If you’ve received orders to Fort Benning, you’re probably trying to figure out a dozen things at once—where to live, whether to buy or rent, how far you want to commute, which areas fit your family, and how in the world you’re supposed to choose a house when you may be hundreds or even thousands of miles away.
I get it.
As a military spouse and a Realtor® who works with military families throughout the Fort Benning area, I’ve helped many buyers navigate this exact situation. Some arrive with plenty of time to house hunt. Others need to find a home before they ever set foot in Georgia or Alabama.
Here are seven things I think every military family should know before buying a home during a PCS to Fort Benning.
1. You Can Live in Georgia OR Alabama
One of the biggest differences about a PCS to Fort Benning is that you aren't limited to one state.
Fort Benning sits near the Georgia-Alabama state line, which gives military families several communities to consider.
On the Georgia side, buyers often look in Columbus, Midland, Cataula, Ellerslie and Harris County.
Across the river in Alabama, Phenix City, Smiths Station, Fort Mitchell and Seale are also popular areas for military families.
There isn't one area that's automatically "best." The right choice depends on your commute, budget, lifestyle and what you're looking for in a home.
That's why I encourage my clients to compare both sides of the state line before making a decision.
2. Don't Choose a Home Based Only on the Mileage to Fort Benning
A house may look incredibly close to Fort Benning on a map, but mileage doesn't always tell the whole story.
Your commute can depend on which gate you'll use, where you'll be working on post, traffic patterns and even what time you report.
When I'm helping a military family from out of town, we don't just look at how many miles a house is from Fort Benning. We talk about the actual location and whether it makes sense for their everyday life.
That can make a huge difference once you're living here.
3. Buying From Another State Is Completely Doable
You don't necessarily need to fly in every time a promising house hits the market.
A large part of my job with PCS buyers is being their eyes and ears when they can't physically be here.
I can walk through homes for my clients by video and show them far more than the pretty listing photos. I want them to see the things they would notice if they were standing in the house themselves.
How does the neighborhood feel?
What's next door?
Does the house back up to something you couldn't see in the photos?
How does the floor plan actually flow?
What condition is the home really in?
Those details matter—especially when you're making a major purchase from hundreds of miles away.
4. If You're Using a VA Loan, Work With People Who Understand VA Transactions
VA loans are an incredible benefit, but experience matters.
Working with a lender and Realtor® who regularly handle VA transactions can help prevent unnecessary confusion during the process.
Before you start seriously shopping, I recommend talking with a knowledgeable lender and getting pre-approved so you understand your purchasing power.
That also puts you in a much stronger position when you find the right home and you're ready to make an offer.
5. Think About Your Exit Strategy Before You Buy
Military families have something other buyers don't always have to consider:
The next set of orders.
You may love a house, but it's worth thinking about what happens when it's time to PCS again.
Could the property appeal to another buyer in a few years?
Would it potentially work as a rental?
Is the location desirable beyond your specific assignment?
Nobody can predict exactly what the housing market will do, but thinking about resale from the beginning can help you make a more informed decision.
6. Start Looking Before You Think You Need To
You don't have to wait until you're driving toward Fort Benning with a moving truck behind you to start learning the market.
In fact, I prefer when families contact me early.
We can start talking about your budget, commute, needs and the different communities around Fort Benning before you're under pressure to make a decision.
I can also set up a property search so you can begin seeing what homes actually cost in the areas you're considering.
By the time you're ready to make a move, you'll already have a much better feel for the local market.
7. Your Realtor® Should Make Your PCS Easier, Not More Stressful
PCS moves come with enough stress already.
Your Realtor® should be someone you can actually reach, someone willing to answer questions, and someone who will tell you the truth—even when that means telling you a particular house may not be the right one.
That's especially important when you're buying remotely.
My goal isn't simply to help you get a house under contract. I want you to feel confident about what you're buying and where you're buying it.
I've helped military families navigate home inspections, repairs, contractors, lenders, walkthroughs and all the little things that come up between an accepted offer and closing.
Sometimes that means making phone calls.
Sometimes it means meeting a contractor.
And sometimes it means putting on my tennis shoes and going back to a house because my buyer needs me to check something one more time.
That's part of the job.
Planning a PCS to Fort Benning?
Whether you're moving next month or you've just received orders and don't know where to begin, you don't have to figure out the Fort Benning housing market by yourself.
I'm a Georgia and Alabama licensed Realtor®, military spouse and Military Relocation Professional (MRP) serving buyers and sellers throughout the greater Fort Benning area, including Columbus, Midland, Cataula, Ellerslie and Harris County, Georgia, as well as Phenix City, Smiths Station, Fort Mitchell and Seale, Alabama.
If you're considering buying a home during your PCS, reach out. We can talk through the different areas, your commute, your budget and what you're looking for—and start narrowing down what makes the most sense for your family.
Amanda Hester, REALTOR® | MRP, ABR®, SRS®
Keller Williams Realty River Cities
Licensed in Georgia & Alabama
Cell: 229-376-2352
Office: 706-221-6900
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