10 PCS Tips for Home Buyers Moving to San Antonio, Texas
Are you a military home buyer who is getting ready to PCS to San Antonio, Texas? As you prepare for your move, it's important to keep in mind some tips to help make the process as smooth as possible. In this blog, we'll share 10 PCS tips for home buyers moving to San Antonio, Texas. Start Your Home Search Early: San Antonio is a popular city with a competitive real estate market. Starting your home search early will give you more time to find the right home and make an offer before someone else does. Realtors recommend 60-90 days in advance of your PCS move to get familiar with prices and different neighborhoods. This will allow for smooth house hunting when you get boots on the ground. Choose a Neighborhood That Fits Your Lifestyle: San Antonio has many great neighborhoods to choose from. Consider your lifestyle, commute, and other factors when choosing a neighborhood that best suits your needs. Work with a Local Real Estate Agent: A local real estate agent who is familiar with San Antonio's housing market can help you navigate the process of buying a home in the city. They can provide you with valuable information about neighborhoods, schools, and the local real estate market. For example, many Military Members prefer certain school districts, Neighborhoods, and Cities for quicker commute times to the base and a good reputation for the school district. Utilize Military Resources: The military provides a range of resources and services to help military families with PCS moves. Take advantage of these resources, such as housing assistance and financial counseling, to help make your move to San Antonio as smooth as possible. Consider Your Commute: San Antonio is a large city, and your commute to work can take a lot of time if you're not careful. Consider the proximity of your potential new home to your workplace to help minimize your commute time. Keep in mind Commutes from I35 and 1604 times can vary drastically around Peak hours 8 AM & 5 PM Understand the Texas Real Estate Market: Texas has a unique real estate market compared to other states, and it's important to understand the differences before buying a home. Not only is it unique but it's constantly changing in price, traffic, and new housing opportunities. Consult with your real estate agent to learn about these differences. Plan for the Weather: San Antonio has a hot and humid climate, so make sure your new home has proper insulation, air conditioning, and other features to keep you comfortable year-round. This is big when picking between Pre-owned homes from before 1995 and when considering new construction which helps with extra SEER ratings with insulation and better ventilation. Get Involved in the Community: San Antonio has a strong military community, and getting involved in local organizations and events can help you make connections and meet new people. Have a Plan for Moving Day: Moving day can be stressful, so make sure you have a plan in place for packing, loading, and unloading your belongings. Check local Facebook Groups for anyone giving away boxes and needing boxes. It's always a giving tree with boxes from those coming in and PCSing out of San Antonio. Stay Flexible: PCS moves can be unpredictable, so it's important to stay flexible and be prepared for unexpected changes. Having a backup plan in case something falls through can help you avoid stress and frustration during the moving process. Conclusion: PCS moves can be stressful, but following these tips can help make your move to San Antonio, Texas as smooth as possible. Remember to start your home search early, work with a local real estate agent, utilize military resources, and plan for the weather and your commute. With a little preparation and flexibility, you can make your move to San Antonio a success.
