fun experience. It’s an incredible set up of explorative, hands-on learning and play for kiddos of all ages. Major plus? You don’t have to break the bank to entertain the little ones. The Children’s Museum’s mission is to make sure all kids have unique opportunities to play and grow– so admission is known as “pay as you will.” While donations are appreciated, there’s no set fee.
BONUS: if you’re military, you have access to their second location on Joint Base Lewis-McChord.
When: Tuesday, Friday, Saturday, Sunday, 10am-4pm
Where: 1501 Pacific Ave, Suite 202 Tacoma, WA 98402
More info here
3. Picnic at Mount Rainier
Whether you’re a Washington native or just passing through, Mount Rainier is an absolute must-see. The plus with Rainier is that it can be as intense or as peaceful as you’d like it to be. You can set out for an all-day hike or simply pack the necessities for a sweet picnic (for me this requires a charcuterie board set up and a glass of red wine). If you’re up for a shorter hike to get to a great spot, Reflection Lake is hands down amazing. The wildflowers, the lake, and the unobscured view of the mountain? That’s a postcard worthy backdrop.
When: Best blooms & views occur late June through early September
Where: scenic areas include Sunrise, Wilkenson, Carbonado, Mowich Lake, and Reflection Lake
More info here
4. Tacoma Night Market
The Tacoma Night Market is a special time to see what local artists and creatives in the area are up to. Grab a drink, eat and shop local, all while listening (and dancing for you brave ones) to live music. There’s free entry, over 100 vendors, and an ‘all ages welcome’ policy. Talk about an entertaining way to invest back into our community.
When: July 17th, 2022
Where: Dune Peninsula Park
More info here
5. Brew Five Three: Tacoma’s Beer & Music Festival
Washington is home to tons of breweries that are well worth the visit– if you want to experience them all in one place, then this is your opportunity! This festival will host 13 local breweries, a handful of food trucks and live music to enjoy. Whether you are the designated taste tester or the designated driver, this is an event you won’t want to miss.
When: August 6, 2022
Where: Broadway between 9th & 11th
More info here
6. American Lake
Come enjoy the fishing, boating, paddle boarding, or sunbathing. Whatever brings you to American Lake, it will provide you and your crew the perfect summer day. There’s a handful of places to rent boats for the day, but if you’re trying to keep it a bit more low-key there are two beaches open to the public. Bring your floaties and koozies, and leave with the refresh you deserve.
More info here
7. Keys on Main
This is the perfect place to celebrate a bachelorette, birthday, girl’s night, or date night. If someone from out of town is coming to visit, you can bet that I’m bringing them here. Keys on Main is an upbeat, requests only, dueling piano bar that will have you belly-laughing and jaw dropping until closing time.
When: Thursday, Friday, & Saturday, 8:30-midnight
Where: 1003 Pacific Ave, Tacoma, WA 98402
More info here
8. Tacoma Farmers Market
If you’ve been in Tacoma long enough, you know just how much the farmers markets have to offer. There are locally made gifts, fresh produce and seafood, vibrant flowers, hard cider, and so much more. The only thing sweeter than the baked goods are the vendors. Leash up the pup, pack up the kiddos, and fill up those strollers with treats that will last you the week.
When & Where: Location and hours vary
More info here
9. Point Ruston’s Mile Long Water Walk
The possibilities are truly endless here. This could make a great solo trip, afternoon with the kids, or an active date night. At Point Ruston you can stroll, jog, or rent all sorts of bikes, kayaks, and paddle boards to take down the coast. Beyond that, there’s great shopping, a movie theater, a splash pad, and local food and drinks. This is the kind of spot you won’t be able to tackle all in one day. Whatever you decide to do, make sure you grab a scoop of ice cream from Ice Cream Social. If there’s a line, it’s well worth the wait.
Where: More info here
10. Bob’s Sunflower Experience
This corn and pumpkin farm turns into sunflower central in the summer months. The sunset over the cleared paths between acres and acres of blooms will make for some sweet memories you’ll want to catch on camera. Beyond the beautiful scenery, there’s food, drinks, hayrides, and events all summer long: “Market Night in the Barn,” “Yoga in the Sunflowers,” “Sunset Sip & Stroll,” and “Date Night on the Farm,” and more! Though it’s north of Tacoma, it’s well worth the adventure.
Where: 10917 Elliot Rd Snohomish, WA 98296
More info here
Tacoma can become a bit overwhelming when trying to check off items from your summer bucket list. Whether you’re looking to do things with friends, plan unique date nights, or entertain the kiddos while they’re on summer break, Tacoma is PACKED with something for everyone.
