PCS orders on the horizon and thinking about living off post near Fort Leavenworth? You are not alone. Many military families choose McLouth for its small‑town feel, accessible prices, and an easy drive to base. In this guide, you will learn how VA loan rules work with PCS timelines, what the local market looks like, and the best ways to buy or sell with confidence. Let’s dive in.
Why McLouth works for off‑post living
Commute and everyday logistics
McLouth sits within a practical commute to Fort Leavenworth, roughly 20 to 25 miles, which is about a 25 to 35 minute drive depending on route and traffic. That keeps day‑to‑day trips manageable while giving you more home options. Fort Riley is much farther, about 65 to 80 plus miles, so a daily commute there is usually not practical for most families.
Families often ask about schools and taxes when relocating. McLouth is served by McLouth USD 342. Jefferson County assesses residential property at 11.5 percent for tax purposes, and the county explains how mill levies work and how to estimate your tax bill.
- Fort Leavenworth distance details: McLouth to Leavenworth
- Fort Riley overview for orders planning: Fort Riley
- School district: McLouth USD 342
- Property tax basics: Jefferson County Real Property
Market snapshot and price context
Recent snapshots show McLouth’s median list price around 249,900 dollars in March 2025, based on RocketHomes reporting. Over the past year, sources have shown McLouth pricing in the roughly 190,000 to 250,000 dollar range depending on month and data source. Inventory across Jefferson County has been relatively tight, so check current listings before you lock in plans or timelines.
- Local pricing reference: McLouth market report
VA loan rules you need to know
Occupancy within 60 days, with PCS flexibility
VA requires you to certify the home will be your primary residence and that you will occupy it within a reasonable time. The handbook treats reasonable as about 60 days, but it allows documented exceptions. A spouse or eligible dependent can satisfy occupancy if you are on assignment or deployed, and lenders may approve a specific delayed occupancy date, commonly up to about 12 months, when well documented. Put your plan in writing with your lender and support it with your PCS orders.
- Guidance: VA Lender’s Handbook, occupancy
Entitlement, loan limits, and second VA loans
If you have full entitlement, VA does not impose a county loan limit for zero‑down eligibility, although your lender’s underwriting still applies. If you have remaining or used entitlement, conforming limits affect how much VA will guarantee without a down payment. Use VA’s loan limits guidance to estimate any required down payment when reusing entitlement.
- Reference: VA loan limits and entitlement
VA loan assumptions and your future eligibility
VA loans are generally assumable, which lets a buyer take over your mortgage and interest rate. The buyer must qualify and get lender or VA approval. If the buyer is not an eligible veteran who substitutes entitlement, your VA entitlement can stay tied to that loan until it is paid off. Be sure to request a formal release of liability, and note that a 0.5 percent funding fee typically applies to assumptions.
- Details: VA loan assumption basics
Renting after you move for a later PCS
Once initial occupancy is satisfied, converting the home to a rental later is usually allowed. The key is that you had a genuine intent to occupy at closing. If orders come and you move, notify your lender or servicer about the occupancy change and follow any local rental rules.
- More context: Renting after VA purchase
Common PCS scenarios in McLouth
Buying in McLouth before you arrive
If your orders point to Fort Leavenworth, buying in McLouth with a VA loan is realistic. You can satisfy occupancy by moving in within about 60 days, having a spouse or dependent occupy on your behalf, or documenting a delayed occupancy date aligned with your orders. Work with your lender early and get the plan in writing.
- Occupancy rulebook: VA Lender’s Handbook
Selling because of PCS orders
You have several timing tools. A traditional MLS sale can deliver the strongest price but may require a power of attorney for remote signing. A short leaseback lets you close on time and stay until your report date, but it must align with the buyer’s loan and insurance rules. Fast or cash buyers can meet tight timelines, though net proceeds may be lower. If you keep the home and rent it out, think through property management and how that affects your VA entitlement for the next purchase.
- Assumptions and entitlement impact: VA assumption overview
Bought here, then you get new orders
If you lived in the home per VA rules, you can usually transition it to a rental after you move. Keep documentation showing your original occupancy intent. Let your servicer know about the change and confirm any local requirements for landlords.
Step‑by‑step checklist
Documents to line up
- Certificate of Eligibility (COE). Your lender can often retrieve this instantly, or you can request it yourself.
- PCS orders, statement of service, or deployment orders to support occupancy exceptions or a delayed occupancy plan.
- Typical loan docs such as LES, pay stubs, tax returns, bank statements, ID, and the purchase contract.
- If allowing an assumption, gather your most recent mortgage statement and your servicer’s contact for a release of liability.
Helpful links:
- COE: How to request your COE
- County tax info: Jefferson County Real Property
- School district: McLouth USD 342
People and resources
- A VA‑approved lender to confirm occupancy timing and entitlement questions.
- The Jefferson County Appraiser or Treasurer for parcel‑specific tax estimates.
- Your relocation office and legal assistance team for POA and remote closing guidance.
- A local agent who understands cross‑MLS exposure and PCS timelines to smooth showings, negotiations, and closing.
Timeline tips for buyers and sellers
- Build a buffer. List or go under contract ahead of your report date, and use a power of attorney or leaseback for schedule shifts.
- Share your orders with your lender and agent early so your contract includes the right occupancy and closing language.
- If you are buying from out of area, include your preapproval and COE with offers. Sellers appreciate a clean package.
Ready to explore McLouth?
McLouth offers a straightforward off‑post option near Fort Leavenworth, with pricing that often stretches your BAH further and a commute most families can manage. With the right plan, VA occupancy rules can fit your PCS timeline, and your entitlement can be protected for future moves. If you are weighing buy, sell, leaseback, or assumption, you deserve a local guide who knows both the market and the process.
Have questions or want to see current listings around McLouth and Jefferson County? Connect with Lisa Miller for a PCS‑smart plan and local guidance tailored to your orders and timeline.
FAQs
Do VA occupancy rules allow spouse occupancy during PCS?
- Yes. A spouse or eligible dependent can satisfy VA occupancy when you cannot move in right away due to PCS or deployment, as long as it is documented with your lender.
Can I use a VA loan in McLouth if I am assigned to Fort Leavenworth?
- Yes. McLouth is a practical off‑post option with an estimated 25 to 35 minute drive to Fort Leavenworth for many routes and traffic conditions.
What happens to my VA entitlement if a buyer assumes my VA loan?
- If the buyer is not an eligible veteran substituting entitlement, your entitlement may remain tied to the loan until it is paid in full. Always seek a formal release of liability.
Can I rent out my VA‑financed home after I move for new orders?
- Generally yes, once you have met initial occupancy. Keep records of your original intent to occupy and notify your loan servicer when your occupancy changes.
Do I need my COE before making offers?
- It helps. Having your COE and a strong preapproval makes your offer cleaner and speeds up underwriting once you go under contract.
