How to Choose the Right Neighborhood During a PCS

Heidi Robbins

Aug 31

3 min read

Updated: 3 days ago

You can change almost anything about a house, but not where it is. As a military spouse for more than 30 years and an Arlington Associate Broker with 560+ transactions, I help families pick the right neighborhood first, then the right house.

Start with your priorities

Rank what matters most to your family: commute, schools, space, walkability, budget, resale value and things to do. Your top three will narrow the map quickly.

City, suburb or rural?

City living: walkable, close to transit, restaurants and culture, with smaller homes, higher prices per square foot and more noise.
Suburbs: more space and yards, and family amenities, with more driving and HOA rules in many communities.
Rural living: land, privacy and quiet, with longer drives to base, schools and shopping, and sometimes fewer internet options.

Think about this tour specifically. Ages of kids, the service member's schedule and how long you'll be there all change the answer.

Weigh the commute

Test it at rush hour, from the house to the gate or office, before you make an offer.
Look at transit: a home near a train or bus line can open up more neighborhoods.
Count the cost: gas, tolls, parking and time. A cheaper home farther out can cost more in the end.
Make the most of the drive if you do commute: audiobooks, podcasts, a language app or a call with family can turn the time into something you look forward to.

Up-and-coming neighborhoods

Buying in an area that's improving can mean a lower price and more appreciation. Signs to look for:

New businesses opening, especially coffee shops, grocery stores and restaurants.
Public investment: new transit, parks, schools or road projects. Check the county's planning website.
Renovations on the street and new construction nearby.

Be careful, too. Change can take longer than expected, plans can be delayed, and you may move before the area improves. Buy a home you'll be happy in today.

Research from afar

Online tools: listing sites, map street views, school information and public crime maps from the local police department.
Flood risk: check FEMA's Flood Map Service Center for any address.
Social media: the local spouse page and neighborhood groups give you an honest feel, but read them with a grain of salt.
Virtual tours: I can do live video walk-throughs of homes and neighborhoods.
Visit if you can: walk the street at different times of day.

Fair housing rules mean agents don't characterize neighborhoods by who lives there or whether they're "safe." I'll give you the data sources and help you see the neighborhoods for yourself.

Making a quick decision

Make a checklist for each neighborhood and score it.
Narrow to two or three.
Trust your instincts along with the data.
Have a backup plan in case the market moves fast.

After you move in

A new neighborhood takes time to feel like home. My settling-in guide has a 30-day plan for meeting neighbors, finding doctors and exploring the area.

In Northern Virginia

Northern Virginia gives you every option, from walkable Arlington and Alexandria to the suburbs of Fairfax, Prince William and Loudoun counties. My neighborhood guide compares them, and the pages for the Pentagon, Fort Belvoir, Quantico and Joint Base Myer-Henderson Hall cover the commutes. Metro serves many of the closer-in neighborhoods.