Pro tip: plan your outings only ONE weekend in advance. This helps the summer not pass you by, while leaving room for new adventures to come.
Happy summer!
Drop a comment below: What’s your favorite spot that’s local to the PNW?
Pros and Cons of Selling During the Holidays
Pros and Cons of Selling During the Holidays
If you are thinking about listing your home this fall, you might be concerned about showing it, and possibly having to move, over the holiday season. The holidays are already a busy time of year for most families, so you would be right to wonder if you are making a good decision by marketing your home between Thanksgiving and New Year’s Day. Some sellers even take their homes off the market temporarily during the holiday season, but, before you make that choice, consider all the pros and cons to selling during this festive time of year.
Pros:
1. Buyers are serious. Buyers looking for a home during the holiday season are usually serious about getting under contract, or else they’d put it off. Often, they are starting a new job at the beginning of the year, or they want to get their children registered in school by the end of the holiday break, or maybe they want the tax break in the current year. Regardless of their reasons, if they are out looking in November or December, they are serious buyers.
2. There are not as many homes on the market. As a seller, you benefit from having fewer homes on the market to compete with. Less inventory combined with serious buyers means sellers get higher offers.
3. You can take advantage of holiday season curb appeal. While it’s recommended that you not over-decorate while showing your home, you can take advantage of the warm and festive vibes that holiday decorations add. Some white twinkle lights, a wreath on the door, and poinsettias lining your porch can add just the right cozy and inviting feel to win over buyers.
4. Cooler weather may invigorate buyers. The only thing worse than house hunting in the dead of summer is moving and unpacking in the dead of summer. On the other hand, the cooler temperatures of the holiday season may fuel buyers’ desire to get out on the hunt.
5. You can use a holiday theme to ramp up an open house. Instead of offering the same old plate of cookies and bottled water, let your prospective buyers feel the warmth of your home with a cup of hot chocolate and warm gingerbread in front of the fireplace, or let them wander through your rooms listening to holiday music and enjoying the scent of pine or cinnamon candles.
Cons:
1. You won’t have as many lookers. We noted that buyers shopping during the holidays are serious ones, but there will definitely be fewer buyers looking than later in the New Year.
2. Showing your home may be more inconvenient. Again, it’s a busy time of year for most families, so do consider the inconvenience of having showings while you are preparing for the holidays or enjoying time off from school or work.
3. Business closings may slow down transactions. Many businesses have shortened hours or holiday closings, which means you or your buyers might have delays with such things as scheduling inspections and appraisals, clearing title or escrow payments, or getting repairs completed.
Whether you decide to take on this next step or wait until the spring, know that you are not alone and I am here to help make this process run as smoothly and seamlessly as possible. If you have questions on how and where to get started, I would love to hear from you.
12 Tips for an Easier Move
As exciting as it is to move into a new home, not many people look forward to the actual moving day. Whether you are moving across town or across the country, moving is stressful. Here are some helpful hints from expert movers to make the big day a little more bearable.
- Schedule your move well ahead of time. Moving companies get booked up weeks in advance, so don’t wait until the last minute to schedule your move. Make sure they know ahead of time if you have any very large or heavy items to move. The last thing you want is for the movers to show up with a truck that isn’t big enough or without enough people to move your belongings safely.
- Consider letting the moving company pack your items. If it’s within your budget to hire packers, it may be money well spent. Packers are usually very efficient and take time to wrap fragile items securely. Packers will usually pack you the day before your move, so you don’t have to pack items away that you may need up until the day of your move.
- Schedule services. Don’t forget to have services transferred or started at your new home. These may include:
Power
Water
Trash service
Internet/TV/Phone
Gas
Lawn service
Pool service
Security system monitoring
- Have your new home professionally cleaned. If your seller is not arranging for cleaning to be done prior to closing, arrange to have it done before you move in so that you won’t arrive to a dirty house.
- Pack a moving supply box. Your moving supply box should contain items you may need while you are unpacking and getting settled in your new home, such as:
Toilet paper
Paper towels
Sponge
All-purpose cleaner and glass cleaner
Shelf liner paper
Scissors
Furniture moving pads
Tape measure
Cordless screwdriver
Hammer
Picture hanging kit
Bottled water, snacks, pet food
Paper plates, cups, and disposable utensils
Dish Soap and Hand Soap
- Make Your Bed. As soon as your bed frames and mattresses come off the truck, put them together or have the movers put them together, and make them up. Pack your sheets, blankets, and pillows together in well-marked boxes so you can find them easily. When you are ready to collapse at the end of moving day, you’ll be thankful the beds are made up and ready to fall into.
