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The PCS JOES Heroes Bonus is a dedicated incentive offered by our network of veteran Realtors and military-spouse agents. Inspired by the invaluable military discounts our own family has benefited from, we’re proud to extend this exclusive bonus to honor and give back to our veteran clients.

For Home Buyers: When you purchase a home through one of our trusted PCS JOES agents, 10% of your agent’s commission is credited towards your closing costs.

For Home Sellers: When you sell your property with a PCS JOES partner agent, you’ll receive an up-front 10% discount on the portion of listing fees not shared with the buyer’s broker

Determining how much home you can afford is one of the most important steps in the home-buying process. Here’s how to calculate it and make a confident decision:

1. Evaluate Your Monthly Budget

Understanding how much home you can afford starts with your budget. Calculate your total monthly income and subtract current expenses like debt payments, savings, and discretionary spending. Financial experts recommend spending no more than 28% of your gross monthly income on housing, including your mortgage, taxes, and insurance.

2. Use Your Basic Allowance for Housing (BAH)

If you’re in the military, your Basic Allowance for Housing (BAH) can help determine how much home you can afford. BAH rates vary by location and rank, so check your current rate to estimate how much it will contribute toward your housing costs.

3. Get Pre-Approved for a Mortgage

A lender’s pre-approval is one of the best ways to know exactly how much home you can afford. Pre-approval considers your credit score, debt-to-income ratio, and VA loan eligibility. Military buyers using VA loans often qualify for higher amounts thanks to competitive rates and no down payment.

4. Use Online Affordability Calculators

Online tools designed for military buyers can help you estimate how much home you can afford. These calculators factor in income, debts, interest rates, and loan types to give you a realistic affordability range.

Need Help Calculating How Much Home You Can Afford?
Use our trusted lender’s VA loan calculator from Loan Depot to quickly estimate your budget. This tool factors in VA loan benefits, interest rates, and your unique financial situation to give you an accurate idea of what you can afford.

5. Account for Hidden Costs

To avoid surprises, factor in additional expenses like property taxes, homeowners insurance, HOA fees, and maintenance costs. If you’re using a VA loan, consider whether the VA funding fee applies to your situation, as it can impact your overall budget.

Still asking yourself, “How much home can I afford?”
Let the PCS JOES Concierge service help! We’ll connect with our military-friendly lenders to help you form your budget and get preapproved. Trust PCS JOES to simplify your home-buying journey.

Why Prequalification Matters When Buying a Home

Before starting your home search, it’s essential to get prequalification to understand your buying power. While not required, it gives you a clear estimate of what you can afford and helps you secure the best VA loan terms.

A lender reviews your income, debts, and financial details to determine your estimated loan amount. This step is crucial because it prevents wasted time on homes outside your budget and makes your homebuying journey smoother and faster.

What Is Prequalification?

Prequalification is an initial assessment of your financial situation. Unlike preapproval, which requires a credit check and full documentation, prequalification is based on self-reported information. It gives you a rough estimate of how much you may be able to borrow.

How Prequalification Works:

1. Submit financial details – Provide your estimated income, assets, and debts to a VA lender.
2. Get an estimated loan amount – The lender reviews your information and provides a loan range.
3. Start home shopping with confidence – Knowing your estimated VA loan eligibility helps you focus on homes within your price range.

Why Prequalification Is Key to a Successful Home Search

1. Helps You Set a Realistic Budget

Without getting prequalified, you could waste time looking at homes outside your financial reach. By knowing your VA loan estimate early, you can shop within your budget and avoid disappointment.

2. Makes You a More Competitive Buyer

Sellers and real estate agents take prequalified buyers more seriously. While preapproval is even stronger, prequalification shows you are financially prepared to buy a home.

3. Speeds Up the VA Loan Process

Since lenders already have an overview of your finances, prequalification can speed up the transition to preapproval and final loan approval when you find a home.

4. Helps You Identify Potential Loan Issues

During prequalification, your lender might identify debt-to-income (DTI) concerns, low credit, or funding fee requirements. Addressing these early ensures a smoother VA loan process.

5. Shows You the Best VA Loan Options

Prequalification allows you to compare lenders and explore VA loan interest rates, fees, and terms before making a commitment.

Does Prequalification Guarantee a VA Loan?

No, prequalification is not a loan guarantee. Since it’s based on self-reported financial information, the lender does not verify:

• Income and employment
• Credit score and debt history
• Bank statements and assets

To secure a VA loan, you’ll need to get preapproved, which involves full financial verification.

If you’re planning to buy a home in 2025, understanding how bidding wars and competition impact the market is crucial. Check out this guide on homebuying strategies for 2025 to learn how to position yourself for success.

How to Get Prequalified for a VA Loan

The process is simple and fast:

1. Contact a VA-approved lender – Work with a VA loan officer to discuss your homebuying goals.
2. Provide basic financial details – Share your estimated income, debts, and assets (no documentation required).
3. Get your prequalification estimate – Your lender provides a rough loan amount range.
4. Start your home search – Use your estimate to shop for homes within your budget.

Get Prequalified and Start Your VA Loan Journey Today

Prequalification is the first step toward homeownership with a VA loan. Even though it’s not a loan guarantee, it gives you a financial roadmap and helps you shop for homes with confidence.

👉 Get Prequalified with a VA Loan Officer Today and start your successful home search!

Do I Need a Home Inspection with a VA Loan?
Absolutely. While a VA loan includes a required VA appraisal, it’s important to know that an appraisal is not the same as a home inspection. The VA appraisal assesses the property’s value and basic safety standards, but it won’t uncover hidden issues like a failing HVAC system or plumbing problems.

