Buying a Home in St. Mary's County on PCS Orders: A VA Buyer's Checklist

If you're buying in St. Mary's County on orders to NAS Patuxent River, your checklist is a little different from a typical buyer's. You'll want to pick a gate before you pick a town, line up a VA-savvy lender early, and know what to check on well, septic, and waterfront homes. This is the step-by-step version. For neighborhoods, BAH, on-base housing, and schools, my full PCS guide to St. Mary's County covers all of it.

1. Pick Your Gate Before You Pick Your Town

All three Pax River gates come off Route 235 (Three Notch Road), and their hours matter for your commute:

• Gate 1 at Pegg Road / Buse Road is the only gate open 24/7.
• Gate 2 at Great Mills Road / Cedar Point Road is open weekdays, 5:30 a.m. to 6:30 p.m.
• Gate 3 at Hermanville Road / Forest Park Road is open only from 6 to 9 a.m.

Gate hours can change. Confirm them on the Navy's NAS Patuxent River base access page before you pick a neighborhood around a gate.

Lexington Park, California, and Great Mills put you closest to the gates. Hollywood and Leonardtown add some drive time but give you more space and small-town character. Tell me where you'll be working on base and your shift, and I'll map your realistic drive from each area.

2. Get Your VA Loan Lined Up Early

• Certificate of Eligibility: your lender can usually pull it for you in minutes.
• A lender who closes VA loans in Southern Maryland regularly: they'll know our appraisers and timelines.
• Funding fee: most VA buyers pay one, but veterans receiving VA disability compensation are exempt. Ask your lender to confirm your status.
• Appraisal and inspections: the VA appraisal checks basic safety and livability, and a termite inspection is standard on Maryland VA loans. Since 2022, buyers are allowed to pay for that inspection, which can make your offer cleaner.

3. Check the Things That Are Different Here

Plenty of St. Mary's homes aren't on public water and sewer, and plenty sit near the water. Before you commit:

• Well and septic: get a well water test and a septic inspection as part of your inspection period. If a septic system in the Critical Area ever needs replacing, Maryland requires a nitrogen-removing BAT system, so a tired system near the water is worth pricing into your offer.
• Critical Area: land within 1,000 feet of tidal water is in Maryland's Critical Area, and the first 100 feet is a protected Buffer. If you're planning a new deck, pier, or shed on a waterfront lot, we'll check what's allowed before you write an offer, not after.
• Flood zone: for anything near the water, get a flood insurance quote early. It can change your monthly payment more than the interest rate does.

4. Budget Past Your BAH

BAH is a great starting point, but your real payment includes property taxes, insurance, and any HOA. For fiscal 2027, St. Mary's County's real property tax rate is $0.8478 per $100 of assessed value, and the state adds $0.112. As an example, a home assessed at $350,000 would owe about $3,359 a year in combined county and state property tax, around $280 a month, before insurance, HOA and any credits. My property tax guide shows the math. Run the full number with your lender before you set your price range.

5. Plan Your Timeline Around Your Report Date

Plan on roughly 30 to 60 days from accepted offer to closing. If you're still at your current duty station, I can tour homes for you on live video, and many St. Mary's sellers are used to military timelines like rent-backs or flexible closing dates. Start the conversation as soon as you have orders in hand, especially in the summer PCS rush.

This article is general information, not legal, financial, or lending advice. For details specific to your situation, talk with a VA-approved lender and, if needed, your installation's legal assistance office.

6. Make Your Offer Work on a PCS Timeline

• Settlement date: pick one that lines up with your report date, with a little cushion for delays.
• Rent-back: if you need to close before you arrive, or the seller needs time, a short rent-back can bridge the gap.
• Signing from afar: if one spouse will be away for closing, talk with your lender and the settlement company early about a power of attorney they'll accept.
• Inspection timing: schedule inspections quickly, and I can attend and walk you through the findings on video.

7. Before You Arrive

1. Line up homeowners insurance, and flood insurance if the home is near the water.
2. Set up electric, internet, and trash service, and confirm whether the home is on well and septic or public utilities.
3. Check the home's school assignment with the county's address tool.
4. Plan your first drive to your gate at the time you'll actually commute.

8. Think Ahead to When You Leave

Most Pax River tours end, and you'll either sell or rent the home when your next orders come. Buying with that in mind pays off: a layout that rents easily, a reasonable commute to the gates, and a neighborhood that allows rentals. When the time comes, read renting out your home when you PCS or 5 ways to sell faster.

Frequently Asked Questions

Sources: NAS Patuxent River base access (gate hours) · Maryland DLS 2026 county tax rates · Maryland DNR Critical Area FAQ · COMAR 26.04.02.07 (BAT septic). Rates and rules checked October 2026; confirm current figures with your settlement company.