Five Housing Decisions Military Members Should Start Thinking About One Year Before Retirement

Written by Kevin Thomas

Retirement paperwork, transition classes, a job search, final appointments — the last year in uniform fills up fast. Housing often gets pushed to the end of the list. But the decisions you make about where you'll live, and when, can shape your finances for years after you take off the uniform.

👉 About a year before retirement, start working through five housing decisions: where you want to live, what to do with your current home, when to buy your next one, what size home fits your next chapter, and how to use the benefits you've earned. Starting early keeps you in control of the timing.

Here's each one.

Decision 1: Where Do You Want to Live?

For the first time in your career, the choice is completely yours. Think about family, your next job, healthcare access, cost of living, and the kind of community you want. Some retirees stay near Fort Stewart for the familiarity and on-post benefits. Others move closer to kids or back home.

Settle this one first, because every other decision depends on it.

Decision 2: What Will You Do With Your Current Home?

If you own a home now, you have three choices: stay in it, sell it, or keep it as a rental. Get a current home value estimate and a rent estimate so you can compare your options with real numbers. If you plan to sell, a year out gives you time to make repairs and list it at the right time instead of rushing it around your retirement date.

Decision 3: When Should You Buy Your Next Home?

Timing your purchase around your retirement date matters more than most people expect. Lenders look at steady, documented income. Buying while you're still on active duty can be simpler, while buying after retirement may mean showing proof of retirement pay, disability compensation, or a new civilian job. Talk with a VA lender early so you know which timeline makes qualifying easiest for you.

Decision 4: What Size Home Fits Your Next Chapter?

The home that worked for a growing family may not be the one you want now. Think about the next 10 to 20 years: stairs, yard work, maintenance, and distance to the people and places that matter to you. Some retirees downsize to save money and time. Others size up for visiting grandkids or a home office for a second career.

Decision 5: How Will You Use Your Benefits?

Your VA home loan benefit doesn't end when you retire. Check how much VA entitlement you have available, especially if you still have a VA loan on your current home. Veterans receiving VA disability compensation are generally exempt from the VA funding fee, which can save real money. Also check your final move benefit and any state or property tax breaks for veterans where you plan to live.

What to Actually Do

Put housing on your transition checklist now. Give it the same attention as your job search and your paperwork.

Get your numbers. Pull a home value estimate, a rent estimate, and a rough post-retirement budget.

Talk to a VA lender a year out. Ask about entitlement, the funding fee, and how your income will be counted before and after retirement.

Pick a target move date. Work backward from it to plan when to list, buy, or both.

Write down what you want in your next home. A clear list makes the search faster when the time comes.

Why Work With Kevin Thomas

The best retirement moves are the ones planned well before the last day in uniform. Kevin Thomas is a trusted real estate agent and marketing strategist serving Coastal Georgia, and a U.S. Army veteran who helps service members plan their housing a year or more ahead.

Working with Kevin means:

✔️ A home value and rent estimate to start your planning

✔️ Help lining up your sale, purchase, or both with your retirement date

✔️ Introductions to VA lenders who work with retiring service members

✔️ Guidance on finding a right-sized home for the next chapter

✔️ An advocate who understands the transition from the inside

Your Next Step

Call or text Kevin Thomas: (912) 980-6153 Retiring in the next year or two? Let's start your housing plan now.

Kevin Thomas with Level 10 Real Estate Group helps military families plan their retirement move on their own terms.