PCS Move to Reno? Your Complete Relocation Checklist

Short-notice PCS orders are a fact of military life. The good news: a move to Reno is one of the smoother ones. Northern Nevada has a strong military community, a manageable housing market, and no state income tax. Here's the checklist I walk every PCS client through — in order.

Phase 1: As Soon as You Receive Orders

• Contact a Reno VA-specialist agent (me). The earlier we connect, the more I can do before you arrive. I can pre-screen neighborhoods, set up automated search alerts, and have a shortlist ready when you land.
• Get pre-approved for your VA loan. If you already have a lender, great — have them update your pre-approval letter. If not, I have VA-specialist lenders I trust in Northern Nevada.
• Pull your Certificate of Eligibility (COE). Your lender can usually do this electronically in minutes. Confirm your entitlement and whether you have any remaining or restored.
• Research BAH for Reno (MHA: 890). Reno's BAH is strong relative to the market — your housing allowance will go far here, especially compared to California assignments.

Phase 2: 30–60 Days Out

• Narrow your neighborhood priorities. Commute time, school district, lot size — rank them. I'll match neighborhoods to your list. Our Neighborhood Quiz is a great starting point.
• Start virtual tours. I can walk any Reno home with you via video call. You don't need to be here to fall in love with a house — or to eliminate ones that don't work.
• Understand the school zones. Washoe County School District has significant variation between zones. I'll map the best school options onto your neighborhood shortlist.
• Decide: buy or rent initially? Some families prefer renting for 6–12 months to learn the city before buying. Either way, I can help. If renting, I know property managers in every neighborhood.

Phase 3: In-Person Scouting Trip (If Possible)

• Schedule a full day with me. We'll drive every neighborhood on your shortlist, walk through your top 3–5 homes, and you'll leave with a clear decision framework.
• Be ready to write an offer. Good homes move. Come with your pre-approval letter and your priorities locked in. We can write an offer the same day if needed.
• If you can't visit in person, we go fully remote. I've closed homes for clients who never set foot in Reno until closing day. It works.

Phase 4: Under Contract Through Closing

• VA appraisal: Ordered by your lender within the first week. I'll stay in contact with the listing agent to keep things moving.
• Home inspection: VA loans don't replace a home inspection. Always get one. I have trusted inspectors who turn around reports in 24–48 hours.
• Closing: Can be done remotely with a mobile notary if you're still at your current duty station. Keys can be held with a trusted neighbor or property manager until your arrival.

After You Arrive

• Register vehicles with Nevada DMV (30-day window)
• Update voter registration if applicable
• Enroll kids in school (Washoe County School District)
• Set up Nevada utilities — NV Energy is the primary provider
• File for Nevada homestead exemption if applicable

I remain available after closing. If you need a contractor, a good restaurant, or anything in between — text me. I've been in this community for years and I'm genuinely invested in your transition going smoothly.