If you just received PCS orders to the Washington D.C. area, you’re heading to one of the most military-dense metros in the country. The Mannheim Group specializes in working with military families relocating to the DMV every week. This guide covers everything a first-time PCS mover needs to know about the D.C., Maryland, and Virginia metro area, from housing costs and commute realities to VA loan basics and which neighborhoods make sense near your installation.
What Exactly Is the DMV?
The DMV stands for D.C., Maryland, and Virginia. It refers to the greater Washington metropolitan area, which includes the District of Columbia and surrounding counties in both states. The region is home to more than 20 military installations, from Fort Belvoir and Joint Base Andrews to the Pentagon, Quantico, and Fort Meade.
Because the DMV spans three jurisdictions, you might live in Virginia, work in D.C., and do your grocery shopping in Maryland. Each state has different tax laws, vehicle registration requirements, and school systems. Understanding that reality early will save you from surprises.
What Does Housing Actually Cost Here?
The DMV housing market varies widely depending on where you look. Inside the Beltway and in Northern Virginia communities like Arlington and Alexandria, single-family homes regularly exceed $700K. Condos and townhomes in those areas start around $350K–$450K. Move farther out to Prince William County near Quantico or Prince George’s County near Joint Base Andrews, and prices drop significantly, with homes starting in the low to mid-$300Ks.
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Local Tip: Your BAH rate for the DMV is based on your pay grade and dependency status, not your specific installation. Run the numbers before you start house hunting. Many first-time buyers are surprised at how much home they can afford with a VA loan and zero down payment. |
The key trade-off in the DMV is proximity versus price. The closer you live to D.C. or your installation’s main gate, the more you’ll pay. The farther out you go, the more square footage and yard space you get, but commute times increase, sometimes dramatically. We’ll get into that next.
Commuting: The One Thing Nobody Warns You About
Traffic in the DMV is no joke. The I-95 corridor, I-66, the Capital Beltway (I-495), and the Baltimore-Washington Parkway are consistently ranked among the most congested roads in the country. A 15-mile commute can easily take 45 minutes to an hour during rush hour.
The good news is that the DMV has one of the best public transit systems in the country. The Metro (WMATA) covers D.C., Northern Virginia, and parts of Maryland. The Virginia Railway Express (VRE) runs commuter trains along the I-95 and I-66 corridors, with stops near Quantico, Fort Belvoir, and the Pentagon. The MARC train connects Fort Meade’s surrounding communities to both D.C. and Baltimore.
When choosing where to live, think about your commute before anything else. A beautiful home in Stafford sounds great until you’re sitting in I-95 traffic for 90 minutes each way. On the other hand, some families happily accept that trade-off for the lower cost of living and larger homes.
Where Should You Live? Neighborhoods by Installation
Where you live in the DMV will largely depend on where you’re working. Here’s a quick snapshot of popular communities near the most common assignments.
Fort Belvoir: Springfield, Lorton, and Woodbridge are the most popular choices. Good school districts, reasonable commutes, and townhomes starting in the low $400Ks.
The Pentagon: Arlington, Crystal City, and Alexandria offer walkable, Metro-accessible living. Higher prices, but you may not need a car.
Joint Base Andrews: Clinton, Camp Springs, Bowie, and Upper Marlboro in Prince George’s County. Among the most affordable options in the DMV.
Quantico: Stafford, Dumfries, and Triangle offer the best value in the region. Ideal for families who want more space on a tighter budget.
Walter Reed (Bethesda): Silver Spring, Rockville, and Kensington in Montgomery County. Top-rated schools and Red Line Metro access, but prices reflect it.
Fort Meade: Odenton, Columbia, and Laurel. Columbia’s Howard County schools are some of the best in Maryland.
Using Your VA Loan in the DMV
If this is your first PCS and your first home purchase, the VA loan is likely your strongest tool. It allows you to buy with zero down payment, skip private mortgage insurance (PMI), and typically lock in a lower interest rate than conventional loans. In an expensive market like the DMV, that combination can save you hundreds of dollars a month.
There are a few things to keep in mind. VA loans require a VA appraisal, which can sometimes come in lower than the asking price in competitive markets. Working with an agent and lender who understand VA loans is critical here. You’ll also need your Certificate of Eligibility (COE), which you can request through the VA’s eBenefits portal or through your lender.
