Stage 5 — Pick a Realtor at the New Base

If you decided to buy at the new base (Stage 4's other fork is renting — more on that in a second), the single highest-leverage decision you make is which agent represents you. A military-experienced buyer's agent is the difference between closing on time, on a VA loan, from 800 miles away — and a deal that falls apart two weeks before your Report Date.

First, make sure buying is even the right call. A PCS is a short clock, and a short clock changes the rent-vs-buy math. If you haven't run it, do that before you hire anyone: the Rent vs Buy calculator computes a break-even by tour length, so you're not buying a house you'll have to sell at a loss in 24 months. If it points to renting, skip this whole stage and go to the area guides and the apartments layer — renters don't need a buyer's agent.

A buyer's agent is (almost always) free to you

The thing that confuses first-time military buyers: as the buyer, you typically don't pay your agent's commission out of pocket — it's customarily paid from the transaction by the seller's side. (Commission structures have been shifting industry-wide, so confirm exactly how your agent is compensated in writing up front — but the takeaway stands: representation is usually not a cash cost to you.) There is no reason to go unrepresented to "save money" you weren't going to spend. An unrepresented buyer just hands the seller's agent both sides.

What "military-experienced" actually means

Plenty of agents will say they "work with military." The ones who actually do can answer these without flinching — so ask:

1. "How many VA-loan closings did you do in the last year?" VA loans have their own appraisal rules, timelines, and fee restrictions (Stage 7). An agent who rarely touches them will write a contract that trips on them.
2. "How do you handle a buyer who can't physically be here?" You're probably buying remotely (Stage 6). You want video walkthroughs done for you, a willingness to be your eyes, and comfort with electronic signing — not "come back when you're in town."
3. "What happens to my earnest money and my contract if my orders change?" A PCS can shift or cancel. A military-savvy agent builds in the contingencies that protect your deposit if the move evaporates.
4. "What do you know about the BAH and the commute for the areas I'm considering?" They don't need to quote your BAH (you pull that yourself — we never fabricate it), but they should know the neighborhoods, the gate-commute reality, and which areas hold value. Cross-check them against our honest area guides.
5. "Are you the one I'll work with, or a junior on your team?" Fine either way — just know who's actually answering your texts at 9pm when an offer's due.

Where to find one

• Referrals from your gaining unit. Someone in your new command bought here recently. That referral is worth more than any ad.
• The installation housing/relocation office and Military OneSource, which offers free relocation assistance and can point you to resources at the new base — militaryonesource.mil.
• Our partner directory — when it's live, this is where we'll connect you with agents we've vetted specifically for the military-relocation playbook at each base. (It's not live yet; we're vetting now. We'd rather show you nothing than a directory of agents who paid to be listed.)

Red flags

• Pushes you to buy when your tour is short and the numbers say rent.
• Can't or won't work with you remotely.
• Vague on VA loans, or steers you to a conventional loan "because it's easier" without explaining what you'd give up.
• Wants you to use their in-house lender with no comparison. Shop the loan separately (Stage 7) — your agent and your lender should be two independent choices.

What to do this stage

1. Confirm the buy decision with the Rent vs Buy calculator if you haven't.
2. Line up two or three agent conversations from real referrals — not the first name off a sign.
3. Ask the five questions above; hire the one who answers them like they've done this with military families before.
4. Get the compensation arrangement in writing before you tour a single house.

Next — Stage 6: House hunt remotely — running the actual search from across the country without getting burned.