Military Real Estate in Virginia Beach
Start Your PCS PlanBuilt Around Your Orders
Every service exists because a military family needed it on a deadline.
PCS Buying & Selling
Buy or sell on your report date — we compress the timeline without cutting corners.
Plan your moveVA Loan Guidance
Zero-down done right — entitlement, funding fee, appraisals, and lenders who close on time.
Talk VA loansRemote Home Search
Live video tours from your current duty station, with honest commentary the camera can't fake.
Tour from anywhereRent vs. Buy Analysis
BAH math, time-on-station, and resale honesty — sometimes renting wins, and we'll say so.
Run the numbersDeployment Sale Support
Selling while deployed? Power-of-attorney closings and updates that reach the ship.
Get supportBase Proximity Search
Gate-to-driveway commute times for every Hampton Roads base, mapped before you tour.
Search by base
We've Stood in Your Boots
Garrison & Cole is a military-family-owned brokerage. We've PCS'd across the country ourselves, bought and sold on orders, and lived the deployment-mid-transaction scramble — so our whole process is built for the way military life actually works.
Thirteen years and 500+ moves later, we know every base, every gate, every school district, and every commute in Hampton Roads. When you land at Oceana, Norfolk, Little Creek, or Langley, we're the team that already has your shortlist ready.
- ✓Military family owned & operated
- ✓500+ PCS moves closed in 13 years
- ✓Every Hampton Roads base covered
- ✓Remote closings, POA & deployment support
Orders to Keys, On the Clock
A proven sequence that fits inside your report window.
Orders in Hand (60-90 Days Out)
We build your plan — budget from BAH, VA loan pre-approval, and a shortlist matched to base, schools, and commute.
Remote Tours (30-60 Days Out)
Live video walkthroughs from your current station. We flag what the listing photos hide.
Offer & Contract (2-6 Weeks Out)
We write VA-strong offers that sellers take seriously and manage inspections from afar.
Land & Close
Keys within days of wheels-down — or a remote closing before you even arrive.
Neighborhoods That Work for Base Life
Moves That Went Right
We got orders to Oceana with six weeks' notice. Garrison & Cole toured homes for us on video from Japan, wrote the offer with a VA loan they'd already structured, and we closed nine days after landing. That's not normal — that's them.
First VA loan, zero down, and they explained every step in plain English — funding fee, appraisal quirks, all of it. Our BAH covers the mortgage with room to spare.
I deployed mid-sale. They handled the staging, the showings, and the closing with my power of attorney, and sent me updates I could actually read on the ship. Sold over asking.
Pick Your Situation
Every one of these starts with the same step — a plan built around your dates.
Your Benefit, Fully Used
The VA loan is the best mortgage in America — and the most misunderstood. Sellers fear it, some agents fumble it, and families leave money on the table.
Not here. We structure VA offers that win against conventional buyers, work with lenders who close VA on time, and know the appraisal process cold. Zero down, no PMI, and your entitlement protected for the next move.
- ✓VA offers that beat conventional bids
- ✓Lenders who close VA loans on schedule
- ✓Funding fee & entitlement guidance
- ✓Zero down, no PMI — done right
Orders In Hand?
The clock's already running. Tell us your report date and we'll build the plan — home search, VA loan, and timeline, all squared away.
Asked on Every Move
How fast can we realistically buy after getting orders?
With 60-90 days' notice, comfortably — pre-approval and remote tours start immediately, and many families close within days of arriving. We've done it in less; the key is starting the moment orders drop.
Can we buy before we arrive in Virginia Beach?
Yes. Live video tours, remote inspections, digital signing, and POA closings mean plenty of our families get keys the day they land — or before.
What if I'm deployed during the sale?
We handle it — power of attorney, coordinated updates through your spouse or directly to you, and a closing that doesn't need you in the room.
Do we really need zero down?
You CAN put money down, but you don't have to — and with no PMI on VA loans, many families keep their savings for the move itself. We'll run both scenarios so you choose with real numbers.
Will sellers reject a VA offer?
Weak VA offers get rejected; well-structured ones don't. We package yours with a strong lender letter, realistic timelines, and terms that make sellers comfortable — our VA buyers win competitive situations regularly.
Should we rent or buy on a 2-3 year tour?
Honestly — it depends, and we'll tell you straight. We run BAH against payment, factor resale and rent-out potential, and if renting wins, we'll say so. About one in five families we advise ends up renting.
Start Your PCS Plan
Tell us your timeline and duty station. We'll reply within one business day with a plan built backward from your report date.