Aloha, I’m Matt Ball, a REALTOR® with Coldwell Banker Realty in Kailua. I live in Ewa Beach with my wife Amanda and our four kids. I hold the Military Relocation Professional (MRP) and Certified Full Service Professional (CFSP) designations, and helping military families is one of my favorite parts of this work.
Before real estate, I trained as a commercial pilot, and I’m a senior member of the Civil Air Patrol. I like checklists and clear plans, and a PCS move needs both. This page walks through the basics so you can feel prepared, not rushed.
When You Get PCS Orders: A Simple Timeline
Right away. Talk with a VA-experienced lender and get pre-approved. Request your Certificate of Eligibility (COE) if you don’t have it. Ask your sponsor or the installation housing office about base housing options, so you can compare living on base with buying.
Next few weeks. Decide which base you’ll report to and what commute you can live with. Make a short list of areas. We can set up a home search so you see new listings as they come up.
Before you fly. Tour homes by video, make an offer if the right one comes along, and line up inspections, the appraisal and closing. Many families also choose to rent short term first and buy once they arrive. Both paths can work.
After you land. Do a final walk-through, close, and get settled.
Buying Before You Arrive
You can buy a home on Oʻahu while you are still stationed somewhere else. Here is how it usually works.
Virtual tours. I walk homes live on video, open closets, check the views from the lanai, and show you the street and nearby roads. You ask questions in real time.
Remote signing. Much of the paperwork can be signed electronically. Some closing documents need a notary, and your title and escrow company will explain the options.
Power of attorney, in plain terms. A power of attorney lets someone you trust, often a spouse, sign for you if you are deployed or unavailable. Lenders and escrow usually need a specific POA for the property, so check with your lender and escrow before using one. Your base legal office (JAG) can often help prepare it.
Inspections. You don’t need to be there. The inspector sends a written report with photos, and we go over it together.
Using a VA Loan in Hawaii
Yes, you can use your VA loan in Hawaii, the same as anywhere else in the U.S.
No down payment for eligible buyers. With full entitlement, a VA loan often lets you buy with no down payment and no monthly mortgage insurance. You still need lender approval based on your income, credit and debts.
VA funding fee. Most VA buyers pay a one-time funding fee. It is a percentage of the loan amount and depends on your down payment and whether it’s your first VA loan. It can be rolled into the loan. Buyers who receive VA disability compensation, and some others, don’t pay it. Your lender can confirm your amount.
VA appraisal. The VA orders an appraisal to confirm the home’s value and check basic property standards. If it comes in low, we have options to talk through, such as renegotiating with the seller.
Condos need VA approval. If you are looking at a condo or a townhome in an association, the project itself generally needs to be VA approved. You can check the VA’s condo search, and I check this before we write an offer.
BAH as a budgeting reference. Many families use their Basic Allowance for Housing (BAH) as a guide for a comfortable monthly payment. Your BAH depends on your rank, dependents and duty station, so check the official DoD BAH calculator for your exact number. Remember a payment includes taxes, insurance and any association fees.
VA assumptions. Some Oʻahu homes have VA loans that a buyer can take over, sometimes at a lower rate than today’s. Ask me about these, because they come with their own steps.
The Main Bases and Nearby Areas
Here is a plain overview. Commute times change a lot with traffic and the time of day, so it’s worth driving your route at rush hour if you can.
Joint Base Pearl Harbor-Hickam (JBPHH). On the south shore near the airport. Many families look at Ewa Beach, Ewa, Kapolei, Waipahu, Aiea and Pearl City, along with parts of Honolulu.
Schofield Barracks. In central Oʻahu near Wahiawa. Nearby areas include Mililani, Wahiawa and Waipio, with the North Shore a little farther out.
Marine Corps Base Hawaii (MCBH) Kaneohe Bay. On the Windward side. Kailua and Kaneohe are the closest areas, and families also look at Waimanalo and the communities along Kahekili Highway. My office is in Kailua, so I know this side well.
Ewa Beach and Kapolei. This is where I live. You’ll find a mix of newer master-planned communities, townhomes and single-family homes, with access to JBPHH via Fort Weaver Road and the H-1.
I’m happy to describe homes, commutes, and what is nearby. I’ll always leave it to you to decide which area fits your family best.
Renting Out Your Home on the Next PCS
Many military families keep their Oʻahu home as a rental when they move on. A few things to think about early:
- Occupancy. A VA loan requires you to intend to live in the home as your primary residence. Renting it out after a later PCS is common, but ask your lender how it applies to you.
- Entitlement. Keeping a VA loan on a rental can tie up part of your entitlement for your next purchase. A lender can show you what’s left.
- Management. If you won’t be on island, a licensed property manager can handle tenants, repairs and rent collection.
- Association rules. Some condo and townhome associations have rental rules, such as minimum lease terms. I check these up front.
- Taxes and insurance. Talk with a tax professional and your insurance agent about switching the home to a rental.
Frequently Asked Questions
How early should I start if I have PCS orders to Oʻahu?
As soon as you have orders. Get pre-approved with a VA-experienced lender first, then we can start looking. Starting early gives you more choices and less stress.
Can I use my VA loan in Hawaii?
Yes. VA loans work in Hawaii the same way they do in other states, and eligible buyers with full entitlement can often buy with no down payment.
Can I buy a home before I arrive on Oʻahu?
Yes. Many buyers tour by live video, sign much of the paperwork electronically, and get inspection reports online. Some documents need a notary, and escrow will walk you through that.
What is the VA funding fee?
A one-time fee paid on most VA loans, based on a percentage of the loan amount. It can be financed into the loan, and buyers who receive VA disability compensation are generally exempt.
Can I buy a condo with a VA loan?
Yes, if the condo project is VA approved. I check approval before we make an offer so there are no surprises.
Which areas are closest to the main bases?
Ewa Beach, Kapolei, Waipahu and Aiea are common choices for JBPHH. Mililani and Wahiawa are near Schofield Barracks. Kailua and Kaneohe are near MCBH Kaneohe Bay.
Should I use my BAH to decide my budget?
BAH is a helpful reference, but your lender sets your approval. Many families aim for a total payment, including taxes, insurance and association fees, that they’re comfortable with.
Can I rent out my home when I PCS again?
Many families do. You need to intend to live in the home first, and it’s smart to plan for management, association rental rules and how a rental affects your VA entitlement.
Let’s Talk Story
If you have orders, or you think they’re coming, I’d love to help you think it through. No pressure, just a conversation about your timeline and what matters to your family.
Call or text me at 808-256-5039, or email matt@mattballrealestate.com.
Matthew Ball, REALTOR® RS-83609, Coldwell Banker Realty
