by PJ Burns | Aug 30, 2026 | Buyer, Closing and Title, Phase 1: Getting Started
PCS orders rarely line up neatly with a closing date. Deployments, training pipelines, and report dates can put a service member hundreds or thousands of miles away from the settlement table on the one day they are legally required to sign. A special power of attorney...
by PJ Burns | Aug 23, 2026 | Buyer, Home Care, Phase 6: Final Week
Getting the keys feels like the finish line, but for a PCS move it is closer to the starting gun. Between transferring utilities, learning a new house, and adjusting to a new duty station, the first ninety days after closing carry their own workload. Here is what...
by PJ Burns | Aug 16, 2026 | Buyer, Inspections, Phase 6: Final Week
The final walkthrough is the last chance to see the property before you sign at settlement, and it is easy to treat it as a formality after months of inspections, negotiations, and paperwork. It should not be treated that way. This is the moment you confirm the house...
by PJ Burns | Aug 9, 2026 | Buyer, Home Care, Phase 4: Making an Offer
Ask five different buyers what a home warranty does and you’ll probably get five different answers. Some think it’s the same as homeowners insurance. Others think it covers everything from a cracked foundation to a broken doorbell. Neither is true, and that confusion...
by PJ Burns | Aug 2, 2026 | Buyer, Inspections, Phase 4: Making an Offer
Fall in love with a home outside Fredericksburg or Stafford and there’s a good chance it comes with a private well and septic system. City buyers often make one of two mistakes: they panic and walk away or they assume everything is fine and skip the homework. Neither...
by PJ Burns | Jul 5, 2026 | Buyer, Financing, Phase 2: Working with a Lender, VA Assumption, VA Loan
The assumed rate on a VA loan is the number that makes assumptions compelling. When a seller holds a loan at 3% and today’s market sits above 6%, that gap in rates represents real monthly savings. But when you need additional financing to cover the...