Proactively prepare for your upcoming PCS move
With the personal property peak season of May through August upon us, people are encouraged to proactively plan their moves. There are a few tips that can help ease the process and allow for a better overall permanent change of station, or PCS, experience. The best-one stop source for personal property, or PPTY, information is http://www.move.mil. This website provides a plethora of links to guide you through your PPTY move. Key links include: Customer Bill of Rights It’s Your Move pamphlet Weight allowances Inconvenience claims information JBSA-Fort Sam Houston, JBSA-Lackland and JBSA-Randolph customers who self-counsel utilizing the Defense Personal Property System, or DPS, are reminded to print, sign, and date the Application for Shipment and/or Storage (Department of Defense Form 1299) and Personal Property Counseling Checklist (DD Form 1797). These forms, along with a complete set of orders, are required to complete the actions needed to finalize the self-counseling process. Your application cannot be processed until these supporting documents are received by the local Personal Property Processing Office, or PPPO, for processing to book your requested move dates. To optimize your date selection, ensure you make contact with your local PPPO at least three weeks prior to your request pickup dates. Depending on branch of service, some military members will be required to have a face-to-face counseling with a PPPO counselor. This usually applies if this is your first or last personal property move, such as for retirement or separation. This face-to-face counseling should provide you a better understanding of your entitlements and is extremely important for retirees and those separating. DPS gives the option to upload orders and signed documents (DD Form 1299 and DD Form 1797), and the member must contact requested PPPO to process the shipment. These forms will not be automatically forwarded for booking. Individuals are requested to hand carry signed documents and a complete set of orders to their local PPPO. Once all documents have been received, the PPPO will validate your request/documentation and submit the request to a Joint Personal Property Shipping Office, or JPPSO, or Personal Property Shipping Office, or PPSO, for booking. It is important that members understand that their dates are not confirmed/booked until the shipment is awarded to a Transportation Service Provider, or TSP, the TSP contacts them, and the TSP performs a pre-move survey to finalize the actual pack, pick-up, and any necessary adjustments to the required delivery date, or RDD. The pre-move survey lays the foundation for a successful move. During this time you should validate the required delivery date and if appropriate negotiate a different transit time. Extending the RDD may be appropriate if you will not report to your next duty until well after the set RDD; however, don’t allow the TSP to pressure you into adjusting the RDD One way to lessen the burden during a PCS is to know your weight entitlement. If you think you will exceed your authorized entitlement, initiate a reweigh request through your local PPPO or via DPS. Another key to a successful move is declaring your pro-gear in advance; segregate pro-gear prior to the TSPs arrival at your residence and make sure it’s documented correctly on the inventory. Military members are limited to 2,000 pounds and civilian spouses (when authorized in advance) are authorized up to 500 pounds of pro-gear. Pro-gear includes household goods in a members/employees possession needed for the performance of official duties at the next or a later permanent duty station. Keep in mind there’s a real narrow focus as to what constitutes pro-gear. For example, personal computers or peripheral devices, memorabilia including awards, plaques or farewell gifts do not qualify as pro-gear. Another key to a successful relocation experience is maintaining flexibility on the pick-up date you select for your property. During peak-season, it’s recommended people select off-peak pick-up days. Off-peak days are defined as Tuesday through Thursday and the first two weeks of the month. Also, never schedule multiple deliveries/pick-ups for the same day and never schedule a pick-up on the last day of your lease or on the day you are closing on a home. A conflict that causes you to be unavailable during the agreed upon pickup or delivery date can – and will – be billed to you. Accurate inventories cannot be over-stressed. The inventory is the basis for your claim, so we highly recommend customers work closely with their agent to ensure items are documented appropriately on the inventory. If you disagree with the TSPs annotations regarding your personal property, be sure to include your comments on the bottom of the inventory sheet. There are three different types of claims. Many are already familiar with the claim you make after the move is complete. However, you may not be familiar with claims that involve damage to your residence and/or an inconvenience claim. The standard claim is the one filed after your delivery is complete. This is accomplished via DPS and negotiated directly with the TSP. Claims that are the result of the TSP damaging your property either at origin or destination, should be addressed immediately with the TSP at the time of occurrence and be sure you annotate the damage on the Notification of Loss or Damage Form, DD Form 1850, DD Form 1851 or DD Form 1840 prior to the TSP’s departure. Inconvenience claims typically occur when the TSP misses an agreed upon pick-up, delivery or RDD. If you have been inconvenienced due to one of the aforementioned reasons, engage the TSP immediately. These claims are meant to cover out-of-pocket expense driven by date changes and typically include lodging, meals, laundry service, and furniture or appliance rental and purchases of sheets, towels, pots, pans, etc. Out-of-pocket expenses must be reasonable and relate directly to relieving the hardships related to establishing a household. The final tip is to complete the customer service survey. Detailed comments are reviewed and negative comments most often result in punitive actions, such as letters of warning and/or suspensions to the responsible TSP. Be specific when you address a service failure. Don’t just say “this was my worst move ever” without providing details. This is the best way to influence improved service for all customers. For more information contact the local personal property processing office or traffic management office. At JBSA-Fort Sam Houston, call 210-221-1605; at JBSA-Lackland, call 210-671-2821; and at JBSA-Randolph, call 210-652-1848.
