Las Vegas Military Move: Step-By-Step PCS Timeline and Smart Home Buying Plan

Getting orders to Nellis or Creech changes everything almost overnight. There is one question that will make or break your PCS: when do you start looking for a home? I’ve been through the PCS shuffle, so I build plans that align the Air Force timeline with the Las Vegas housing market. This walkthrough gives you a clear, practical timeline, the smart steps to take, and the common pitfalls to avoid so you land in Las Vegas with confidence.

⏱ Understanding your PCS clock

The clock starts when your hard orders hit. Not the soft whisper from your squadron, but the signed, official orders. Once that happens you typically have about eight to twelve weeks to complete outprocessing, ship household goods, and transfer records. It feels fast because it is.

During that window you can request permissive TDY for house hunting. You can be granted up to ten calendar days for this. It is command approved in most cases, it is self-funded, and it is not charged as leave. That means this is free time to get set up at your next duty station, but you must use it wisely.

Two points about permissive TDY that most people miss. First, your permissive ends the moment you sign a lease or go under contract. Plan the days you use carefully so you can get the maximum benefit. Second, temporary lodging fills up fast. Book the Nellis TLF early if you need it, and keep a backup like an Airbnb or a short hotel stay on your radar.

Organization matters. Build a digital PCS binder containing your orders, IDs, medical records, and school records for children. Having that at your fingertips simplifies inspections and moves and reduces stress during an already chaotic time.

📆 Real estate timeline: when to start the home search

Your housing timeline should begin months before you arrive. Here’s the practical timeline I use with military families and what you should do during each phase.

3 to 6 months out — planning phase

This is the period when soft orders or mentions on the BML make the move feel real. Use this time to connect with a military-friendly agent who understands BAH, VA loans, PCS flexibility, and the realities of your job. A good agent will speak your language, build a neighborhood shortlist, and create commute maps tailored to Nellis or Creech.

Avoid random midnight Zillow scrolling traps. Many aggressive online listings are paid placements. They can create noise, anxiety, and pressure to move before you’re ready. Instead, find an agent who keeps you in the loop with curated listings and who will adapt when your timeline changes.

2 to 5 months out — get preapproved for a VA loan

This is the most critical step in the whole process. Preapproval is not guesswork. It is proof to sellers that you are ready to move when the right home appears. A preapproval letter defines your true price range and makes your offers credible.

Watch out for lenders who try to steer you. Some lenders insist you use a specific agent because they want to protect the loan pipeline. That can be a conflict of interest. Pick the realtor you trust first, then shop lenders. Make sure your lender will pull your COE, your certificate of eligibility, or at least know how to help you secure it. A strong lender will pull the COE for you and clearly explain your VA benefit.

2 to 4 months out — house hunting and virtual scouting

Once preapproved, start the active search. For many PCSing families, the first phase can be entirely virtual. I run live FaceTime tours, Zoom neighborhood walks, and record walkthroughs so you can evaluate homes before you fly in. That lets you create a focused short list, so your permissive TDY is spent seeing only the top contenders.

Plan to tour up to 8 to 10 homes during a two to three day visit. If you are flying in from overseas you will be tired the first couple of days. Having a prioritized list saves energy and prevents wasted time.

When an offer is accepted — the closing window

Once your offer is accepted, expect a closing timeline of about 30 to 45 days. During that time you will handle inspections, the VA appraisal, and final paperwork. Time that closing so your household goods arrive after your keys do, or the other way around depending on whether you need temporary lodging.

If everything lines up you can land in Las Vegas and go straight into your home, skipping extended stays in TLF or hotels. That alignment is the payoff of careful planning.

📍 How this housing timeline fits into a PCS move to Las Vegas

Here is a simple integrated timeline that matches the PCS process to the real estate steps. Use it as your checklist and adjust it to your family’s needs.

1. Six months out — orders drop, contact a military-friendly realtor to start planning and reserve time for permissive TDY.
2. Four months out — get preapproved, have your COE ready, and begin virtual neighborhood scouting.
3. Two months out — schedule an in-person house hunt during your permissive TDY, write an offer, and aim to be in contract or closed before your final travel dates if possible.
4. Closing and move-in — complete inspections, appraisal, and closing. Time the arrival of your household goods and a possible final signing visit so you can move directly into your house.

This integrated approach is how families avoid airport-night hotel scrambles. If you plan well, the real estate process works with your PCS timeline instead of against it.

🛠 Pro tips most people miss

Little things make the difference between a smooth PCS and chaos. Here are the practical tips I share with every family.

