5 Mistakes Military Families Make When PCSing to Camp Pendleton

You got orders to Camp Pendleton.

Now you're Googling neighborhoods, checking BAH, looking at houses online and trying to figure out exactly where you're supposed to live.

Welcome to PCS season.

Having spent 23 years in the Marine Corps—and now working in real estate here in Southern California—I can tell you that one of the biggest mistakes people make when PCSing isn't necessarily choosing the “wrong” house.

It's making housing decisions before they understand what their day-to-day life here will actually look like.

If Camp Pendleton is your next duty station, here are five things I'd think about before choosing where to live.

1. Choosing Where to Live Before You Know Where You'll Work

This is probably my biggest one.

Camp Pendleton is not one small installation where every commute is essentially the same.

Before deciding where you want to live, find out where your unit is located and, if possible, where you'll actually be reporting for work.

That matters when you're comparing places like Oceanside, Fallbrook, Vista, Temecula, Murrieta and other surrounding communities.

A home can look “close to Camp Pendleton” on a listing and still create a daily commute you weren't expecting.

So before you fall in love with the house, understand the commute.

2. Looking at Mileage Instead of Drive Time

This goes right along with number one.

If you're moving here from somewhere without Southern California traffic, looking at the number of miles between two places can be misleading.

Don't ask only:

“How far is Temecula from Camp Pendleton?”

Ask:

“What could this drive look like when I actually have to go to work?”

Those are very different questions.

If you're able to visit before your PCS, drive potential routes during approximately the same times you'd normally be commuting.

If you can't, this is where working with someone who actually knows the area becomes particularly helpful.

Your commute is going to happen far more often than your trips to the beach.

Factor it into the decision.

3. Assuming Your BAH Determines Your Housing Budget

Your Basic Allowance for Housing is certainly an important part of the equation.

But I wouldn't automatically decide:

“My BAH is $X, therefore my mortgage or rent should be $X.”

If you're buying, there are other expenses associated with homeownership.

Depending on the property and your financing, your monthly housing expenses may include principal and interest, property taxes, homeowners insurance and HOA dues.

Then there are utilities, maintenance and the inevitable things that break when you own a home.

Look at your complete financial picture, not just whether the payment fits underneath your BAH.

4. Assuming You Have to Buy Because You Have a VA Loan

Your VA home loan benefit is an incredible benefit.

That doesn't mean you need to use it at every duty station.

Before buying, ask yourself:

How long do I realistically expect to be here?

Could my orders change?

What happens if I PCS sooner than expected?

Would I be comfortable keeping the property as a rental?

Would I want to sell?

Does buying fit my current financial situation and longer-term goals?

For some military families, buying near Camp Pendleton can make a lot of sense.

For others, renting may be the better decision.

There's nothing wrong with either answer.

The goal should be to make the decision intentionally instead of buying simply because you're eligible to do it.

If you're considering using your VA loan, I've created a separate VA Home Buying Guide that walks through the process in more detail.

[LINK: Read the VA Home Buying Guide]

5. Waiting Until You Arrive to Start Researching

You don't have to know exactly where you want to live before you get here.

In fact, I don't necessarily want you choosing a community based entirely on what you've seen online.

But you can start narrowing things down before the moving truck arrives.

Start thinking about:

Your duty location.

Your acceptable commute.

Whether you're buying or renting.

Your housing budget.

The type of home you want.

The things you want access to outside of work.

And what you think you may do with the property when it's time to PCS again.

Then start learning about the surrounding communities.

Maybe that's Oceanside.

Maybe it's Fallbrook.

Maybe Vista makes sense.

Maybe you're willing to commute from Temecula or Murrieta because you prefer what those areas offer.

Maybe you haven't even heard of the community that ultimately ends up being the right fit.

That's okay.

Research first.

Narrow it down second.

Then start looking at houses.

Bonus: Don't Let Someone Else's Perfect Neighborhood Become Yours

This one deserves an honorable mention.

Ask five Marines where you should live near Camp Pendleton and you may get five different answers.

That's because they're answering based on their priorities.

Someone else's favorite neighborhood may not make sense for your commute, budget or lifestyle.

Instead of asking:

“What's the best place to live near Camp Pendleton?”

Try asking:

“Which areas make the most sense for the way I want to live?”

That's a much better place to start.

PCSing to Camp Pendleton? Start Planning Early.

A PCS already comes with enough moving pieces.

Your housing decision doesn't need to become another last-minute emergency.

If you already have orders to Camp Pendleton—or you're expecting them soon—start researching your options early.

I've also put together a complete guide on how to decide where to live when PCSing to Camp Pendleton, including some of the surrounding communities you may want to consider.

PCSing to Camp Pendleton? How to Decide Where to Live

And if you're trying to decide specifically between Fallbrook and Temecula:

Fallbrook vs Temecula: Where Should You Live When Stationed at Camp Pendleton

If you still aren't sure where to start, that's okay too.

You don't need a house picked out before we talk.

We can start with your orders, duty location, timeline, budget and what you're looking for—and work backward from there.

Jacquelyn Gibson | Realtor® | USMC Retired
Helping military and civilian buyers throughout Southern California