PCSing to Northern Virginia is exciting—and a little overwhelming. Between traffic patterns, school boundaries, and figuring out how far your BAH will stretch, it’s easy to feel like you need a local translator. The good news: the DMV real estate market offers a wide range of housing options, from walkable Arlington condos to family-friendly neighborhoods near Fort Belvoir, and the right strategy can make your move smoother (and more cost-effective).

This guide covers the neighborhoods military families choose most, how to think about schools, and practical BAH planning—especially if you’re exploring Arlington VA real estate 2026 or considering buying a home in the DMV instead of renting.

Want to start browsing listings right away? Use Search All Homes to filter by commute, price, and property type.

Where do most military PCS moves land in Northern Virginia?

Northern Virginia is popular for military families because it’s close to major installations and agencies—while still offering great parks, strong community amenities, and a variety of home styles.

Most PCS housing searches revolve around commutes to places like:

• The Pentagon / Joint Base Myer–Henderson Hall area (often paired with Arlington living)

• Fort Belvoir (often paired with Alexandria/Springfield/Lorton/Kingstowne)

• D.C. duty stations (often paired with Arlington, Alexandria, and select D.C. neighborhoods)

Local tip: In the DMV, “10 miles away” can feel very different depending on river crossings, bottleneck routes, and the time you’re commuting. Prioritize route reliability over raw distance.

Which Arlington neighborhoods are best for a Pentagon or D.C. commute?

If you’re commuting to the Pentagon or into D.C. frequently, Arlington is often the first stop because of Metro access, bike trails, and neighborhood walkability.

National Landing / Crystal City / Pentagon City

Best for: quick access to the Pentagon, DCA airport, Metro, newer condo inventory
Typical housing options: modern condos, high-rise buildings with amenities
Why military families like it: convenience, low-maintenance living, easy commuting

Rosslyn–Courthouse–Clarendon–Ballston corridor

Best for: walkability, Metro access, restaurants, strong resale appeal
Typical housing options: condos, some townhomes, pockets of single-family homes
Why it’s popular: it’s one of the most “plug-and-play” areas for DMV newcomers

Shirlington

Best for: community feel + access to trails + dining
Typical housing options: condos, townhomes, some single-family pockets nearby
Why it works: great lifestyle balance without feeling as dense as the Metro corridor

If you’re comparing Arlington neighborhoods quickly, start with Search All Homes and filter by “Metro proximity” or “condo/townhome” to match your PCS timeline.

What are the best Alexandria and Fairfax County areas for Fort Belvoir PCS moves?

Fort Belvoir commutes tend to pair well with Alexandria’s west side and southern Fairfax County—areas where you often get more space than North Arlington at similar price points.

Kingstowne (Alexandria area)

Best for: community amenities, convenient shopping, commuter flexibility
Typical housing options: townhomes, condos, some single-family neighborhoods
Why it’s a PCS favorite: easy daily living + strong neighborhood feel

Alexandria West End

Best for: value + space + access to multiple commute routes
Typical housing options: condos and single-family options depending on pocket
Why it works: more inventory variety and often better “space for budget”

Springfield / Lorton / Burke

Best for: larger homes, more yards, suburban layout
Typical housing options: single-family homes and townhomes
Why military families choose it: space, school planning options, and access toward Belvoir and beyond

How should you use BAH when budgeting for housing in Northern Virginia?

BAH is meant to reflect typical local housing costs, but your actual housing plan will depend on where you live, whether you rent or buy, and what you value most (space, commute, schools, amenities).

A few key reminders from official sources:

• BAH is based on pay grade, location, and dependency status—not your branch. (comptroller.war.gov)

• BAH is designed as housing compensation when government quarters aren’t provided. (travel.dod.mil)

• Because BAH is an allowance, it’s generally not taxed. (militarypay.defense.gov)

A practical “BAH-friendly” budget framework

When planning your monthly housing number, don’t stop at rent/mortgage:

• Rent or mortgage payment

• HOA/condo fees (very common in Arlington condos and some townhome communities)

• Utilities (varies a lot by building age and size)

• Parking costs (some buildings charge separately)

• Commute costs (tolls, Metro, gas, parking at work)

• Move-in costs (deposits, pet fees, application fees—especially for rentals)

Where to confirm your real BAH rate

Rates can change annually and vary by zip code, so we recommend verifying your exact entitlement through the Defense Travel Management Office (DTMO) BAH resources. (travel.dod.mil)

Should you rent or buy on a PCS to Northern Virginia?

