Colorado Springs · PCS & Military Relocation
Military relocation, from someone who's done it
As a military veteran who experienced five PCS moves, I understand the impact relocation has on the entire family. This page is the practical version of what I'd tell you on the phone: where the bases sit, how the VA loan actually works, what BAH covers here, and how to buy a house in a city you haven't seen yet.
The Installations
Five bases, five different commutes
Colorado Springs has an unusual concentration of military installations, spread across opposite corners of the city. Where you report should drive where you look — a house that's perfect for Peterson can be a miserable daily drive from Fort Carson.
U.S. Air Force Academy
Rockrimmon sits below the south gate; Northgate is right at the north entrance. Both put you within a short drive of the installation.
Peterson SFB
Most Peterson families land on the east or northeast side. Briargate works by way of Powers Boulevard, though it's a longer run at rush hour.
Schriever SFB
The longest commute of the five. Buyers weighing Schriever usually trade drive time for more house on the east side.
Fort Carson
The south end of town is the natural fit. From the three northern areas in this guide, plan on a real commute.
Cheyenne Mountain SFS
Tucked into the mountain on the southwest side, drawing from the same southern and westside neighborhoods as Carson.
Not sure yet?
Tell me your report location and shift hours and I'll map realistic drive times before you narrow neighborhoods. It's the single most useful filter early on.
Diagram shows relative position only — not to scale, and boundaries are approximate.
VA Loan Basics
The benefit you've earned
The VA loan is the strongest financing tool most military buyers will ever have, and it's routinely misunderstood — including by sellers and agents on the other side of the table. Each card links to the official VA page rather than a lender's summary of it.
Certificate of Eligibility
The COE proves your entitlement to a lender. You can request it online, through your lender, or by mail with VA Form 26-1880.
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No down payment
Nearly 90% of VA-backed loans are made with no money down, and there's no private mortgage insurance regardless of the down payment.
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Eligibility rules
Requirements differ for active duty, National Guard, Reserve, and surviving spouses. The VA's eligibility page spells out each path.
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Entitlement & loan limits
With full entitlement there's no loan limit on what the VA will guarantee. Partial entitlement, if you have an active VA loan elsewhere, works differently.
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The funding fee
A percentage of the loan that can be rolled in. It's waived entirely for buyers receiving VA compensation for a service-connected disability.
Occupancy
VA loans are for a home you'll occupy, typically within 60 days of closing, with specific provisions for deployed and active duty buyers.
Housing Allowance
What BAH actually covers here
Your allowance is set by the Colorado Springs military housing area, your pay grade, and whether you have dependents — not by what a given house costs. Look up your own number before you set a budget, and remember that a mortgage payment includes taxes and insurance that rent didn't.
Official BAH rate lookup
Rates are set by ZIP, pay grade, and dependent status. This is the authoritative lookup — skip the third-party calculators.
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How BAH is calculated
Rates are reviewed annually and published each December, effective January 1. The 2026 rates rose roughly 4.2% on average.
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BAH as qualifying income
Lenders generally count BAH toward qualifying income on a VA loan, which changes the math on what you can carry. Your lender confirms the specifics.
The Timeline
Working backward from your report date
A PCS compresses a decision most people take months over. The families who come through it calmly are the ones who did the paperwork early and left the house hunting for last.
90+ days out
Request your COE and talk to a VA-experienced lender before you shop. Pre-approval in hand is what lets you move when the right home appears.
60 days out
Pick your areas based on commute and schools rather than listings. Start watching inventory so you know what's normal before you're deciding under pressure.
30 days out
Most out-of-state buyers do a single concentrated trip, or tour by video. Either works if the groundwork is done.
Arrival window
Line up closing against your report date, not your pack-out date, and plan temporary lodging for the gap. It almost always ends up being a few days.
If you're selling too
A PCS often means selling one home while buying another in a different state. Sequencing those is its own conversation — start it early.
Schools
District 20 attendance follows the specific address. The district's school path tool confirms assignment before you commit.
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Buying Sight Unseen
House hunting from a few states away
Most of my military clients buy before they ever set foot in the house. It works, but only with someone on the ground willing to be your eyes honestly — including talking you out of something.
Video walkthroughs
I walk homes on live video and point the camera where you tell me to — including the things listing photos leave out.
Neighborhood context
Road noise, the state of the street, how the light sits, what's behind the back fence. Usually the deciding factor for buyers who can't visit.
Remote closing
Between electronic signatures and mail-away closings, buying from out of state is routine here. Deployment adds steps, not obstacles.
Let's Talk
Orders in hand, or just thinking ahead?
Either is a good time to call. Tell me your report date and where you're reporting, and I'll tell you what needs to happen this month versus what can wait — no obligation, and no pressure to list or buy anything.
This page is general information, not lending, tax, or legal advice. Mike Hensley is a licensed real estate agent, not a lender or a VA representative — confirm loan eligibility, entitlement, and funding fee details with the Department of Veterans Affairs and a VA-approved lender. BAH rates are set annually by the Department of Defense and change each January. School attendance areas are set by Academy District 20, follow the individual address, and can change. Mike Hensley, The Cutting Edge, Realtors.