Military PCS – Real Estate Blog by Guy DuVall

May 30, 2023

Your Relocation Guide to Joint Base Lewis-McChord – The Top 10 Cities to Live Near JBLM

Relocating to a new city can be daunting, especially when you’re a military family. You want to find a city that not only accommodates your needs but also provides an environment where you and your family feel safe and at home. Fortunately, when relocating to Joint Base Lewis-McChord (JBLM) in Washington, there are plenty of great towns and cities to choose from. Here’s a guide to help narrow down the options for you – the top 10 cities to live near JBLM for military families.

Lacey

Located just a few miles from JBLM, Lacey is a popular city for military families. This city is known for its family-friendly environment, excellent schools, and scenic parks. One of the advantages of living in Lacey is its affordable cost of living, which ensures that you’ll be able to make the most out of your military salary.

Olympia

Olympia is the capital city of Washington and is just a few minutes drive from JBLM. The city boasts a rich history and culture, making it a great place to explore. Olympia is also home to excellent schools, healthcare facilities, and job opportunities. However, the cost of living in the city can be slightly higher than in other nearby towns.

Tumwater

Tumwater is a small town located on the southern edge of Puget Sound. It’s a great place for military families who prefer a slower-paced lifestyle and a smaller community. The town is known for its excellent schools and a thriving business area, which offers job opportunities for locals.

DuPont

DuPont is an up-and-coming city that’s located just a few minutes from JBLM. It’s known for its affordable cost of living and friendly environment, making it a great place for military families to settle down. DuPont also offers a variety of recreational activities, including golf courses and hiking trails.

Yelm

Yelm is an ideal location for military families who want to enjoy the natural beauty of the Pacific Northwest. The town is located in the heart of a beautiful countryside and is perfect for those who love horseback riding and other equestrian activities. Yelm is also known for its great schools and affordable cost of living.

Lakewood

Lakewood is located just south of Tacoma and is a popular option for military families who want to be close to the base. The city has excellent schools, healthcare facilities, and a plethora of recreational activities such as parks and lakes. Lakewood also offers ample job opportunities for both civilians and military personnel.

Steilacoom

Steilacoom is a historic town that’s known for its scenic beauty and friendly community. This charming town is located on the Puget Sound and offers a variety of outdoor activities, including hiking, boating, and fishing. Additionally, Steilacoom offers good schools and a low cost of living, making it a great place for military families to call home.

Gig Harbor

Gig Harbor is a picturesque town located just a few miles from JBLM. It’s known for its beautiful beaches, stunning waterfront views, and quaint downtown area. Gig Harbor has excellent schools, healthcare facilities, and a tight-knit community that’s perfect for military families who want to feel at home.

Puyallup

Puyallup is a city located about 20 miles southeast of JBLM. It’s known for its welcoming atmosphere and affordable cost of living. The city has excellent schools, healthcare facilities, and a thriving business sector that offers job opportunities for military spouses and veterans.

University Place

Located just a few miles from Tacoma, University Place is a great option for military families who want to be close to the city but still enjoy a small-town feel. The city is known for its excellent schools, breathtaking views of Puget Sound, and a variety of recreational activities such as golf courses and parks.

Finding the right city to call home when relocating to Joint Base Lewis-McChord doesn’t have to be challenging. This guide provides you with the top 10 cities to live near JBLM, covering everything from an affordable cost of living and excellent schools to stunning views and a welcoming community. Whether you’re looking to be close to the base or prefer a smaller town, there’s something on this list for everyone. Good luck with your relocation, and we hope you find the perfect city to call home.

4 minutes

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May 23, 2023

Off-Post vs On-Post Housing at Joint Base Lewis McChord – What You Need to Know Before You Decide!

As a military family, you’re familiar with the challenges of transitioning to a new base every few years. If your next stop is Joint Base Lewis McChord (JBLM), you may need to decide between off-post or on-post housing. This is an important decision that affects everything from your budget to your everyday life. To help you make an informed decision, we’ve put together this guide about everything you need to know before you decide between off-post and on-post housing at JBLM.

The Housing Options Available on JBLM
One of the advantages of living on post is that the military offers home models with ready-made leases. Unfortunately, this comes with some downsides, like availability. On-post housing often runs out of space, especially during peak seasons, leaving military personnel waiting months for a living space. This delay may be frustrating for some. Off-post housing, on the other hand, allows you to choose from a wider variety of properties. Working with an experienced realtor can help you narrow down your options to meet your family’s lifestyle and budgetary needs.

The Cost of Living on JBLM
When deciding between off-post and on-post housing at JBLM, you need to consider the cost of living. On-post housing is typically more expensive, usually costing near 100% of your Basic Allowance for Housing (BAH) rate. Off-post housing, on the other hand, allows you to pocket the difference between your BAH and rent, which can add up to significant savings over time. Living off-post also allows you to shop around for better deals on utilities, groceries, and other necessities.

