Buying a house in the military: The ultimate guide

As a service member, you’re used to navigating complex missions, but buying a home doesn’t have to be one of them. With the right know-how and proper planning, homeownership is not only possible but also a smart financial step, especially if you take advantage of VA loans designed to help military members become homeowners.

Can you buy a house while in the military?

The short answer is yes. Even if you move around every two to four years or get deployed, buying a home is possible with smart planning. Special financing programs, such as VA loans, can make buying a home even easier, although they’re not necessary.

You may be considering whether buying a home is a good decision for you while you may be frequently moving. This depends on your personal financial situation, but the long-term investment, family stability, and emotional benefits of owning a home are also something to think about.

The pros of buying a home while serving

Let’s take a closer look at some of the advantages of buying a home while serving:

Control over the property

When you own your home (instead of renting it), you have more control over how you use it. For example, you don’t need to ask a landlord for permission to remodel a bathroom or get a new pet. Instead, you can make decisions and changes that fit your lifestyle and needs.

Tax advantages

Homeowners get unique tax breaks. For example, you can often write off some or all of your mortgage interest and property taxes. This lowers your taxable income so that you’ll pay less in income taxes each year.

Equity and future ROI

Equity is the portion of your home that you own free and clear. It’s your home’s market value minus how much you still owe on your mortgage. For example, if your home is worth $300,000 and you have a $200,000 mortgage balance, you’d have $100,000 in equity.

As your home value increases over time (and it usually does), so will your equity position. This opens the door to borrowing against your equity with a home equity loan to fund renovations, repairs, or other expenses. It also increases your return on investment if you ever sell the home or choose to turn it into a rental.

Before buying a home, research the local housing market to determine how quickly you might build equity, as some markets appreciate faster than others.

The cons of buying a home while serving

While buying a home has upsides, it’s not without risks. To make an informed buying decision, consider these potential drawbacks:

Frequent relocations

Service members are known for receiving orders to relocate every few years or even to deploy overseas. If you just bought a home, relocating and leaving it behind could be challenging.

However, there are ways to mitigate the transition. For example, you could rent out the home while you’re gone or have your family stay in it during your deployment. If needed, you can always sell the home and use the sale proceeds to buy another at your new duty station.

Maintenance responsibilities

As a homeowner, you’ll be on the hook for property repairs and upkeep. This requires putting in extra work outside of your job and/or hiring contractors to respond to maintenance issues.

As a rule of thumb, you should put aside 1-4% of your home’s value each year to put toward maintenance and repairs. That way, you’ll be more prepared to handle the upkeep costs.

Cost risks

Of course, homeownership costs aren’t 100% predictable. For example, you could be hit with an unexpected roof repair or a hike in your local property tax rate. Plus, there’s always the chance that your property’s value could dip due to an economic downturn or neighborhood blight.

That said, if you do your due diligence and time your eventual resale right, you can avoid many of the risks associated with real estate investing.

Financing options for buying a house in the military

One of the most important decisions you’ll make when buying a home is how to finance it. Fortunately, you have many options, including VA loans, conventional loans, and FHA loans. The right fit will depend on your personal circumstances. Here’s what to know about each loan:

VA loans

VA loans are mortgages backed by the Department of Veterans Affairs (VA). Unlike most home loans, they don’t require a down payment, mortgage insurance, or a high credit score. Instead, they offer a low barrier to entry to encourage service members to become homeowners.

To qualify for a VA loan, you must be an eligible veteran, active service member, or surviving spouse of a veteran. You must also pay a one-time funding fee of up to 2.15% if it’s your first VA loan (or up to 3.3% if not) and move into the property within 60 days of closing.

Not sure where to start? Rocket Mortgage^® can help you get preapproved for a VA loan today.

Conventional loans

Conventional loans are mortgages not guaranteed by the federal government. They’re offered by private lenders who typically require a higher credit score and down payment than government-backed lenders do.

However, if you already have a high credit score and want to avoid VA loan funding fees, conventional loans could be a good option.

FHA loans

FHA loans are mortgages insured by the Federal Housing Administration (FHA). They’re designed to help lower-income and first-time homebuyers qualify for a home loan with credit scores as low as 500-580 and down payments as low as 3.5%.

That said, FHA loans do require you to pay mortgage insurance for the duration of the loan, or for the first 11 years if you put down 10% or more.

Rocket Mortgage is not acting on behalf of FHA or HUD.

How to buy a house in the military

If you’re ready to buy a house as a service member, follow these steps:

1. Work with a military-friendly real estate agent

Find an agent who has experience helping service members move and buy homes. This could be a certified Military Relocation Professional (MRP) or any licensed agent familiar with how permanent change of station (PCS) moves and deployments work.

