PCSing to Joint Base Lewis-McChord? What to Expect and Where Can You Live?
Receiving Permanent Change of Station (PCS) orders to Joint Base Lewis-McChord (JBLM) involves a number of logistical decisions, including transportation, household goods, temporary lodging, installation in-processing, and permanent housing.
For military families moving to the area, choosing where to live is often one of the biggest decisions. JBLM is surrounded by a variety of communities throughout Pierce and Thurston Counties, and the best location will depend on factors such as your duty location, commute, housing budget, family needs, and preferred lifestyle.
Housing options include on-base housing, rental properties, and homes available for purchase throughout the surrounding communities.
What Is a PCS to JBLM?
A Permanent Change of Station, commonly called a PCS, is a military move from one duty station to another.
A PCS to Joint Base Lewis-McChord may involve:
Reviewing PCS orders
Arranging transportation and shipment of household goods
Coordinating travel for your family
Finding temporary lodging
Reporting to your new unit
Completing installation in-processing
Finding permanent housing
The specific requirements and timeline vary depending on your branch of service, rank, orders, and individual circumstances.
Army personnel arriving at JBLM complete the installation's required in-processing program, which includes administrative and orientation requirements for new soldiers and their families. Air Force personnel assigned to McChord Field complete in-processing through their unit's support structure and required newcomer procedures.
Getting Familiar With the Area
Military families arriving at JBLM may have access to temporary lodging or house-hunting time, depending on their orders and individual circumstances. This time can be useful for learning more about the area before selecting a permanent home.
The communities surrounding JBLM vary considerably in terms of housing, commute times, property types, schools, amenities, and overall character. A location that appears close to the installation on a map may have a significantly different commute depending on traffic, the gate used, and the location of your workplace on base.
When evaluating potential locations, consider:
The location of your assigned unit or workplace
Your expected commute during normal working hours
Access to schools and childcare
Your spouse or partner's commute
Proximity to shopping and healthcare
Parks and recreational opportunities
Housing costs
The length of your expected assignment
The JBLM Housing Services Office provides information about on-base and off-base housing, local rental options, temporary lodging, and community resources. Military families should also review the housing in-processing requirements applicable to their branch of service.
Map of JBLM and surrounding areas courtesy of Apple Maps
Living on Base at JBLM
JBLM offers privatized family housing managed through Lewis-McChord Communities, powered by Liberty Military Housing. The installation has thousands of homes available to military families.
Living on base can provide convenient access to the installation, military facilities, family programs, and other services. For families who are new to the area, on-base housing can also simplify the transition to a new duty station.
Other families choose to live off base because they prefer a specific community, neighborhood, school district, property type, or location. Purchasing a home may also be an option for eligible buyers who want to use a VA loan or other financing.
Where Can You Live Near JBLM?
JBLM is located between Tacoma and Olympia, with numerous communities within commuting distance of the installation. The most appropriate location will depend largely on where you work on base and how much time you are willing to spend commuting.
South Puget Sound Map courtesy of Apple Maps
DuPont
DuPont is located immediately north of JBLM and is one of the closest communities to the installation. It is a planned community with residential neighborhoods, parks, and a suburban environment.
Its proximity to JBLM makes DuPont a popular option for military families. Housing availability and pricing vary, so it is useful to compare current options with nearby communities.
Lakewood
Lakewood is located north of JBLM and includes a variety of housing types, including established neighborhoods, apartments, townhomes, and properties with larger lots.
The city provides access to JBLM, Tacoma, shopping, restaurants, American Lake, and other recreational opportunities.
Lakewood includes a range of neighborhoods with different characteristics. When evaluating a property, the specific location, surrounding area, commute, and condition of the home are important considerations.
Tacoma
Tacoma is a larger city with a variety of residential neighborhoods and urban amenities. Depending on the area, residents may have access to restaurants, coffee shops, parks, trails, waterfront areas, museums, cultural attractions, shopping, and healthcare services.
Tacoma's neighborhoods vary considerably. Commute times to JBLM will also depend on the specific location of the home and the location of your workplace on the installation.
Tacoma may be a good option for military families who want access to a broader range of urban amenities and neighborhoods.
University Place
University Place is located west of Tacoma and includes suburban neighborhoods, shopping, parks, schools, and waterfront areas.
The community may appeal to families looking for a suburban setting with access to Tacoma and surrounding communities. Depending on your work location and schedule, living west of Tacoma may provide different commuting options than communities located along the I-5 corridor.
Housing costs in University Place may be higher than in some surrounding communities, making budget an important consideration.
Steilacoom
Steilacoom is a small community near JBLM with an established residential environment, historic character, and access to waterfront areas.
The community may appeal to families who prefer a smaller town and proximity to the installation. Because Steilacoom is smaller than surrounding cities, the number of homes available for sale or rent may be more limited.
Puyallup
Puyallup is located east of JBLM and includes established neighborhoods, new construction, shopping, restaurants, parks, and properties with larger lots.