The Commute Time to JBLM
When living off-post, you must consider the commute time to JBLM, which can affect your quality of life and overall job performance. The traffic in the area can be heavy during rush hour, so you need to factor this into your decision, along with the distance between your home and the base. Living on-post allows you to avoid this issue altogether, but you’ll need to consider your access to services outside of the base. Living off-post is also ideal for families who want to explore the surrounding areas and amenities.

The Pet-Friendly Policies at JBLM Housing
If you’re a pet owner, you need to consider the pet-friendly policies at JBLM housing. On-post policies can be strict, often limiting the size and breed of pets allowed. Renting off-post allows you more flexibility with regard to pet ownership. Many off-post homes are pet-friendly, and property owners are often more inclined to allow pets since the properties are their investment. Off-post living can often be a better option for those with pets.

Building Equity

On-post housing options available can be very limited, and you may not have the option to move into a home that meets all your requirements. Owning a home off-post comes with the opportunity to build equity. Using VA benefits, veterans can buy a new home with little to no down payment. This allows them to build ownership over time and generate profits through ownership.

The Amenities and Services Available on JBLM and Off-Post
Finally, you need to consider the amenities and services available on JBLM and off-post. The on-post housing community is designed to cater to military families with services like community centers, playgrounds, and sports fields. Living off-post allows you to explore the wider community, including schools, churches, hospitals, and parks. Off-post housing also allows you more flexibility in choosing the amenities you need, especially for families with specific interests or needs.

Choosing between off-post and on-post housing at JBLM is a big decision that requires careful consideration. By considering the housing options available, the cost of living, the commute to JBLM, pet-friendly policies, and amenities and services, you can make an informed decision that meets your family’s needs. If you want to find the perfect home for your family, consider working with an experienced realtor like me. Contact me today to learn more or get assistance in getting you home.

3 minutes

May 16, 2023

PCSing? How to Prepare Your House for a Quick and Easy Sale

Moving is already stressful enough, but add a quick sale to the mix and it can feel like your house is the bane of your existence. As a military family, we understand the pain of having to PCS on short notice and being stuck with a house that just won’t budge. But don’t worry, we’ve got you covered with some tips and tricks to prepare your house for a quick and easy sale. Plus, we’ll throw in a few jokes to keep things light, because let’s be real, laughter is the best medicine.

First Impressions are Everything:

As much as we want to say that we shouldn’t judge a book by its cover, unfortunately, homebuyers will judge your house based on its curb appeal. So, before listing your house, make sure to spruce up the outside. Mow the lawn, trim the bushes, power wash the exterior and add a pop of color with some flowers. And for the love of all things holy, take-down any tacky lawn ornaments. No one wants to see a giant garden gnome or flamingo. Sorry, not sorry.

De-Clutter and De-Personalize:
As much as you love your family photos, they don’t love you. JK, we all love some good old-fashioned family memories, but when it comes to selling your house, you want buyers to be able to envision themselves in the space. So, pack away any personal mementos and declutter each room. This includes anything that’s taking up space or is not necessary for daily living. Donate items that are still in good condition and throw away any broken or unusable items. The rule of thumb is the cleaner and more minimalistic the better.

Deep Clean:
Listen, we get it, cleaning isn’t the most fun activity out there, but it’s a necessary evil. A dirty house won’t sell, and it’s as simple as that. So, hire a professional cleaning service or deep clean yourself. This includes everything from the baseboards to the ceiling fans to the grout in your bathroom. Leave no surface untouched. And don’t forget to empty out the fridge and oven! Nothing is worse than a potential buyer opening up your fridge to find last week’s leftovers.

Find the Right Real Estate Agent:
Your real estate agent is your go-to person during the home-selling process, so it’s important to find someone that’s a good fit. Look for an agent that has experience selling homes in your area and understands the current market. They should also be responsive, communicative and have your best interests in mind. And if you’re not meshing well with your current agent, don’t be afraid to shop around. This is a business transaction, after all.

Price it Right:
Last but not least, price your house correctly. Your real estate agent can help you with this, but it’s important to do your research as well. Look at comparable homes in your area and see what they’re selling for. And don’t forget to take into account any repairs or upgrades needed for your home. Remember, a high price tag does not always equal a high sale price. Be realistic and reasonable.

We know PCSing can be a daunting task, but preparing your house for a quick and easy sale doesn’t have to be. Just follow these tips and you’ll be well on your way to a sold sign in your front yard. Plus, think of all the money you’ll save on storage fees and having to haul all your junk with you on your next move. Cheers to a successful sale and happy PCSing!

