I’ve been where you are.
For over two decades, I moved my family wherever the Army sent us — buying and selling homes under pressure, in unfamiliar cities, on a tight timeline. Now, as a real estate agent with hundreds of successful military purchases behind me, I want to share something that changed the game for many of my clients: your VA loan benefit is one of the most powerful financial tools you’ll ever have access to. And Colorado Springs is one of the best cities in the country to use it.
What Makes the VA Loan So Powerful?
The VA home loan benefit is earned — and it’s exceptional. Here’s a quick refresher on why it’s worth using every time you can:
- Zero down payment — No down payment required. You can purchase a home with $0 down, which is unheard of in conventional lending.
- Competitive interest rates — VA loans typically carry lower interest rates than conventional mortgages, saving you thousands over the life of the loan.
- No private mortgage insurance (PMI) — PMI (private mortgage insurance) is not required, even with no down payment — that’s typically $100–$300/month back in your pocket.
- Limits on closing costs — VA loans have limits on what closing costs lenders can charge you.
- Reusable benefit — If you’ve used your VA loan before, you may have remaining entitlement to use it again.
Bottom line: for most military families, using your VA loan is almost always the smarter financial choice over conventional financing.
The Colorado Springs Advantage: A Military-Friendly Market
Colorado Springs is one of the most military-dense cities in the United States. With Fort Carson, Peterson Space Force Base, Schriever Space Force Base, NORAD/USNORTHCOM, and the Air Force Academy all within the metro area, this city understands military families — and it shows in the real estate market.
Here’s what that means for you as a VA buyer:
- Local agents, lenders, and title companies are experienced with VA transactions — the process moves faster and with fewer surprises.
- Many sellers are veterans or military spouses themselves, and are genuinely motivated to work with VA buyers.
- The housing inventory ranges from affordable starter homes near the bases to spacious custom properties — there’s a home at every price point that a VA loan can reach.
- Strong rental demand means that if you PCS again before you’re ready to sell, holding the property as a rental is a real and often smart option.
Buying on a PCS Timeline: Yes, It’s Possible
One of the biggest fears I hear from incoming military buyers is: “We just don’t have enough time.” I understand that concern. But here’s the truth — buying during a PCS is absolutely doable when you have the right team and start the process early.
Here’s the timeline I recommend for my military clients:
90+ Days Out: Get Pre-Approved
Contact a VA-experienced lender as soon as you have orders in hand. Getting pre-approved early means you know your exact budget, and you can start browsing neighborhoods remotely. Ask your lender specifically about:
- Your Certificate of Eligibility (COE)
- Current VA loan limits in El Paso County
- Whether your BAH will cover your estimated mortgage payment
60 Days Out: Research Neighborhoods Remotely
Colorado Springs has tremendous neighborhood diversity. I work with clients virtually — video walkthroughs, neighborhood tours, and detailed area breakdowns — so you can narrow things down before you ever set foot in the city. Key questions to consider:
- How long is the commute to base from each neighborhood?
- Are there specific school districts you’re prioritizing?
- Do you want new construction or an established neighborhood with larger lots?
30 Days Out: House Hunt In-Person (or Virtually)
If you can visit for even a long weekend, we can accomplish an enormous amount together. If not, I’ve helped many families — including clients stationed overseas — close entirely remotely. It works when you have an agent who communicates constantly and keeps your interests front and center.
Common VA Loan Myths — Busted
I hear a lot of misconceptions about VA loans, even from experienced military families who’ve PCS’d multiple times. Let’s clear a few up:
- “Sellers won’t accept VA loans.” — False. Many sellers in Colorado Springs actively prefer VA buyers because the transaction process is streamlined and reliable.
- “VA loans mean a slow, difficult closing.” — Not true with strong pre-approval and a skilled agent who knows how to present your offer effectively.
- “I can only use my VA loan once.” — You can have more than one VA loan at a time in certain circumstances, and your benefit resets after each sale.
- “A conventional loan is easier.” — Conventional loans often appear simpler but typically cost significantly more over time once you account for down payment and PMI.
Renting vs. Buying: The Honest Take
When you rent, your BAH goes to your landlord. When you buy, it builds equity in an asset you own. Colorado Springs has shown consistent long-term appreciation, and many military families who purchased here years ago now hold income-generating rental properties — wealth that outlasts their service.
That said, buying isn’t right for every situation. If your assignment is very short or the timing doesn’t work, renting is the smart call. I’ll always give you an honest assessment — not a sales pitch.
Why Work with Holly Quinn & Associates for Your Military PCS?
I didn’t choose to specialize in military relocation because it’s a niche market. I chose it because it’s personal. I spent decades navigating PCS moves as a military spouse — I know the stress, the uncertainty, and the longing for someone on the other end who truly gets it.
What you get when you work with us:
- An agent with hundreds of successful military transactions and deep knowledge of every neighborhood near Fort Carson, Peterson SFB, and Schriever SFB
- A team that communicates proactively — we know you can’t always pick up the phone during duty hours
- Remote and virtual buying expertise for clients who can’t visit before their report date
- Trusted connections to VA-experienced lenders, inspectors, and title companies who understand military timelines
- A genuine advocate who will put your family’s needs above everything else
Let’s Get You Home
If you have PCS orders to Colorado Springs — or if you’re expecting them — reach out today. The sooner we connect, the more options you’ll have, and the smoother your transition will be.
