Enter your Report No Later Than Date (RNLTD) and whether you're PCSing to San Antonio or away from it, and this builds a full backward-planned timeline — house-hunting or showing windows, contract and closing targets, and the date you should start talking to a realtor to make it all fit.
This is a planning estimate built from typical Texas contract-to-closing timelines, not a guarantee. Every PCS and every transaction is different — the earlier you loop Chad in, the more this can flex around your actual orders.
The date on your orders you must report by. Everything below is planned backward from this date.
Defaults reflect typical Texas timelines. Edit anything you already know — your lender's numbers, your actual leave dates, orders specifics.
Move Timing
Buffer = time before your report date you want to already be closed and moved in. Closing period is typically 30–45 days for a financed purchase.
Loan Type
Assumptions go through the seller's loan servicer instead of new-loan underwriting. The VA requires servicers to process a complete application within 45 days, but 45–90 days is more realistic in practice — checking this raises Contract-to-Closing above to 75 days. Ask Chad if a specific listing's servicer has a faster or slower track record.
House-Hunting Trips
Choose how many trips you want to make. Most PCSing buyers use two — an early scouting trip, then a decision trip once financing is squared away and the list is narrowed — but this works just as well for one focused trip or several shorter ones.
Planning Lead Time
Time to get pre-approved, meet your realtor, and build a wish list before your first trip.
Move Timing
Buffer = time between closing and your report date for final move-out and travel. Ask about a leaseback if you need to stay past closing.
Loan Assumption
Assumptions go through your loan servicer instead of new-loan underwriting. The VA requires servicers to process a complete application within 45 days, but 45–90 days is more realistic in practice — checking this raises Contract-to-Closing above to 75 days.
Listing Timeline
Prep covers repairs, decluttering, staging, and photography. Time on market is typically 2–6 weeks in this area.
Lead Time Before Prep
Time for an initial walkthrough, pricing strategy, and repair list with your listing agent before prep work begins.
Enter your Report No Later Than Date above to build your timeline.
Contract-to-closing periods, time-on-market, and financing timelines vary by lender, loan type, and market conditions. These are general planning figures, not a commitment from any lender or a guarantee of a specific closing date. Contact Chad as early as possible — the sooner your realtor knows your RNLTD, the more this timeline can be built around your actual orders instead of an average one.