2. Consider your financing options and get preapproved

Start exploring financing options by getting preapproved for a mortgage. Getting preapproved gives you a better idea of your home budget and strengthens your offers by showing sellers that you have funding and you’re serious about buying.

To get preapproved, lenders typically ask you to report your credit score, income, debt, and any savings—just enough to extend a preliminary loan offer. Rocket Mortgage^® makes it easy by asking a few survey questions that take just a few minutes to answer online.

3. Start touring properties

With your preapproval letter in hand, you can start touring properties. Try to see homes in person, if possible. Otherwise, you can often tour them virtually via virtual tours included in the listing. The goal is to get a sense for the space and make sure it meets your wants and needs.

4. Make an offer

Once you’ve decided on a home to buy, it’s time to make an offer. Have your agent draft and submit an offer letter for the seller to accept, reject, or counter. If they counter, keep negotiating until you find an acceptable compromise, but don’t be afraid to walk away if the deal isn’t right.

5. Schedule an inspection

A home inspection is a crucial step that verifies the property’s condition and alerts you to any red flags. Typically, you make your offer contingent upon the property passing a professional home inspection that you schedule within a limited due diligence period.

Avoid waiving the inspection, as this can expose you to significant risks, and whatever is found during the inspection can be leveraged during the negotiation process. 

According to HomeAdvisor, home inspections cost an average of $343, with most homeowners paying between $296 and $424.

6. Close on the home

If the home passes its inspection, you can move on to the closing table. This is where you sign closing documents, including the property title to your new home and a mortgage agreement outlining your loan terms and monthly payments.

You may also need to pay closing costs, which can range from 3% to 6% of the purchase price. While sellers sometimes cover these costs, they don’t always. If you’re responsible for them (or a down payment), bring a cashier’s check, as personal checks usually aren’t accepted.

Is buying a home while in the military a good idea?

It depends on your financial situation. Before deciding, carefully weigh the housing market, your budget, and how long you think you’ll stay.

Evaluate the real estate market

These days, you can find lots of data online about home values, sales, and other trends. Research your market to avoid inflated home prices or buying during a seller’s market when you have little negotiation power.

In addition, research the local rental market to evaluate whether you could rent out the house to cover the cost of your mortgage if you need to move quickly.

Consider your budget

Homeownership costs can add up fast. Before shopping for a home, calculate what you can realistically afford in terms of a monthly mortgage payment, home insurance, property taxes, utility expenses, and regular maintenance costs.

Think about how long you’ll stay

The longer you stay in a home, the more time it’ll have to appreciate. If you’re forced to move too soon, you could miss out on financial gains and trigger selling headaches. That’s why many experts recommend owning a home for at least 5 years. Otherwise, it may be better to rent.

FAQs

Is buying a home while I’m on active duty a good idea?

Potentially. It depends on whether you’re financially ready to buy a home and you’ll stay long enough to justify the investment.

Do I have to use a VA home loan to buy a home?

No, you can also buy a home with a conventional loan or an FHA loan. These can be good options if you want to avoid VA loan funding fees.

What happens to my mortgage if I get deployed after buying a home?

If you get deployed after you buy a home, your family can keep living in it or rent it out, so you don’t need to sell or refinance the loan. Otherwise, you can always sell the home to pay off the loan and buy another house later.

Worried about keeping up with payments or foreclosure? You may be entitled to protections through the Servicemembers Civil Relief Act (SCRA).

Can I rent out my home while on active duty?

Yes, if your mortgage, local zoning, and HOA rules (if applicable) allow it. Renting out your home lets you keep owning it, earn passive income, and continue to build equity. However, it also comes with added tenant management and maintenance responsibilities.

Can I use a VA loan more than once?

Yes, you can get as many VA loans as you like, so long as you qualify and have remaining entitlement (the maximum loan amount the VA is willing to guarantee for you).

The bottom line: With proper planning, military home ownership is possible

Buying a home while serving in the military can be a smart financial move. With VA loans, tax breaks, and the opportunity to build equity, there are many benefits. However, it’s not the right path for everyone, and you must weigh your options carefully.

Ultimately, the best decision depends on your unique financial situation, how long you expect to stay in one place, and your long-term goals. Thinking about taking the next step? Start by learning more about VA loans or speaking to one of our loan experts.

Rocket Mortgage is a VA-approved lender, not endorsed or sponsored by the Dept. of Veterans Affairs or any government agency.