The community offers a range of suburban and semi-rural housing options. The commute is an important consideration for anyone working at JBLM, as travel times can vary depending on the specific location of the home, the workplace on base, and traffic conditions.
Spanaway and Parkland
Spanaway and Parkland are located south and southeast of Tacoma. Housing options include established neighborhoods, newer construction, larger lots, and suburban or semi-rural properties.
These areas may provide a wider range of property types and lot sizes than some communities closer to the installation. The specific location of the home should be evaluated based on commute, surrounding neighborhood, property condition, and access to daily amenities.
Yelm and Roy
Yelm and Roy are located southeast and south of JBLM and offer more rural and semi-rural housing options.
Yelm includes a small-town environment and properties with larger lots. Roy is a smaller rural community with properties that may offer additional privacy and land.
The primary consideration for military families working at JBLM is the commute. Travel time should be evaluated during the hours you expect to travel to and from work.
Olympia and Lacey
Olympia and Lacey are located south of JBLM in Thurston County.
Olympia includes established neighborhoods, restaurants, outdoor recreation, and the amenities associated with Washington's state capital. Lacey is a growing community with newer housing developments, shopping, parks, and residential neighborhoods.
These communities may appeal to families looking for a suburban environment, newer construction, or a location farther from the immediate JBLM area.
Traffic along I-5 can significantly affect commute times between JBLM and Olympia or Lacey. This should be considered when evaluating a property.
Gig Harbor
Gig Harbor is located west of JBLM across the Tacoma Narrows Bridge. The community includes waterfront areas, suburban neighborhoods, and access to outdoor recreation.
The commute to JBLM requires crossing the Tacoma Narrows Bridge. The bridge toll for eastbound travel is an additional cost for individuals commuting from Gig Harbor toward Tacoma.
Federal Way
Federal Way is located north of JBLM along the I-5 corridor and provides access to the greater Seattle-Tacoma area.
The community includes suburban neighborhoods, shopping, recreation, and other amenities. The commute to JBLM can be longer than from communities closer to the installation, and traffic conditions should be considered when evaluating the location.
How to Choose a Community Near JBLM
Several factors should be considered when choosing where to live during a JBLM assignment.
Duty Location
JBLM is a large installation. A commute to Lewis Main may be different from a commute to Lewis North or McChord Field.
Knowing your assigned workplace can help narrow down the communities that may be most practical for your daily commute.
Length of Assignment
The expected length of your assignment may affect whether you choose to rent or purchase a home.
Families expecting to remain in the area for several years may have different housing considerations than families with a shorter assignment. Future plans, potential resale value, the possibility of renting the property after a PCS, and overall financial goals may also be relevant.
Lifestyle
The communities surrounding JBLM offer different environments, including urban neighborhoods, traditional suburbs, small towns, waterfront communities, and rural areas.
Consider the type of property and community that best fits your household's needs, including:
Property size
Neighborhood setting
Access to amenities
Outdoor recreation
Schools and childcare
Shopping and healthcare
Proximity to work
Commute
Commute times throughout the South Sound can vary significantly depending on traffic and time of day.
Distance alone does not determine how long it will take to get to work. A property that is closer to JBLM may not always have a shorter commute than a property located farther away.
Renting or Buying
Military families may choose to rent, live on base, or purchase a home using a VA loan or conventional financing.
The appropriate option depends on the family's financial situation, assignment length, housing preferences, and future plans.
Should You Buy a Home During a PCS to JBLM?
Purchasing a home during a PCS can be appropriate for some military families, while renting may be a better option for others.
Buying may be worth considering if you:
Expect to remain in the area for several years
Have a clear understanding of your budget
Are comfortable with the financial responsibilities of homeownership
Understand the local housing market
Are prepared for the possibility of renting or selling the home after a future PCS
Renting first may be a better option if you:
Have never lived in the area
Are unfamiliar with the communities surrounding JBLM
Are unsure about your preferred commute
Expect a shorter assignment
Need additional time to evaluate the local housing market
Some military families rent temporarily before purchasing a home, while others purchase before arriving at their new duty station. The decision depends on the family's individual circumstances and financial goals.
Moving to Joint Base Lewis-McChord
A PCS to JBLM involves several decisions, and housing is one of the most significant. Understanding your duty location, evaluating your commute, learning about the surrounding communities, and determining whether renting or buying is the right option can help you make a more informed housing decision.
The communities surrounding JBLM range from urban areas and established suburbs to small towns and rural properties. DuPont, Lakewood, Tacoma, University Place, Steilacoom, Puyallup, Spanaway, Parkland, Yelm, Roy, Olympia, Lacey, Gig Harbor, and Federal Way all offer different housing options and commuting considerations.
For military families relocating to Joint Base Lewis-McChord, understanding the area before choosing a home can help make the transition more manageable. A local real estate professional familiar with military relocations can provide additional information about the communities, housing market, commute patterns, and home-buying process throughout the South Sound.
