Military PCS Home Buyer Checklist –

OKC / Tinker AFB

✅ BEFORE YOU PCS (3–6 Months Out)

•  Get Pre-Approved for a VA Loan

  • Use a lender experienced with VA loans - I've got them!

  • Ask me about BAH-based budget and estimated closing costs

•  Review Your PCS Orders

  • Confirm report date to Tinker AFB

  • Estimate timeline for house-hunting leave or permissive TDY

•  Research Neighborhoods Near Tinker AFB

  • Close to base: Midwest City, Del City, Choctaw 

  • Family-friendly: Moore, Yukon, Mustang, Edmond

  • Commute considerations (Tinker gate traffic is real, I worked there, so I have thoughts on this)

•  Check BAH (Basic Allowance for Housing) Rates

  • Use your rank and ZIP (usually 73145 for Tinker AFB)

  • BAH can often cover full VA mortgage payment

🏠 HOUSE HUNTING (2–3 Months Out)

•  Hire a Military Relocation Specialist Realtor

  • Look for MRP-certified agents or those with VA loan experience

•  Create a Needs vs. Wants List

  • Must-haves: # of beds/baths, fenced yard, school zone, commute time

  • VA must-haves: no peeling paint, good roof, working utilities

•  Book a Virtual or In-Person Tour

  • Many military families buy virtually — request video walk-throughs

•  Estimate Total Monthly Payment

  • Mortgage + taxes + insurance (many areas = no HOA)

•  Make an Offer with VA Loan Terms

  • VA loans = no down payment, but may need VA appraisal repairs

  • Ask for seller-paid closing costs (common in OKC market)

📋 UNDER CONTRACT TO CLOSING (30–45 Days Out)

•  Schedule VA Appraisal & Home Inspection

  • VA appraisal is stricter — ensure home meets habitability standards

•  Secure Home Insurance

  • Oklahoma has hail/tornado risk — compare policies with wind/hail coverage

•  Coordinate PCS Dates with Closing Date

  • Try to close before your report date for a smoother transition

•  Set Up Utilities & Internet

  • OG&E (electric), ONG (gas), Cox/AT&T/Fiber (internet)

•  Schedule Movers (DITY or Gov’t Move)

  • If DITY, save receipts for tax write-offs

  • Check for TLF (temporary lodging) availability if needed

🚪 MOVE-IN & ARRIVAL

•  Complete a Final Walkthrough

  • Do this within 24 hours of closing

•  Change Locks or Reprogram Keypad

  • Safety first!

•  Register Your Address with USPS & Base

  • Set up mail forwarding & update base records

•  Explore Your New Community

  • Visit: Scissortail Park, OKC Zoo, Bricktown, Base Exchange

•  Meet with Your Unit's Relocation or Family Services Office

  • Ask about spouse employment help, childcare, local events

💡 Bonus Tips

• 🔹 Use VA Loan Benefits: No down payment, no PMI, competitive rates

• 🔹 Save with BAH: Your housing allowance is designed to cover all major costs

• 🔹 Tinker Traffic: Plan around the base’s busiest gates and hours

• 🔹 Storm Safety: Consider homes with a tornado shelter or add one later (~$3–6k)

 

 

Top 10 Considerations When Moving to the OKC Metro 

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1. Neighborhoods Vary Widely — Choose Based on Lifestyle

• Families: Edmond, Deer Creek, Moore (great schools, low crime)

• Young professionals: Midtown, Plaza District, Paseo (urban, walkable)

• Military: Midwest City, Del City (close to Tinker AFB)

• Quiet suburbs: Yukon, Mustang, Norman

🔍 Tip: Use crime maps, school ratings, and commute times to guide your choice.

2. Cost of Living is Low — But So Are Some Wages

• Housing is affordable (median home price often under $250k)

• Property taxes are moderate, but car insurance and utility costs can surprise newcomers

• Don’t expect big-city salaries unless you’re in energy, tech, or healthcare

3. Tornadoes & Storms Are Real — Weather-Proof Your Plans

• Tornado season: March–June

• Most homes don’t have basements, but storm shelters are common (check listings!)

• Alert systems are reliable, but consider getting a NOAA weather radio

4. Get Familiar with the "OKC Spread"

• OKC is geographically massive — over 600 square miles

• Your “15-minute drive” may be 30 depending on traffic or neighborhood

• Commute planning is essential (especially if working downtown or at Tinker AFB)

5. Public Schools Are Hit or Miss

• Edmond, Deer Creek, Moore = highly rated

• OKCPS (Oklahoma City Public Schools) = varies by neighborhood

• Private and charter schools are common alternatives in certain districts

6. Job Market is Growing — Slowly

• Major employers: Tinker AFB, OU Health, Paycom, Devon Energy, Love’s

• Industries: Aerospace, healthcare, oil & gas, logistics, and some tech

• Remote work is rising — homes with offices are in high demand

7. Traffic Is Manageable — Parking Is Plentiful

• No major gridlock like Dallas or LA

• Most people drive; public transportation (EMBARK) is limited

• Free parking is common outside the core districts

8. Culture & Community Are Underrated

• OKC has a growing food, arts, and music scene (Plaza, Paseo, Film Row)

• Big on sports: Thunder (NBA), college football, and minor league baseball

• Churches, VFWs, and civic groups play a major community role

9. Healthcare Access is Strong

• Major providers: OU Health, Integris, Mercy, SSM

• VA hospital is available for veterans

• New hospitals and specialty clinics are growing across the metro

10. Housing Market Is Competitive But Affordable

• Homes sell pretty fast in Edmond, Yukon, and Mustang — low inventory in some areas - a little slower currently - here in mid year

• VA, FHA, and rural loans work well in the area

• Work with a local realtor (pick me! pick me!) who knows the market — especially for military moves