A home inspection goes deeper, giving you a detailed picture of the property’s condition. This can save you from costly surprises and ensure your investment is sound. Plus, you’ll gain peace of mind knowing you’ve done your due diligence.

Why Hire a Home Inspector?
Hiring a professional inspector helps you:

• Identify potential repairs or maintenance needs.
• Make informed decisions about moving forward with the purchase.
• Negotiate repairs or credits with the seller if issues are found.

Our military-friendly realtors can connect you with trusted inspectors and help you understand the results.

If you’re considering whether to hire a home inspector, check out this helpful article on why a home inspection is so important. This guide from Realtor.com covers what to expect from the inspection process and how it can protect your investment.

Should You Get a Home Inspection for a New Build?
Absolutely! While new homes may seem flawless, even top-tier builders can overlook details. Construction involves multiple subcontractors and tight timelines, which can lead to missed finishes or hidden issues. A third-party home inspection ensures that every corner of your new build meets quality and safety standards.

Why is a Home Inspection Important for New Builds?

• Catch Hidden Issues: Inspectors often find problems like improper wiring, plumbing errors, or incomplete installations.
• Hold Builders Accountable: Builders usually offer a warranty period—an inspection ensures they address issues before that window closes.
• Avoid Costly Repairs: For example, during the purchase of my own new build in San Antonio, our inspector discovered every single window in the house was defective. Thanks to that inspection, we saved over $50,000 in repairs that the builder ultimately covered.
• Gain Peace of Mind: You’re making a significant investment; an inspection gives you confidence in your purchase.

New Doesn’t Always Mean Perfect
Even with a brand-new home, a professional inspector can provide a fresh set of eyes and help protect your investment. It’s a small price to pay for long-term peace of mind.

For a deeper dive, don’t miss our blog: Why Every New Build Home Needs an Inspection: Unmasking the Myths

Receiving a low home appraisal can feel like a roadblock, but it doesn’t have to derail your plans. There are several ways to address the issue and keep your home-buying journey on track. Here’s how to handle the situation, including VA-specific options designed to help military buyers.

1. Renegotiate the Sale Price After a Low Home Appraisal

A low home appraisal provides an opportunity to renegotiate with the seller. Many sellers are open to lowering the price to match the appraised value, especially if they’re motivated to sell. Your realtor can guide you through this process using the appraisal report as leverage.

2. Cover the Difference Out of Pocket

If renegotiation isn’t successful, you can choose to pay the difference between the appraised value and the contract price out of pocket. For instance, if the contract price is $300,000, but the home appraisal comes in at $290,000, you’d cover the $10,000 gap. This option might make sense if the home is your dream property or you’re confident in its long-term value.

3. Challenge the Home Appraisal with VA-Specific Options

If you’re using a VA loan, you have unique options to challenge a low appraisal:

Tidewater Initiative: Submit Comparable Properties

Not satisfied with the initial home appraisal? Your lender can invoke the Tidewater Initiative. This allows your real estate agent to submit additional comparable properties to better reflect the home’s value. The appraiser then reviews these comps before finalizing the report. Learn more about the Tidewater process here.

Reconsideration of Value (ROV): Appeal the Appraisal

Even if the home appraisal is finalized, hope isn’t lost. Your lender can request a Reconsideration of Value (ROV) through the VA appeals process. By providing updated market data or additional comparable sales, they can push for an adjusted appraisal.

4. Walk Away with Appraisal Contingency Protection

If the low appraisal creates a financial gap that can’t be resolved, you can back out of the deal without penalty. Most contracts include an appraisal contingency, which protects your earnest money if the deal falls through due to the appraisal.

5. Use Seller Concessions or VA Loan Flexibility to Offset a Low Home Appraisal

Some sellers may offer concessions, such as covering closing costs, to offset a lower appraisal. VA loans also provide flexibility, such as rolling certain costs into your mortgage. Work with a military-friendly lender to explore these options.

PCS JOES Can Help You Navigate a Low Home Appraisal

A low home appraisal doesn’t have to stop you in your tracks. Whether it’s leveraging VA-specific options like the Tidewater Initiative, renegotiating, or requesting a Reconsideration of Value, PCS JOES is here to guide you every step of the way. Sign up for our free PCS JOES Concierge Program to take control of your home-buying journey today!

Are Solar Panels a Smart Choice for Military Families?
For active-duty service members, solar panels can offer some benefits, but there are significant challenges to consider. Frequent PCS moves and unique financial situations might make them less practical. Here’s what you need to know:

1. Return on Investment:
Solar panels are a long-term investment, often requiring several years to recoup the installation costs through energy savings. If you’re likely to move in a few years, you may not stay in the home long enough to see a financial return.

2. Selling Challenges:
Owning or leasing solar panels can complicate the sale of your home. Buyers may hesitate to take over a lease or inherit a financial obligation they didn’t plan for. Worse, a solar panel lease could impact the buyer’s Debt-to-Income (DTI) ratio, making them ineligible for financing—especially since many buyers are already shopping at the top of their prequalification amount. This can delay or even derail your home sale.

3. Beware of Scams:
The military community is often targeted by aggressive solar sales tactics. Be cautious, thoroughly vet any company, and read all agreements carefully to avoid being locked into unfavorable terms.

What’s the Best Move for You?
Before committing to solar panels, consider your long-term housing plans and financial situation. For many military families, energy-efficient appliances or short-term renewable energy solutions might be a better fit. Always consult a financial advisor or real estate professional to ensure your decision aligns with your goals.

If you’re pondering going solar, get illuminated with our article: 7 Urgent Reasons to Avoid Solar Panels | For Military Homeowners.