Who Should Consider Buying This Summer and Fall—and Why

James Marszalek, Red Dot Founder & Designated Broker

If you're an active-duty service member, veteran, or retired military family considering a home purchase in Washington State—specifically in Pierce or Thurston Counties—this summer and fall (2025) may present a golden window of opportunity. Even with an unchanged housing market, conditions could be favorable if you approach the process with the right strategy and tools in hand. From VA loan advantages to community stability and investment potential, military-connected buyers have unique strengths they can use to get ahead. Here’s what you need to know about who should be considering a home purchase during this season and what smart moves can help make it a success.

Military and Retired Military Families Planning to Stay 3+ Years

If you’re planning to stay in the JBLM area for at least three years, this summer or fall is a strategic time to buy. Pierce and Thurston Counties offer a high quality of life, access to military support systems, and strong long-term home value appreciation due to continued population growth and limited housing supply. Why buy now?

• Increasing home values make for a healthy market. JBLM Area home prices continue to trend upward due to year-round demand for housing and quality communities.

• Interest rates are expected to hold: Assuming rates stay steady, locking in a fixed monthly mortgage payment (especially using VA benefits) offers cost certainty in an otherwise inflationary economy.
• Rent is rising: Rental prices in Pierce and Thurston Counties continue to increase annually. Buying now may allow you to pay less per month than you would renting—while also building equity.
• PCS timing works in your favor: Summer is peak PCS season. If you’re arriving now, you’ll have more inventory to choose from and can potentially align your move-in date with school enrollment or end-of-lease timelines.

Retired Military Families Looking for Long-Term Roots

If you’re done moving and ready to put down roots, Pierce and Thurston Counties offer a mix of affordability, community, and VA-friendly amenities. Areas like Lacey, DuPont, Puyallup, and Yelm provide access to healthcare (VA and civilian), recreation, and strong veteran networks. Why buy now?

• Stable market = smart investment: Property values in these counties are unlikely to drop sharply due to consistent demand and low new-construction rates.
• Retirement-friendly environment: No state income tax, proximity to base resources, and scenic surroundings (Mt. Rainier, Puget Sound) make this a great place to retire.
• Downsizing or upgrading options abound: Whether you want to simplify your lifestyle or find a home with more space for visiting grandkids, there are multiple communities tailored to your stage of life.

Dual-Income Military Families or Those Looking for Investment Potential

Homeownership in this region doesn’t just meet a personal need—it can also become a financial asset. If you buy in this market however, you should protect yourself should a spouse lose his/her job, there is an accident or the economy turns.  To be safe we recommend a reserve tucked away of four months or more in total monthly expenses. Why buy now?

• The area attracts renters: With JBLM nearby, a well-located home can easily become a profitable rental if your PCS orders come sooner than expected.
• VA loans make it easier to cash-flow: VA loan terms and no down payment options let you enter the real estate market with less out-of-pocket risk, freeing cash for improvements or reserves.
• Inventory is less competitive than during the pandemic frenzy: Sellers are more open to negotiation, especially with well-qualified VA buyers

Veterans and Military Families with Financial Readiness or Windfalls

Not every military buyer needs to rely solely on VA loan benefits. If you’re entering this summer or fall with strong financial footing—such as a large savings, proceeds from a previous home sale, or an inheritance—you may be in an especially advantageous position to buy now. Ideal profiles include:

• Veterans Who Recently Sold a Home in Another Market: If you’ve transitioned out of active duty and sold a home in a high-demand area (like San Diego, D.C., or Hawaii), you may be sitting on substantial equity. Use that capital to buy a larger or better-located home in Pierce or Thurston County.
• Retirees or Transitioning Service Members with Full BAH or Pension Income: Your stable income means you're well-positioned to secure financing and afford long-term costs. Purchasing now locks in fixed housing costs during a period when rents may continue rising.
• Dual-Income Households with Low Debt-to-Income Ratios: Couples where both partners are working—especially if one has a civilian job—can qualify for larger loan amounts and handle the financial responsibilities of homeownership with more flexibility.
• Those Who’ve Saved Aggressively While Deployed or Stationed Abroad: If you’ve built up savings while living overseas, you could use that cash to boost your down payment, cover appraisal gaps, or make immediate home improvements after purchase—giving you a competitive edge in bidding.

Strategies & Tools Military Buyers Should Use

Buying smart in a military-rich market means using every advantage available. Here are five key strategies to consider:

Leverage Assumable VA Loans from Sellers

In today’s market, some sellers hold VA loans with interest rates well below current averages—sometimes in the 3% range. VA loans are assumable, meaning a qualified buyer can “take over” the seller’s mortgage under the same low-rate terms. Why this matters:

• Immediate cost savings
• Lower closing costs
• Possibly faster approval timelines

How to find them:

• Work with a local agent who understands how to identify assumable loan listings.
• Ask listing agents directly about the loan type and assumption potential.

Use Your VA Loan Benefit Strategically

The VA loan is one of the most powerful homebuying tools in the U.S. Key benefits:

• 0% down
• No PMI
• Favorable interest rates
• Easier qualification standards

Advanced strategy: Use your VA loan to buy a 2–4 unit property, live in one unit, and rent the others. This "house hacking" approach builds wealth while reducing your housing cost.

Buy with a Long-Term Hold Strategy in Mind

Even if you PCS in a few years, your property doesn’t have to become a liability. Pierce and Thurston Counties offer:

• Strong rental demand near JBLM
• A growing population base
• Easy access to property management services

When choosing a home, prioritize:

• Proximity to base
• School district quality
• HOA rules that allow rentals

Negotiate Seller Credits or Rate Buydowns

In a more balanced market, sellers are increasingly willing to offer concessions. Common concessions:

• Closing cost credits
• Temporary or permanent rate buydowns
• Repairs or upgrade allowances

Your agent can help structure an offer that keeps your cash needs lower at closing while improving the long-term affordability of the home.

Work with a Military-Focused Real Estate Team

Not every agent understands VA loans, PCS timelines, or the long-term planning military families need. Partner with a team that:

• Has experience serving military clients
• Can help you time your move and closing properly
• Knows how to navigate VA appraisals, inspections, and loan assumptions

Look for designations like Military Relocation Professional (MRP) or ask if the agent has prior service experience.

Final Thoughts: A Window of Opportunity If your personal and financial situation aligns with what we’ve discussed—and you’re ready to own rather than rent—then summer and fall 2025 could be your best opportunity to buy in Pierce or Thurston County. You’ll be taking advantage of:

• A relatively stable housing market
• Competitive but not overheated inventory
• Powerful VA loan tools
• The long-term upside of homeownership in a growing region

Whether you're planting roots, building wealth, or simply tired of the rental cycle, this could be your time to move forward confidently.

Next Steps:

• Get pre-approved through a VA lender.
• Connect with a military-friendly real estate agent.
• Explore homes with assumable VA loans or motivated sellers.
• Align your timeline with school years, lease endings, or PCS dates.

With the right guidance and a clear plan, your home purchase this summer or fall can set you up for financial security and stability—far beyond your time in uniform.

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