PCS’ing to JBSA San Antonio: 11 SA and Surrounding Neighborhoods Perfect for Military Families
PCS’ing to JBSA San Antonio: 11 SA and Surrounding Neighborhoods Perfect for Military Families San Antonio has a rich history of military presence and patriotism. With the largest single DoD installation supporting up to 138,000 students and 80,000 regular employees each year, it's no surprise that San Antonio has been dubbed "Military City, USA." For military families looking to put down roots in San Antonio, there are plenty of neighborhoods and subdivisions built specifically with them in mind. Here are eight San Antonio neighborhoods perfect for military families: Alamo Ranch - located in Northside Independent School District, this community is extremely close to Lackland AFB and offers open floorplans, large kitchens, and plenty of space for entertaining. Each home plan is different and can be customized, making it a great choice for families. (Close to Lackland AFB) Amber Creek - a commuter-friendly community in West San Antonio, Amber Creek offers new homes starting in the 160s and going up to the low 200s. There are a variety of floor plans available, and "Quick Move-In Homes" are perfect for military families who need to relocate quickly. (Close to Lackland AFB) Rhine Valley - located in Northeast San Antonio, this neighborhood is closest to Randolph Brooks AFB and has move-in-ready homes. With over 450 homesites available, each with an oversized lot, families can enjoy plenty of space. (Close to Randolph AFB and Ft. Sam Houston) Shady Oaks Ranch - this established neighborhood in Northeast San Antonio offers older homes at a great price, with a wide variety of beautiful styles and floorplans. (Close to Randolph AFB) Auburn Hills - located near Randolph AFB, Auburn Hills offers older homes in a wide variety of styles and prices. With manicured grounds and a prime location, this community is worth considering. (Close to Randolph AFB and Ft. Sam Houston) Olmos Park Terrace - just north of downtown, this neighborhood offers historic homes reminiscent of an English stone cottage. While closest to Ft Sam Houston, families can also enjoy access to all of the "it" places in downtown San Antonio. (Close to Randolph AFB and Ft. Sam Houston) Alamo Heights & Terrell Hills - offering gorgeous older homes and proximity to military installations, this area is one of the most well-known in San Antonio. Families can find something that's been renovated or make changes themselves to create their dream home. (Close to Randolph AFB and Ft. Sam Houston) Schertz Texas - Schertz, Texas is an ideal location for military veterans seeking a community with a strong military presence. Located in Northeast San Antonio, Schertz is home to Randolph Brooks AFB and is a short commute from Fort Sam Houston. The city offers move-in-ready homes with oversized lots and features like granite countertops and hardwood floors. With a focus on family and kids, Schertz is a welcoming community that values its military roots. (Close to Randolph AFB and Ft. Sam Houston) Cibolo Texas - Cibolo, Texas is a welcoming community that honors and respects the military. Located near Joint Base San Antonio-Randolph, Cibolo offers easy access to military resources and facilities. Veterans can enjoy the small town feel while being just a short drive away from the cultural and entertainment offerings of nearby San Antonio. Cibolo's patriotic spirit and strong sense of community make it an ideal place for veterans and their families to call home. (Close to Randolph AFB and Ft. Sam Houston) New Braunfels Texas - New Braunfels, located in the heart of Texas, is a welcoming community for military veterans. The city is known for its rich history, beautiful parks, and friendly locals. Home to the Comal River and Schlitterbahn Waterpark, New Braunfels offers plenty of outdoor recreation opportunities. Military veterans will appreciate the city's strong support for veterans and their families, including local resources and programs designed to help them succeed. (Close to Randolph AFB) Heights of Copperfield - located in Converse, Texas, this neighborhood is literally minutes from Randolph AFB and a close drive to Ft. Sam Houston, BAMC, and Rackspace. With existing homes and new homesites available, families can find the right choice for them. The neighborhood has a focus on family and kids, complete with multiple different floorplans and big bedrooms.(Close to Randolph AFB and Ft. Sam Houston) With so many great neighborhoods to choose from, military families looking to make San Antonio their home base have plenty of options.
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