Military and PCS
PCS to Charleston: Military Relocation and VA Home Guide
If you are PCSing to Joint Base Charleston, decide three things early: which side of the base your commute runs to, whether buying with your VA loan beats renting for your tour length, and what you will do with the home when your next orders come. South Carolina also exempts military retirement pay from state income tax, which is why so many families stay.
Here is the short version of each decision, with a full guide linked for each.
Where do military families live near Joint Base Charleston?
Match the neighborhood to the side of the base you report to. Joint Base Charleston includes the Air Base in North Charleston and the Naval Weapons Station side near Goose Creek and Hanahan, and the drive between them is real. Goose Creek, Hanahan, Summerville, Ladson, and North Charleston are the usual shortlist. The neighborhoods near Joint Base Charleston guide compares them on commute, schools, and how far your BAH stretches.
Should you buy or rent on a Charleston tour?
BAH can cover a mortgage just as well as rent, and buying builds equity. Whether that beats renting depends on your tour length, your plans for the home afterward, and the market when you leave. The PCS to Joint Base Charleston guide covers base layout, housing office steps, and the rent-versus-buy math.
How does a VA loan work here?
Eligible buyers can purchase with no down payment and no private mortgage insurance. There is a one-time funding fee, which is waived for veterans receiving VA compensation for a service-connected disability. The VA loan guide covers entitlement, the appraisal, and the myth that sellers avoid VA offers. For a one-minute version of the down payment question, watch how much you need for a down payment.
What happens when you get orders to leave?
You can sell, or keep the home as a rental. If you or your spouse are on qualified official extended duty, the IRS lets you suspend the five-year test for the home sale exclusion for up to 10 years, so leaving does not quietly cost you the exclusion. The selling on PCS orders guide covers what the military reimburses and how to time a sale, and the sell or rent guide runs the rental math.
What help is available for military buyers?
Two separate things, often confused. SC Housing’s Palmetto Heroes program offers forgivable down payment assistance to eligible first-time buyers who meet income limits, including active-duty military, veterans, and National Guard members; details are in the SC first-time homebuyer programs guide. Separately, my own Heroes Program brings discounted brokerage fees to active-duty service members and veterans on a purchase or sale.
Can you buy before you arrive?
Yes, and it is common with tight report dates. Video tours, a strong local inspection team, and clear communication make it work. The sight-unseen buying guide covers who needs to be in the room and the traps to avoid. New to the area overall? Start with the Moving to Charleston guide.
Sources
- VA Home Loans: eligibility and how the benefit works.
- VA funding fee and closing costs: fee rates and exemptions.
- IRS Topic 701: Sale of Your Home: the 10-year suspension for qualified official extended duty.
- SC Housing: 2026 Palmetto Heroes Program: eligible professions and assistance.
Frequently asked questions
Where is Joint Base Charleston?
It spans two main installations: the Air Base in North Charleston and the Naval Weapons Station to the north, near Goose Creek and Hanahan.
Can I use my VA loan in Charleston with no money down?
Yes, eligible buyers with full entitlement can buy with no down payment. You will still have closing costs and usually the funding fee, unless you are exempt.
Does South Carolina tax military retirement pay?
No. South Carolina fully exempts military retirement pay from state income tax.
Can I keep my Charleston home and rent it out after a PCS?
Yes. Many service members do. The capital gains clock can be paused while you are on qualified extended duty, but talk to a tax professional before you decide.