Got PCS orders to Oʻahu?
Start here.

• 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 (POA). 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 them before using one. Your base legal office (JAG) can often help prepare it. If you would rather use a private attorney, I can refer you to one I trust.
• Inspections. You don't need to be there. The inspector sends a written report with photos, and we go over it together. Need one? I can refer you to trusted inspectors, and you choose who to hire.

• 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's 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. For a condo or a townhome in an association, the project itself generally needs to be VA approved. You can check the VA condo search (opens in a new tab), and I check this before we write an offer.
• 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.

• A guide, not an approval. Many families use their Basic Allowance for Housing (BAH) as a guide for a comfortable monthly payment. BAH is a helpful reference, but your lender sets your approval.
• Know your number. Your BAH depends on your rank, dependents and duty station, so check the official DoD BAH calculator (opens in a new tab) for your exact number.
• Count the whole payment. Remember a payment includes taxes, insurance and any association fees. Many families aim for a total payment they're comfortable with.

• Joint Base Pearl Harbor-Hickam (JBPHH). On the south shore near the airport. Many buyers 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 buyers 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.

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.

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.

• 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.

• Designations. I hold the Military Relocation Professional (MRP) and Certified Full Service Professional (CFSP) designations. Helping military families is one of my favorite parts of this work.
• Pilot habits. Before real estate, I flew as a pilot with a commercial rating, and I'm a senior member of the Civil Air Patrol.
• Family. I live in Ewa Beach with my wife Amanda and our four kids. My office is with Coldwell Banker Realty in Kailua.
• No surprises. I check VA condo approval before we write an offer, and association rental rules up front.