- Ditto for your towels and bath soap. Pack bath towels and soap with your bed sheets so you can jump in the shower before retiring without having to search for towels.
- Make Plans for Your pets. The last thing you need on moving day is a stressed-out pup or kitty, or worse, one that escapes in an unfamiliar neighborhood. Make plans for your pets to spend the day with family or friends, a pet sitter, or boarding facility until you are ready to introduce them to their new home.
- Say Yes to Helpers. Sometimes it’s hard to accept extra help from family or friends if you aren’t sure what they can help with. Here are some tasks you can delegate:
Lay shelf liner in the kitchen and bathroom cabinets and drawers
Unpack and put away your kitchen items (you can rearrange later!)
Babysit or keep your children occupied
Make up your beds, place towels in the bathrooms
Wipe down cabinets and counters
Break down packing boxes
Hang clothes in closets
Organize tools and equipment in the garage
Pick up lunch or dinner
- Hire a Sitter. If you have little ones, they will be very excited about their new home, new rooms, and yard. They will want to be with you, but they will not be interested in unpacking boxes! Make plans for someone to be available just for them, so you can concentrate. A family member, friend or hired sitter can help them explore their new surroundings, build a box fort, or organize their toys in their new rooms without you worrying about where they are.
- Hire someone to hang your art. Unless you love to hang things yourself, you might consider having a handyman scheduled to come in and hand your wall art and window treatments for you. This can save you a great deal of time getting settled. If you need help deciding where to hang art or portraits, a decorator may be a better choice than a handyman. They can help you decide on placement and hang items themselves or direct a handyman where to hang items.
- Check out of the old house. Prior to closing, you should have submitted a change of address form with the post office. You’ll also need to remember to leave all keys and garage door or gate openers, and make sure the movers don’t pack up things like ceiling fan remote controls or other loose items that stay with the house. Don’t forget to clean out spaces like the attic, backyard sheds, crawl spaces, or any other hideaway spaces you might have stored items. It’s always nice to have the home professionally cleaned for the new owners, and, if you feel inclined, leave a list of recommended local vendors for household services.
Moving does not have to be so overwhelming! Hopefully these 12 tips will help make your experience a little more exciting and a lot less stressful. If you need guidance throughout the process, please feel free to reach out to me for more helpful tips and tricks.
8 Reasons Why Real Estate is the Best Investment
Real estate has long been considered a solid investment for many reasons. It is a relatively safe and easy way for people to build wealth beginning with a small amount of money. If you are interested in investing in real estate, I’d be happy to help you find the right properties.
Here are some of the ways investing in property can help you build an investment portfolio.
1. Real estate investments can provide you with a reliable and steady cash flow. Investing in rental properties is relatively easy as expenses are predictable and if your properties remain occupied you know what to expect in terms of profit margin.
2. Real estate appreciates in value. Real estate consistently appreciates, even during economic downturns, making it one of the more reliable investments. On average, real estate in the US appreciates between 3-5% annually.
3. Real estate investments help you retire. If you have been paying on your mortgage throughout your working years, you will experience greater cash flow as you near the end of your mortgage term and the principal is paid off.
4. Real estate sales are taxed at a lower rate than other income. When you sell your property, you are taxed short- or long-term capital gains which are usually lower than income tax brackets.
5. Real estate equity can be leveraged. One of the most attractive reasons for investing in real estate is the ability to leverage your money. When you take out a mortgage to purchase property you reduce the amount of capital required. As you build up equity in the property, you borrow against the equity or refinance the original loan, freeing up cash to buy another property.
6. You have control to improve upon your asset. Unlike an investment in stock, where you have no control over how it performs, you can improve upon your real estate investment. Updating or upgrading systems, finishes, appliances, and landscaping helps build value in your investment.
7. Real estate gains taxes can be deferred. Under the 1031 exchange tax code, you can invest the gains from the sale in one property to the purchase of another property without paying taxes on the gains.
8. Real estate investments are depreciable. This is confusing, but you can legally claim a depreciation expense on an investment property even though the value of your investment property is actually appreciating. The depreciation deduction allows investors to generate a higher cash flow while reporting a lower income for tax purposes.
Are you interested in finding your perfect investment? Give me a call and lets chat about your options and what will best fit your needs! I’m looking forward to working with you!
Upsize or Downsize: What’s Your Best Move?
Upsize or Downsize: Which is Your Best Move?
