Military Relocation Guide
Your 90-day countdown from orders to keys — how to get pre-approved, find the right home, and close on the military timeline, on either side of post.
PCSing to Fort Campbell comes with a clock, and buying a home inside that clock feels impossible until you have a plan. The good news: a standard home purchase runs about 30 to 45 days from accepted offer to closing, so a 90-day runway gives you room to get pre-approved, find the right home, and close — often before your report date.
Fort Campbell sits right on the Tennessee–Kentucky line. You can settle in Clarksville and Montgomery County on the TN side, or in Oak Grove, Hopkinsville, and the rest of Christian County on the KY side — all within a reasonable commute to post. This timeline keeps you on track no matter which side of the line you choose.
If you’re eligible, the VA loan is one of the strongest tools in the country: $0 down payment, no monthly mortgage insurance (PMI), and rates that typically run below conventional loans. As of June 2026, VA 30-year rates have been running roughly a quarter to a half point under comparable conventional rates. Service members with a service-connected disability rating are usually exempt from the VA funding fee entirely.
The earliest moves are the most valuable. Lock these in as soon as you have orders.
Your lender can usually pull it instantly through the VA portal. It confirms your VA loan entitlement.
A verified pre-approval tells you your true budget and makes your offer competitive. Use a lender experienced with VA loans and military timelines.
An agent fluent in Fort Campbell PCS moves, BAH, and both the TN and KY sides will save you weeks. (That’s exactly what we do.)
LES, orders, COE, ID, and bank statements. Having these ready keeps underwriting from stalling later.
Your Basic Allowance for Housing is the anchor for what’s comfortable. We’ll map a payment that fits BAH with room for taxes, insurance, and savings.
Clarksville/Montgomery County, TN vs. Oak Grove/Hopkinsville/Christian County, KY — each has different commutes, taxes, schools, and price points. We’ll compare them head to head.
Lock your must-haves (bedrooms, commute, schools, yard) and start touring — in person or by video if you’re not in town yet.
If you’ll travel to look, plan the trip now so your best touring days line up with fresh inventory.
Many PCS buyers tour and decide inside a single weekend. With pre-approval in hand, you can move the moment you find the one.
We structure your offer to compete — and we negotiate seller concessions. VA rules allow a seller to contribute toward your closing costs and even the funding fee.
Inspection items, closing timeline, and who pays what often matter as much as the number. This is where local experience pays off.
Congratulations — now the clock really matters. These steps run in parallel.
Even with a VA appraisal coming, a private inspection protects you. Order it within days of going under contract.
Your lender orders the VA appraisal, which confirms value and that the home meets VA Minimum Property Requirements (MPRs).
Once you’re confident in the closing date, lock your rate so a market move doesn’t change your payment.
Respond to document requests the same day when you can. Delays here are the number-one reason closings slip.
If the appraisal or inspection turns up items, we negotiate repairs or credits. VA appraisals sometimes require specific fixes before closing.
Shop and bind a policy. Your lender needs proof of coverage before closing.
Schedule your HHG move and turn on electric, water, gas, and internet for your closing date.
No new cars, credit cards, or large deposits. Underwriting re-checks your file right up to closing.
You’ll receive the CD at least 3 business days before closing. It lists your final loan terms and exact cash to close — compare it to your estimate and ask about anything that changed.
Even with $0 down, you’ll typically bring some funds (or have them covered by seller/lender credits). Confirm wiring instructions directly by phone to avoid fraud.
Get written confirmation from your lender that you’re “clear to close.”
Within 24 hours of closing, confirm the home’s condition, that agreed repairs were done, and that nothing was damaged in the seller’s move-out.
Sign your documents at the title company or closing attorney. In TN, title companies typically handle closings; in KY, an attorney is often involved.
Once the loan funds and the deed records, the home is yours. Then we get you settled into the Clarksville / Fort Campbell community.
The VA funding fee is a one-time cost that keeps the VA loan program running. It can be paid in cash, rolled into your loan, or covered by seller concessions. The 2026 purchase rates below depend on your down payment and whether you’ve used your VA benefit before. If you receive VA disability compensation (any rating), you are generally exempt and pay $0.
| Down Payment | First-Time Use | Subsequent Use |
|---|---|---|
| Less than 5% (including $0 down) | 2.15% | 3.30% |
| 5% to 9.99% down | 1.50% | 1.50% |
| 10% or more down | 1.25% | 1.25% |
| Disability-exempt borrowers | $0 — exempt | $0 — exempt |
Example: A first-time VA buyer purchasing a $350,000 home with $0 down would have a funding fee of about $7,525 (2.15%), which can be financed into the loan rather than paid in cash. Putting 5% down would cut that to 1.50%. A disability-exempt buyer pays nothing.
VA guidelines allow a seller to contribute toward your closing costs — and in many deals we negotiate the seller to cover the funding fee or prepaid items. In a balanced market, this is one of the most powerful ways to keep cash in your pocket while still using $0 down. We build this into your offer strategy from the start.
Interest rates and funding-fee rules can move. The figures here reflect June 2026. Before you set your budget, get a current quote from a VA-experienced lender — I’m happy to connect you with ones who close on military timelines.
Let’s start your 90-day clock the right way. I help relocating service members and their families buy on both the Tennessee and Kentucky sides of post — from first pre-approval to keys in hand — and I know how to move fast when leave windows are tight. Reach out before you arrive and we’ll have your plan, your budget, and your search ready the day you land. Thank you for your service.
See How I Help PCS FamiliesOr call or text Casey directly: 270-498-2232This guide is provided for general educational purposes and reflects market conditions, tax rates, and loan-program figures as of June 2026. It is not legal, tax, financial, or lending advice. Real estate taxes, closing costs, loan terms, and rates change frequently and vary by property, lender, and individual circumstances. Confirm all figures with your lender, closing attorney or title company, and a qualified tax professional before making decisions. Casey Brown is a licensed real estate broker in Tennessee and Kentucky with Keller Williams Realty. Each Keller Williams office is independently owned and operated. Equal Housing Opportunity.