3 minutes

May 9, 2023May 9, 2023

Washington Farewells – The Top 10 Activities to Enjoy Before You PCS Out of JBLM

Hello, military families! So you’ve received your orders and it’s time to leave JBLM. But before you pack up your house and say goodbye to Washington, let’s make some memories. Whether you’re an outdoor enthusiast or a city slicker, there’s something for everyone in this list of the top 10 activities to enjoy before you PCS out of JBLM.

Hike Mt. Rainier – This iconic mountain is a must-see before you leave. Strap on your hiking boots, pack some snacks, and hit the trails. If you’re short on time, take the Skyline Trail for stunning views.
Explore Olympic National Park – From hiking to kayaking to hot springs, Olympic National Park has it all. Don’t forget to snap a photo at the Hoh Rain Forest and see the world’s largest Sitka spruce tree.
Visit Seattle – Take a day trip to the Emerald City and explore the Space Needle, Pike Place Market, and the gum wall. Don’t forget to grab a cup of coffee from the original Starbucks.
Go to a Mariners game – Catch a baseball game at T-Mobile Park and indulge in some stadium treats like garlic fries and hot dogs. You might even catch a glimpse of the famous Safeco Field Moose.
Take a ferry ride – Hop on a ferry from Seattle or Bremerton and cruise through the Puget Sound. Keep your eyes peeled for whales and seals.
Visit Leavenworth – This charming Bavarian-inspired town is perfect for a day trip. Stroll through the quaint shops and enjoy some bratwurst and beer.
Go to a Seahawks game – It’s not every day you get to see Russell Wilson in action. Cheer on the Seahawks at CenturyLink Field and marvel at the sea of green and blue.
Visit Pike Place Market – Take a stroll through Pike Place Market and sample some fresh seafood, watch fish being thrown, and listen to live music.
Go to a Sounders game – Seattle’s MLS team is a force to be reckoned with. Watch the Sounders play at CenturyLink Field and join the crowd in singing their iconic anthem.
Visit Fort Worden State Park – This historic state park in Port Townsend offers beaches, hiking trails, a lighthouse, and plenty of history. Take a tour of the bunkers and underground tunnels or rent a kayak and explore the bay.

There you have it, military families – the top 10 activities to enjoy before you PCS out of JBLM. Whether you’re a nature lover or a city dweller, there’s something for everyone in Western Washington. And when it’s time to move, remember that I’m here to help you find your next home, no matter where life takes you. Thank you for your service and happy exploring!

May 2, 2023May 2, 2023

PCS Checklist for Military Families – What You Need to Know For a Smooth Transition to Your Next Home

As a military family, it’s no secret that you move frequently. Moving can be a daunting task, but it’s a necessary part of military life. A permanent change of station (PCS) can be particularly challenging, especially if you’re moving to or from Joint Base Lewis-McChord (JBLM) in Washington state. There’s no need to worry, though. We’ve compiled a comprehensive PCS checklist for military families that will help ensure a smooth transition to your new home.

Contact Guy DuVall: For your real estate needs, reach out to Guy Duvall. He is an experienced agent who can assist you with local housing around JBLM. Whether you’re moving to or leaving JBLM, he can help you find a home anywhere in the world.

Create a Moving Binder: Create a binder or folder to keep all your moving documents and paperwork in one place. This will make it easier to access important documents when you need them. Label each section of the binder or folder with categories like medical records, housing, schools, and finances. You can also include a calendar to track important dates and appointments.

Research Your New Area: Before you move, research your new area to find out what amenities, schools, and services are available. Check out local housing options, and find out the cost of living in the area. Use resources like Military OneSource, PCSgrades.com, and LiveLovely.com for easy access to local neighborhood information.

Schedule Your Move: As soon as you receive your PCS orders, schedule your move with your moving company. Make sure you confirm the details of your move, such as the date, the weight of your shipment, and the delivery location. Double-check your insurance coverage and make sure you understand the moving company’s policies for damaged or lost items.

Notify Your Utility Providers: Make sure you notify your utility providers to disconnect service at your current home and set up service at your new home. This includes electricity, gas, water, internet, cable, and home security services.

Say Goodbye to Your Current Home: Once your moving date is set, it’s time to say goodbye to your current home. Host a farewell party, if you can, to say goodbye to your friends and neighbors. Make sure you clean your home thoroughly before you leave so you can avoid any issues with your landlord or housing office.

Remember to use the resources that are available to you, including Military OneSource, https://home.army.mil/lewis-mcchord/index.php, and guyduvall.johnlscott.com, to make your transition as smooth as possible. Additionally, there are various local social media groups you can join to meet people in the area. If you require any assistance or would like a tour of the area, feel free to contact me.