Deciding if it is time for your family to upsize or downsize is not always a clear choice. There are factors to consider that might push you to take the leap or stay put for a while longer. Whether you are thinking about upsizing so your family can spread out or purging possessions so you can downsize, here are some questions to ponder.
1. How are you using your current space?
Do your family members feel like they don’t have adequate privacy or space to do their own thing? Are you tired of working at the dining table and really need an office or workshop? Is having the kids share bedrooms just not working out? Maybe an upsize is warranted. On the other hand, do you have rooms that aren’t being used, or are you tired of paying property taxes on more house than you need? Check for the downsize column!
2. Have you considered the maintenance costs?
If upsizing is on your mind, consider the added costs for maintaining a larger home and property, whether in money or time. Will you be able to keep up with cleaning, lawn care, and general maintenance issues that come with owning a home? If you are ready to cross maintenance off your to-do list, perhaps you are ready to downsize to a more manageable property or one where the HOA handles part of the job.
3. What are your outdoor space needs?
Are you ready to give up having a yard or garden to downsize to a maintenance-free space? Do you have pets that need outdoor space? Do you need more outdoor space for your children to play or your dog to run around in? The size of the house is one thing, but the property is important also.
4. Have you looked to the future?
What do you expect your needs to be in the next five, ten, or twenty years? Do you want a large home where your children and grandchildren will come for vacations and holidays, or will you be spending those times at their homes? Will you want to entertain groups of friends, or do you foresee going out for your entertainment? What will happen if your spouse passes; will you want to stay in the home on your own?
5. Do the financial implications add up in your favor?
Can you handle the higher costs involved with a larger home, or are you ready to cut costs with a downsize? Consider where you stand on your current mortgage. Are you alright with starting a new mortgage at this point in your life, or are you in a position to purchase in cash? What are the tax implications for your move?
6. Is it the right market to upsize or downsize?
A seller’s market is hot for those looking to sell a larger home and downsize. Upsizing may be riskier in a big seller’s market, but if your family would be happier in a larger home, it might be worth the leap.
Whatever questions you have about purchasing your next home, I’d be honored to assist you. So let’s work together to make sure your next move is the right one.
Small Town Living Close to the City: My Top 5 Favorite Things About Living in Orting, WA
When I found out I was first pregnant a little over 3 years ago, I knew I wanted a quieter home life for my children. Tacoma was wonderful with nightlife, restaurants, and things to do, but I wanted my daughter to be able to grow up playing outside and having her neighbors know her name. A lot of families are looking for this while still being able to commute to work, enjoy a night out on the town, and not have to sit in traffic for hours in order to do so.
My husband and I have bought and sold 4 homes in the last 4 years, and each time we got settled, we were already looking to move again. But we finally found a place with everything we had been looking for! My family and I now live in Orting, WA and it is the first place where we have lived where I feel confident that it is truly “home.” Orting is the first community that I have felt is my home and where my family and I can build a life and raise our children.
Here are just a few of my favorite things about living in Orting, Washington:
- Orting offers the best of both worlds: Small-town living and easy access to “big city” amenities.
We love feeling like we live in a small, close-knit community while also having ease of access to freeways, work, and entertainment. We have the best of both worlds and I wouldn’t change that! Small-town living does not have to mean you are in the middle of nowhere with nothing to do. You do not have to travel hours outside of the city to find local farms, back road trails, and mom and pop shops. Small town living can be right around the corner and can change everything.
- We love the “mom and pop” restaurants in Orting!
We’ve found many locally owned restaurants that we love to frequent. Route 66 Pizza is one of our favorites—here you can enjoy a one-of-a-kind pizza on the patio right next to the town’s park. Another place we love to visit is Lil’ J’s Java coffee stand; every single time I drive through, my daughter is greeted with the biggest smile and her own “special drink”!
- Running errands or just getting out and about is easy; everything is within reach.
There is a small strip in town where you’ll find all of your restaurants, the grocery store, and entertainment. It’s all at your fingertips!
- There are plenty of beautiful outdoor spaces to enjoy.
We love all of the local trails and the welcoming parks here. When I take my children to the park in town, I see the same faces regularly with the same friendly children who are excited to play with my girls. It’s also fun to see bikers and runners out on the trails everyday, rain or shine!
- Orting has a welcoming sense of community.
When I walk outside my front door, I have at least 3 friendly neighbors who are waving to my family by the time I reach my car doors. My experience here has been that there is a friendly and close-knit community awaiting on every block.
Do you have a question about moving to Orting, Washington? REALTOR® Ashley Mills is happy to chat! You can call/text Ashley at (425) 221-1919, email her at ashleymills@windermere.com, or contact her here.
