Phase 1
Draft · For Elle’s review
PCS to Oahu, planned like a mission.
Orders to Hawaii bring a new assignment—and a new daily life. Ryan Lee Sharpe, U.S. Army veteran and Military Relocation Professional (MRP), leads our military moves with service members and families.
Your move, in phases
PCS timeline checklist
Use these planning milestones as a starting point, not official deadlines. Your orders, installation and service determine requirements; pet-entry timing needs its own early review.
Phase 2
90 days out
Phase 3
60 days out
Phase 4
30 days out
Phase 5
Arrival week
Phase 6
First 30 days on island
Buy vs. rent on Oahu with BAH
Start with your actual allowance, assignment outlook and emergency reserves. BAH is not a promise that every housing cost will be covered. Include utilities, parking, insurance and commuting costs; homeowners also need property tax, maintenance and any association charges.
On-base housing
Ask your housing office about eligibility, availability, applications and how your allowance is handled. Do not assume housing is available when you arrive.
Rent first
A lease can offer flexibility while you learn the island. Compare deposits, lease length, military clauses and rental rules. Have qualified advisers review the lease when needed.
Buy deliberately
A home can support a longer-term plan, but purchasing and selling carry costs. Compare the full monthly payment and the risks of an earlier-than-expected departure; appreciation and rental income are not guaranteed.
Official DoD BAH calculator ↗ — the current Defense Travel Management Office source, replacing the legacy defensetravel.dod.mil location.
Bases & where families live
These communities are starting points for a housing search—not promised commute times or school assignments. Check your duty location, work hours, housing availability and the route you will actually use.
JBPHH
Schofield Barracks
Marine Corps Base Hawaii
Fort Shafter / Camp H.M. Smith
VA loans in Hawaii
For a condominium purchase with VA financing, the project must be VA approved. Ask your lender to verify approval and your eligibility before you commit. The purchase-loan funding fee ranges from 1.25%–3.3%, depending on down payment and prior use; it is waived for many veterans with qualifying service-connected disability benefits and other qualifying exemptions.
The 2026 Honolulu County one-unit conventional conforming limit is $1,249,125. This is not a VA cap: borrowers with full entitlement have no VA loan limit, subject to lender approval and appraisal. Partial entitlement requires a separate review.
Buyer closing costs may be approximately 2–3% as an initial planning estimate, not a quote or guaranteed range. Request itemized lender and escrow estimates, including the funding fee if applicable. For leasehold property, have your lender review lease eligibility and remaining term. For flood exposure, review current mapping, insurance availability and lender requirements before making an offer.
VA funding fee & closing costs ↗ · VA entitlement & loan limits ↗ · FHFA conforming limits ↗ · FEMA Flood Map Service Center ↗
Buying before you arrive
Live video tours can show layout, surroundings, condition and details that listing photos omit. We can help coordinate independent inspections and remote report reviews. A video is not a substitute for due diligence: inspectors, the lender, insurer and escrow each need time to review the property.
Confirm remote or mobile-notary closing arrangements with escrow and your lender early. Electronic signatures are not accepted for every document, and notarization requirements depend on the transaction and where you are signing. If a power of attorney is needed, get approval from the relevant professionals before relying on it.
Pets: start months ahead
Hawaii is rabies-free. Dogs and cats must meet the state’s animal-entry requirements; arrival release depends on satisfying the applicable program, documents and timing. Work with your veterinarian and the official checklist months ahead, and confirm airline arrangements separately. Do not book around a guessed eligibility date.
HDOA animal quarantine requirements & checklists ↗Shipping: vehicles & household goods
Your transportation office or TMO confirms which household-goods and vehicle shipments your orders authorize. Schedule through the official process, document inventories, keep essentials with you and follow the applicable delivery and claims instructions. A personally arranged move has different responsibilities; confirm approval and reimbursement requirements before spending.
For personal vehicle shipments, request current quotes and instructions directly from Matson or Pasha Hawaii. Compare port locations, vehicle preparation, prohibited contents, delivery arrangements and insurance terms. Commercial quotes are not government-shipment entitlements.
Military OneSource personal-property moves ↗ · Matson ↗ · Pasha Hawaii ↗
Schools: begin with the address
Hawaii has one statewide public-school district, HIDOE. Public-school assignment is based on your residential address, subject to applicable enrollment and exception processes. Verify the assigned school directly rather than assuming the nearest campus is the right one.
Contact the Hawaii DOE military liaison or your service’s School Liaison Officer before the move. They can help with transition questions and point you toward enrollment and military-family resources. Collect records and ask the school which documents it needs.
Hawaii DOE military families & School Liaison Officers ↗Leaving Oahu later
Review your exit plan before you buy, and again when new orders arrive. Keeping the property as a rental means evaluating property management, maintenance reserves, insurance, taxes, vacancy and association rules. Verify applicable Honolulu rental requirements; do not assume short-term rentals are allowed.
Selling can free equity and simplify an overseas or mainland move, but timing, market conditions and transaction costs matter. Ask for both a rental cash-flow assessment and a sale-net estimate, and consult your tax adviser about your circumstances.
Honolulu planning & permitting resources ↗PCS questions, straight answers.
Should we buy before arriving?
It depends on your finances, expected assignment, risk tolerance and familiarity with Oahu. Live tours and remote inspections can help, but temporary housing may give you time to assess the commute and daily life before committing.
Will BAH cover the entire housing payment?
Not necessarily. Compare the current official allowance for your circumstances with the full cost of housing, including utilities, insurance, taxes, HOA charges and maintenance. Do not treat an allowance as a guaranteed affordable mortgage amount.
Can we use a VA loan for a condo?
The condominium project must be VA approved for VA financing. Ask your lender to verify current approval, the specific property and your eligibility before writing an offer.
Is $1,249,125 a VA loan cap?
No. It is the 2026 one-unit Honolulu County conventional conforming limit. VA borrowers with full entitlement have no VA loan limit; lender approval and appraisal still matter. Partial entitlement needs a lender-specific review.
When should we start planning pet travel?
Months ahead. Hawaii is rabies-free and has animal-entry requirements. Follow the current HDOA checklist with your veterinarian rather than assuming your pet qualifies for release on arrival.
Can we close while still on the mainland?
Often, subject to your lender, escrow company and document requirements. Confirm approved electronic signatures or remote/mobile-notary arrangements early; not every document can be signed in the same way.
Who confirms our shipping entitlements?
Your installation transportation office or TMO confirms what your orders authorize. Personal shipments are separate commercial arrangements; compare carrier requirements and costs directly.
Should we rent out the home when we leave?
Review cash flow, property management, insurance, taxes, association restrictions and local rental rules before deciding. Compare keeping the home with estimated sale proceeds and consult qualified advisers.
Your military relocation advocate
Get my PCS plan
Ryan Lee Sharpe
REALTOR® · RA, MRP · RS-80162 · U.S. Army veteran
Draft · For Elle’s review. General information only, not legal, tax or financial advice. Confirm current requirements with your installation’s housing office, TMO and lender. Official agencies and service providers determine eligibility, fees and deadlines; your orders and individual circumstances control.