*While I am a licensed Realtor®, I am not acting as your Realtor. Every real estate situation is unique, so please consult a professional who can provide advice tailored to your needs.*
When military buyers search for a veteran real estate agent, they are not just looking for someone who understands contracts. They are looking for someone who understands PCS orders, compressed timelines, VA Loans, and the real risks that come with buying or selling while serving.
That is exactly why Steven Brandon is such a powerful advocate for our military and veteran clients at T. Kerr Property Group and the Russ Phillips Team.
Steven’s perspective is not theoretical. It was earned through twenty years of military service and seven PCS moves across multiple duty stations.
Steven Brandon’s PCS Experience: Seven Moves, Real Consequences
Over the course of his military career, Steven PCSed seven times, averaging less than three years at each location. Like many service members, his family often had to make housing decisions quickly, sometimes sight unseen, and under immense pressure.
One of the most dangerous aspects of PCSing is the increased risk of predatory or negligent practices by builders, real estate agents, and leasing companies. Laws and disclosure requirements vary from state to state, and when a service member does not have the right representation, the consequences can follow them long after orders change.
Steven experienced this firsthand.
During a PCS to the Killeen area, his family purchased a new construction home sight unseen. They repeatedly asked whether the backyard was flat enough to support a play structure for their children and were repeatedly assured that it was. After closing, they discovered the yard had a severe slope that made it unusable. It was a home they would not have purchased had the information been accurately represented.
Later, when selling that same home, Steven encountered another issue that far too many military families never realize until it is too late. The buyer was represented by a real estate team charging a 4 percent commission and quietly hiding an additional 1 percent in the buyer’s request for seller concessions. Steven and his family were never notified they were effectively paying that extra 1 percent until reviewing the settlement statement just before closing.
Those experiences were costly, frustrating, and avoidable. They are also the reason Steven chose to enter real estate after retiring from the military.
The VA Loan: A Powerful Benefit That Requires Strategy
Steven has personally used his VA Loan five times to purchase homes in three different states. He is the first to say that the VA Loan is one of the most valuable benefits available to service members and veterans.
When used correctly, it can be an incredible wealth-building tool. When used without a long-term plan, especially for active-duty members who may PCS every few years, it can become a financial setback.
The Hidden Risk of 0 Percent Down
The ability to buy with zero down payment is one of the VA Loan’s greatest strengths. It is also where many buyers get into trouble.
With a VA Loan:
- Buyers often start with zero equity
- The VA funding fee is commonly rolled into the loan balance
- Many service members begin ownership with negative equity
For someone who may PCS in two to three years, there is often not enough time for appreciation to offset closing costs, funding fees, and market fluctuations.
Selling After a PCS Is Not Always a Break-Even Outcome
In today’s market, the math has changed.
Mortgage payments are frequently higher than comparable rent
The idea that buying is always cheaper than renting no longer holds true
Short-term appreciation is not guaranteed
When a home cannot be sold without bringing money to the table, service members are left with difficult decisions.
When Renting Is Not the Backup Plan Buyers Expect
Many military buyers assume renting the home after a PCS will solve the problem. Sometimes it does. Sometimes it creates a new one.
If the home will not rent for enough to cover the mortgage and cannot be sold without a loss, the owner may be forced to:
- Cover a monthly shortfall while also paying for housing at the next duty station
- Consider a short sale, which can impact credit and future VA Loan eligibility
These situations most often occur when buyers purchase at the top of their approval range rather than buying with resale and rental viability in mind.
Why Steven’s Veteran Perspective Matters
Steven does not approach real estate as a transaction. He approaches it as protection.
As a veteran real estate agent, he helps military buyers:
- Evaluate long-term resale and rental potential before purchasing
- Factor in likely PCS timelines
- Avoid overbuying
- Navigate VA Loan details with clarity
- Identify and avoid unethical or predatory practices
This level of guidance only comes from lived experience.
Final Thoughts for Military Buyers and Veterans
The VA Loan is an incredible benefit, but it is not risk-free. Housing decisions should support a service member’s long-term financial health, not create stress when new orders arrive.
Steven Brandon’s experience is exactly why having a veteran real estate agent on your side matters. With the right strategy, expectations, and advocacy, the VA Loan can absolutely work in your favor.