PCS Orders? We’ll Help You Land Smoothly.
Whether you’re arriving in San Diego or moving out, J&J Realty can walk you through PCS timelines and VA loans.
The Challenges of Military Moves
PCS orders often come without warning. One day you’re prepping the kids for the new school year, the next you’re facing a hard deadline to report across town — or across the country. Toss in sudden deployments, rigorous training cycles, and the unique complexities of VA loans, and it’s easy to see how a PCS move in or out of San Diego would leave a family stretched thin.
For military spouses, who often carry much of the process solo, the stress can be overwhelming. You didn’t ask for the rush or the pressure, and you don’t need to let the suddenness or scope of the orders overwhelm you. With a military-friendly Realtor on your side, finding or selling a home — even on a hurry-up-and-wait timeline — becomes a much smoother, easier-to-manage process.
How J&J Helps
Maybe you’re looking at a Navy relocation in or out of San Diego. Maybe a sudden PCS order has you eyeballing Camp Pendleton homes (whether you want to be or not). Or maybe you just want to connect with a VA loan Realtor in San Diego who understands the process of a military move.
At J&J Realty, we don’t hand you off to a junior team or assistants. You’ll work directly with us. We bring decades of PCS and VA loan experience across North County and central San Diego, and we know firsthand that military spouses often shoulder the heaviest load during relocations.
Here’s what our clients say they value most:
PCS-ready timelines: A fast, organized process tailored to sudden orders.
VA loan guidance: We give you strategies for competitive bidding, appraisals, and lender coordination.
Family-first insight: We weigh schools, commutes, and safety alongside your family’s specific lifestyle needs.
Local expertise: We service North County hubs like Oceanside, Carlsbad, and Vista all the way to South County opportunities in Chula Vista and National City — where we’ll help you weigh factors like commute times against added costs like Mello-Roos taxes.
With J&J, you get calm, steady guidance designed to make every military move clearer, smoother, and less stressful.
Here’s Why San Diego Families Choose J&J
"JoyLynn helped my family buy our very first home, and we absolutely could not have done it without her! We are an active duty military family and we do not have a lot of flexibility. JoyLynn was able to manage the entire process for us VIRTUALLY From 3,000 miles away and got us exactly what we wanted. She had outstanding recommendations for the services we needed as well. Her dedication, timeliness and organization were critical to our success in buying the home of our dreams. A million thank yous from my family to the best realtor in SD :)"
"I was referred to Janet by a close friend for searching for my first home. From the start, Janet was the upmost professional and ensured I understood how she would assist me throughout the buying process. We sat down and discussed what my vision in a home was, as well as what features were most important to me. From there, we scheduled multiple home viewings and she made sure to ask for my input along the way to better tailor the homes we viewed. Even during the restrictions COVID-19 brought, working with Janet was seamless, she cared about our safety and provided all PPE when walking through the home showings. When I decided on a home to make an offer on, Janet was able to offer valuable insight on a competitive offer and was able to go up to bat for me during any negotiations. She made it a priority to keep me informed at all times throughout closing and ultimately made me comfortable during the home buying journey, especially for a first time buyer. Overall, I am grateful to have worked with Janet and fully recommend her and her team. Should I look to sell or buy other properties in the future, she will be my go to!"
"Without Janet I would not have been able to find my home. Her expertise, professionalism, and attention to detail made the daunting task of buying a home easy, manageable, and fun. She consistently goes above and beyond. Whether it be working late, or even driving to houses and recording virtual tours when I was unable to attend in person. Janet and her team are dedicated to ensuring you will find the house you are looking for."
“If you're looking to sell in North San Diego County, I can't recommend J&J Realty enough! My partner and I worked directly with Janet Thornton, who helped us sell our home in San Marcos. We were a bit nervous as we were entering an uneasy market and the end of summer, but Janet's expertise made the process seamless and easy. Janet took care of everything, from getting the place ready for open houses, staging, pricing, and closing, while keeping us posted on every step. You won't find a better team that knows the area better than J&J Realty.”
“Janet Thornton of J&J Realty helped us both as buyers and sellers in the Point Loma area of San Diego. We live out of state and her knowledge and personal insight in the area helped us find the perfect location in our price range for our needs. Janet researched the HOAs and made sure the reserve funds were adequate in addition to showing us neighborhood amenities, traffic/travel tips and shared stories of clients’ experiences. To get our place ready to sell, Janet provided excellent guidance on pricing and unit preparation. She had a squadron of reasonably priced professionals that quickly upgraded our unit. Janet is an excellent problem solver and guided us through some tough issues. She went above and beyond at every turn! She listens well and we had complete trust in Janet and the J&J Realty staff. We are very satisfied and recommend Janet Thornton and her team highly!”