One common misconception: the VA loan isn’t a one-time benefit. You can use it multiple times throughout your career and even after separation. So even if you buy here and PCS out in two or three years, you can restore your entitlement and use it again at your next duty station.
Should You Buy or Rent on Your First PCS?
This is one of the most common questions military families ask. The answer depends on your timeline, your financial readiness, and how long you expect to be in the area. If you’re looking at a two-year assignment, renting may make more financial sense after factoring in closing costs. But if you’re likely to be in the DMV for three or more years, or if you plan to keep the property as a rental when you PCS out, buying can be a smart investment.
The DMV is one of the strongest rental markets in the country thanks to the constant flow of military, government, and contractor personnel. Many military families who buy during one assignment and rent the property out during subsequent ones end up building significant equity over time. It’s worth running the numbers with a local agent who understands military-specific scenarios.
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Main Takeaway: If you’re going to be in the DMV for three-plus years and your finances are in order, buying with a VA loan is often the better move. The zero-down-payment benefit and strong rental demand make it a solid long-term play. |
Practical Tips for Your First DMV PCS
Beyond housing, there are a few things every first-time DMV PCS mover should know.
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Peak PCS season runs May through September. If you’re moving during summer, book your movers and start your home search as early as possible. Inventory moves fast and competition is high.
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Virginia has no state tax on military retirement pay. If you’re thinking about where to eventually retire, Virginia offers this benefit, which is one reason many military families put down roots in the DMV long-term.
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EZ Pass is essential. Many highways in Northern Virginia (I-66, the Dulles Toll Road, I-495 Express Lanes) use electronic tolling. Get an EZ Pass set up before you arrive.
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Vehicle registration and inspection vary by state. Virginia requires annual safety inspections. Maryland requires emissions testing in certain counties. D.C. has its own registration process. Update your registration within 30 days of establishing residency.
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Connect with an agent who knows military moves before you arrive. Virtual tours, video calls, and remote closings are all standard now. You don’t have to wait until boots hit the ground to start your home search.
Your First Week in the DMV: A Quick Checklist
Once you’ve arrived and checked in at your new installation, there are a few things worth tackling in your first week. Report to your unit and complete in-processing. Visit the installation’s relocation assistance office for local area briefings, sponsor connections, and community resources. Set up your vehicle registration and driver’s license in your new state if needed. Register your kids for school (bring immunization records, birth certificates, and prior school transcripts). Explore your neighborhood on foot or by car to get the lay of the land before your routine sets in.
The DMV can feel overwhelming at first. The traffic, the cost of living, and the sheer number of options for where to live can create decision fatigue. But once you settle in, most military families find it to be one of the best duty stations in the country. Free museums, world-class dining, easy access to the mountains and the coast, and a huge military community that understands your lifestyle.
Frequently Asked Questions
How far in advance should I start looking for a home before my PCS to the DMV?
Start as soon as you have orders in hand. In a competitive market like the DMV, working with a local agent 60–90 days before your report date gives you enough time to get pre-approved, tour homes (virtually or in person), and close before move-in day.
Can I use a VA loan if I’ve never bought a home before?
Yes. The VA loan is available to eligible active-duty service members, veterans, and qualifying spouses. You’ll need a Certificate of Eligibility and a lender who handles VA loans regularly. There is no requirement that you’ve purchased a home before.
What if I can’t visit the DMV before my move?
Remote home buying is common for military families. Agents like the Mannheim Group offer full virtual tours, video walkthroughs, and remote closing coordination. Many families close on their home before ever setting foot in it.
Is it better to live in Virginia, Maryland, or D.C.?
It depends on your installation, budget, and priorities. Virginia is the most popular choice for military families due to its proximity to major installations, strong school districts, and tax benefits on military retirement pay. Maryland offers great value near Joint Base Andrews and Fort Meade. D.C. works well for those assigned to the Pentagon or Navy Yard who want walkable, urban living.
How long does the average service member stay at a DMV duty station?
Most PCS assignments in the DMV last two to four years, though some positions, especially at the Pentagon or DOD agencies, can extend longer. Many service members end up returning to the area for multiple assignments over the course of their career, which is one reason buying early can pay off.
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Planning your first PCS to the D.C. area? The Mannheim Group helps military families buy, sell, and relocate across the DMV every day. With nearly 50 years of combined military service and 20+ years in local real estate, Jurgen and Kristen Gonzalez understand what you’re going through. Reach out to start the conversation.