This is the question nearly every PCS family asks—and the right answer depends on timeline, orders, and risk tolerance.

Renting can make sense if:

• Your tour length is uncertain

• You want to learn the area before choosing a school pyramid

• You’re prioritizing flexibility and speed

• You’re likely to PCS again quickly

Buying can make sense if:

• You expect to stay long enough to justify transaction costs

• You want stable monthly housing costs

• You’re targeting a neighborhood with strong long-term demand (common in Arlington and close-in Alexandria)

• You want the option to keep the home as a future rental (case-by-case—HOAs matter)

If you want to explore what buying looks like right now, start with Search All Homes and focus on neighborhoods that match your duty location.

What should first-time buyers know in Arlington VA?

Even if you’ve owned a home before, buying in Arlington can feel like a different sport—because micro-neighborhoods and building details matter.

Here’s what matters most for Arlington VA real estate in 2026:

1. HOA and condo docs can be deal-makers.
   Building reserves, rental caps, pet rules, and fees can change the long-term math.

2. Parking isn’t automatic.
   Confirm whether a space conveys, is deeded, or is rented separately.

3. Commute value is real resale value.
   Metro proximity and route reliability tend to hold demand over time.

4. You want a plan before you tour “the one.”
   Pre-approval, timing, and offer strategy matter—especially for well-located homes.

For extra peace of mind as you navigate the process, KS Team offers a Buyer Guarantee designed to help buyers move forward with confidence.

How do schools work in Arlington and Fairfax County?

School planning is a big part of PCS housing—especially if your goal is to settle quickly.

Arlington Public Schools (APS)

APS provides a searchable boundary locator so families can check neighborhood school assignments by address. (apsva.us)

Fairfax County Public Schools (FCPS)

FCPS has a Boundary Locator System that identifies elementary, middle, and high school assignments for a specific address—and notes that boundaries can be adjusted. (boundary.fcps.edu)

Local tip: In Northern Virginia, boundaries can change over time, so always verify the assignment for the specific address you’re considering—especially for new construction or recently developed areas. (fcps.edu)

How is the DMV market changing in 2026—and what does that mean for PCS families?

Across Arlington, Alexandria, Falls Church, and D.C. neighborhoods, 2026 is leaning toward a more strategic market:

• Buyers are comparing more options (which can reduce bidding-war pressure in some pockets)

• Sellers are more sensitive to Days on Market (DOM)—and price adjustments happen faster

• Well-located, move-in-ready homes still move quickly, but “fixer” listings can offer leverage

For PCS families, this means:

• You may have more room to negotiate on homes with higher DOM

• Timing and preparation can matter as much as price

• Having a local team can protect you from “surprise costs” like HOA issues or resale limitations

FAQ: Military PCS to Northern Virginia

What neighborhoods are best for a Pentagon PCS?

National Landing (Crystal City/Pentagon City) and the Rosslyn–Ballston corridor are popular for fast commutes, Metro access, and condo options. Shirlington is another strong choice for lifestyle and access.

What neighborhoods are best for Fort Belvoir PCS?

Kingstowne, Alexandria West End, Springfield, Lorton, and Burke are common starting points for space and commute flexibility.

How do I check my BAH rate for Northern Virginia?

Use official DTMO/DoD BAH resources to confirm your rate based on location, pay grade, and dependent status. (travel.dod.mil)

How can I verify school assignments for a specific home?

Use Arlington Public Schools’ Maps & Boundaries tools for Arlington addresses, and FCPS’s Boundary Locator for Fairfax County addresses. (apsva.us)

PCS orders in hand? Here’s your next step with KS Team

Northern Virginia is full of great “fit” neighborhoods—but the best choice depends on your duty station, commute tolerance, school priorities, and what you want your day-to-day life to feel like. KS Team helps PCS buyers and sellers make confident decisions quickly, with local insight across Arlington, Alexandria, Falls Church, and D.C.

Ready to take the next step toward your Arlington VA home? Contact KS Team today to schedule a free buyer consultation or get your home’s value instantly with our free home valuation tool:
https://kerishull.com/home-valuation/

Don’t forget — our Buyer Guarantee and Seller Guarantee give you total peace of mind in any market:

Contact us here: https://kerishull.com/contact-us/