“Janet at J&J Realty was a Godsend for us. Being relatively new to California we had no idea how to negotiate the hurdles in buying a new home nor how to negotiate the best deal for us. After meeting with Janet the first time she took the reigns and took all the worry and hassle out of finding the perfect home for us in a very fast moving market. Not only did she she negotiate our bid in such a way that it was accepted right off the bat, but she helped us in finding the perfect lender for our needs, setting up all the necessary inspections, etc. Janet's experience and fantastic personality have allowed her to assemble a team of resources that can't be beat!”
“J&J Realty was certainly the best choice I could have made when selling my Carlsbad property! Many thanks to Janet as well as JoyLynn and Megan for their outstanding work! The entire process, from listing date to closing date, took less than 60 days. Janet knows the market so well ... she suggested a listing price that was a lot higher than any that I would have arrived at, and then she negotiated a sales price that greatly exceeded the asking!! Absolutely amazing!! I highly recommend Janet and her team for any and all of your real estate needs!”
Frequently Asked Questions
Does J&J work with VA lenders?
Yes! We regularly coordinate with trusted VA-approved lenders in San Diego to make sure your VA loan process is smooth, competitive, and clear from start to finish.
Do I need PCS orders in hand before I can start the VA loan or home search process?
No! If you suspect change is coming, you can connect with a VA loan Realtor in San Diego and start preparing before official orders come down the line. Getting prequalified early gives you a head start when PCS timelines get tight — and you know what the military says about prior proper planning.
What if my PCS orders change at the last minute? How does that affect buying or selling a home?
PCS timelines can shift, and we understand how important it is to stay aligned with your orders. We’ll guide you through each step, helping you plan your home purchase or sale so timelines stay coordinated and flexible where possible. Once contingencies are released, we’ll make sure you understand all your options and obligations, so there are no surprises.
Can I use my VA benefit for a second home or investment property?
Not directly, but there are strategies we can help you implement:
- Some of our military clients build wealth and stay within the VA’s legal parameters by buying a multi-unit property and living in one unit.
- Others convert a former primary residence into a rental and use their remaining entitlement for a new home.
- If your initial loan is paid off, you could qualify for a one-time restoration that opens several strategic avenues to your family.
- Likewise, you could have the opportunity to refinance with an Interest Rate Reduction Refinance Loan after PCS to free up your entitlement.
How fast can I sell my San Diego home if I get PCS orders and need to move quickly?
We specialize in PCS home selling in San Diego and can in many cases prepare a listing, stage, and market a property within days. Our goal is to align the sale with your reporting deadline.
What neighborhoods near San Diego bases are best for families with kids?
It depends on your base, commute needs, and other factors we’ll discuss when you reach out.
Many Navy families relocating into San Diego prefer areas within a short commute of North Island, Point Loma, or Navy Base San Diego, while Marine families often choose Oceanside, Carlsbad, or Vista for proximity to Camp Pendleton. We can also help you find housing close to MCAS Miramar.
We can also help you explore newer developments in South County areas like Chula Vista. We’ll walk you through considerations like schools, commute times, costs such as Mello-Roos taxes, and more.
How do I handle shipping my car or household goods if I’m also trying to buy or sell a home?
We can refer you to base resources and local PCS-friendly vendors so logistics don’t overwhelm your move. We coordinate the real estate side, so you can focus on everything else. We’ll do our best to make sure this highly transitional period in your life doesn’t become a highly stressful one as well!
What should I do if my spouse is deployed and I’m handling the PCS move and home sale alone?
First, remember that we have your back! We are experts in helping military spouses manage the huge workload of moving in or out of San Diego, and we’ll give you the same white-glove care. We work directly with families like yours every day, providing clear updates, handling details, and making sure the process moves forward—even when your partner can’t be present.
Orders Are Out of Your Hands. Your Move Doesn’t Have to Be.
PCS orders are stressful. Deployments, deadlines, and details all pile on quickly. But your move doesn’t have to add to the burden.
At J&J Realty, we’ve helped countless military families buy and sell homes across San Diego County, from Camp Pendleton to Coronado.
When you work with us, we’ll bring the expert guidance that military spouses and families rely on when the pressure is highest.
Let’s plan your move together, with PCS-ready timelines, VA loan expertise, and a family-first approach that puts your needs front and center.