• Request permissive TDY early, right after your hard orders. Command calendars fill up and some units have heavier schedules that limit approvals at the last minute.
• Save for out-of-pocket costs like earnest money deposits, inspections, and minor repairs you may agree to cover. These costs are part of buying even with a VA loan.
• Know your BAH and use it to set realistic target pricing. Check the updated BAH rates for the year you will move.
• Dual military couples should compromise on commute distances. I map commutes so both partners can make work and life practical.
• Don’t shop before you’re preapproved. Preapproval gives you negotiating power. Shopping first often leaves you without a loan letter when a seller wants serious offers.
• Beware lender/agent steering. Some lenders push their preferred agents to protect the loan. Choose the professionals who have your best interest first.

🔎 Neighborhood and commute considerations

When you PCS to Nellis or Creech, commute times are more important than you might expect. A neighborhood that looks perfect on photos can be a permanent headache if your commute turns into an hour each way.

Factors to weigh when choosing a neighborhood:

• Drive time to the gate during typical morning traffic
• School fit and district boundaries if you have children
• Shopping, healthcare, and lifestyle amenities for family life
• Resale potential and market stability in Las Vegas

I focus on mapping door-to-gate times at real-world hours, not ideal times. That gives you an honest picture of the daily life you are signing up for.

🧭 Moving logistics and practical checklists

Military moves are logistics missions. Treat them that way. Here are the must-do items I include on client checklists.

• Build and maintain a digital PCS binder: orders, IDs, medical and school records
• Confirm TMO paperwork and dates for household goods pickup and delivery
• Schedule inspections and any contractor estimates early
• Confirm utility setup and service transfer dates for the new home
• Keep backup lodging plans in place in case TLF is full

Staying organized makes last-minute problems manageable instead of catastrophic.

🔁 What to do if plans change

Military life is fluid. Orders change, families’ needs change, and timelines compress. Your plan should be flexible by design. Keep these contingency strategies in your back pocket.

• Preapproval from a lender that understands VA loans and fast turnarounds
• A short list of neighborhoods and backup homes you can pivot to
• A local realtor who will work virtual tours and accept fast offer windows
• An understanding of temporary housing options near Nellis and Creech

If you prepare for change, you stay ahead of it.

📋 Quick checklist: month-by-month

Use this condensed checklist to keep the timeline clear.

1. 6 months out: Confirm hard orders, contact a military-friendly realtor, begin neighborhood research.
2. 4 months out: Get VA preapproval and COE pulled, set target budget using BAH, start virtual touring.
3. 2 months out: Book permissive TDY, schedule in-person tours, write offers on top picks.
4. 0 to 1 month before arrival: Close if possible, confirm moving dates and utilities, finalize temporary lodging if needed.

📞 Next step and ongoing support

Every PCS is unique. If your timeline shifts or you need a custom plan, get advice from someone who has navigated this process many times. That guidance will save time, protect your benefits like the VA loan, and reduce stress.

Finding a home in Las Vegas can be an adventure. Take the time to plan, use the timeline above, and prioritize preapproval and agent selection. That combination gives you the best chance to land with confidence instead of chaos.

❓ Frequently asked questions

When should I request permissive TDY for house hunting?

Request permissive TDY as soon as your hard orders are issued. Begin the approval process immediately because unit schedules can fill quickly. Remember permissive ends when you sign a lease or go under contract.

How far in advance should I get preapproved for a VA loan?

Start preapproval two to five months before your move. Preapproval gives you a clear price range and makes your offers competitive. A strong lender will also help pull your COE.

What is the COE and who should get it?

COE stands for certificate of eligibility. It documents your VA loan entitlement. Your lender can usually pull it for you, but make sure they do so early to avoid delays.

Can I handle the house hunt entirely virtually?

Yes. Many families handle the first phase virtually. Live FaceTime tours, recorded walkthroughs, and Zoom neighborhood tours let you build a short list so your in-person permissive TDY is efficient.

How long does closing typically take once an offer is accepted?

Expect about 30 to 45 days from accepted offer to closing. That timeframe covers inspections, the VA appraisal, and final loan processing.

What should dual military couples consider when choosing a neighborhood?

Map real-world commutes for both partners, prioritize school and childcare needs, and identify reasonable compromise locations. I recommend mapping door-to-gate times during peak hours for both duty stations.

What are common out-of-pocket costs during a PCS home purchase?

Common out-of-pocket items include earnest money deposits, inspection fees, possible appraisal repairs, and temporary lodging if timing doesn’t align. Budget for these early in your planning phase.