Your PCS Guide to Fort Campbell

A PCS move runs on a timeline set by your orders. Here's a general framework for the months before you arrive — your actual timeline depends on your orders, your lender, and the homes available when you're looking.

90 days out: lay the groundwork

If you're buying, start by talking to a VA-approved lender about pre-qualification — they'll confirm what you can afford and your Certificate of Eligibility. Begin browsing listings on both sides of the Tennessee–Kentucky line. Reach out to a REALTOR who's licensed in both states, so you're not limited to one side of the post. If you're selling the home you're leaving, start getting it ready — think about what needs to be repaired, cleaned, or updated before it goes on the market.

60 days out: narrow it down

Tour homes — in person if you can, remotely if you can't. Narrow down the neighborhoods that fit your commute, your budget, and your family. If you've found the right home, get under contract. If you're selling, list the home and set a price based on recent local activity, not a guess. This is also a good time to line up temporary housing for the gap between arriving and closing, if there is one.

30 days out: get to closing

Inspections, lender coordination, title work, and packing — this is where the details pile up. A local team keeps all of it moving so nothing stalls at the last minute. Set up utilities ahead of time. If you're renting, have your lease reviewed and be ready to move in shortly after arrival. If you're selling, coordinate the closing date with your PCS timeline so you're not carrying two homes at once.

Fort Campbell sits on the Tennessee–Kentucky line, and the three communities around it each have their own feel. Which one makes sense for you depends on your commute preference, your budget, and whether you'd rather live in Tennessee or Kentucky.

Clarksville, Tennessee

Clarksville is the largest of the three and sits on the Tennessee side of the line. It has the widest range of neighborhoods — including Sango, St. Bethlehem, and Rossview — and a mix of established and newer homes. For many military families, Clarksville offers the most options and the convenience of a larger city. Tennessee also has no state income tax on wages, which is a factor some families weigh.

Oak Grove, Kentucky

Oak Grove sits just outside the Fort Campbell gate on the Kentucky side. If minimizing your commute to post is the priority, Oak Grove is about as close as it gets. It's a smaller community than Clarksville, and living here means you're in Kentucky — which comes with its own set of considerations for taxes and schools. We can help you buy on either side because we're licensed in both states.

Hopkinsville, Kentucky

Hopkinsville is a short drive from Fort Campbell on the Kentucky side and serves as a hub for families connected to the post. It's larger than Oak Grove and offers its own mix of neighborhoods and price points. Like Oak Grove, living here means you're in Kentucky. We help buyers and sellers across Hopkinsville and the surrounding area.

Not sure which one fits? That's exactly what the free 10-minute call is for. We'll walk through your commute, your budget, and your preferences and help you decide.

Which state you live in matters — not for your VA loan, but for taxes, schools, and everyday costs. Here's the general picture. Your specific situation determines what actually applies to you, so confirm the details with a tax professional or your finance office before you decide.

Income tax

Tennessee has no state income tax on wages. Kentucky has a state income tax but exempts active-duty military pay. That exemption is a real benefit for service members — but a spouse's civilian income, retirement pay, and other sources of income are treated differently and depend on your situation. We don't state rates here because the rules and your circumstances determine what applies. Talk to a tax professional or your finance office to understand your case.

Property and vehicle taxes

Property taxes and vehicle taxes differ between Tennessee and Kentucky and can vary by county and city. The difference may matter to your monthly budget. Confirm the specifics for the area you're considering with the local tax office or a tax professional — we don't provide rates or estimates here.

Schools

School zones differ between the two states, and which state you live in determines which schools your children attend. We don't provide school ratings on this site. If schools are a factor in your decision, we can talk through the areas on a call and point you toward the right resources for confirming school assignments.

The bottom line: both states work for families at Fort Campbell. The right choice depends on your taxes, your schools, your commute, and which side of the line feels like home. We're licensed in both, so we can help you buy on whichever side you choose.

A VA loan is a home loan backed by the U.S. Department of Veterans Affairs. It's a common path for military buyers, and it comes with benefits that many families find valuable. This section covers the basics as general education only — for specifics about your eligibility, your funding fee, your rate, and your terms, talk to a VA-approved lender.

Who may qualify

VA loan eligibility depends on your service history — how long you served, whether you were active duty or in the Guard or Reserve, and your discharge status. A VA-approved lender confirms your eligibility and helps you obtain your Certificate of Eligibility (COE). We're real estate agents, not lenders, so we refer you to a lender for the loan side and help you find the home.

How the process works

In general terms: you get pre-qualified with a VA-approved lender, you find a home and make an offer, the lender orders an appraisal, and you close. The VA appraisal process is part of what makes a VA loan different from a conventional loan — the appraiser checks that the home meets the VA's minimum property requirements. Your lender walks you through the specifics; we handle the real estate.

Can you use a VA loan on either side of the line? Yes — VA loan eligibility is set by the VA, not by the state. We're licensed in both Tennessee and Kentucky, so we can help you buy with a VA loan on either side of the Fort Campbell line.

You don't have to wait until you arrive to buy a home near Fort Campbell. A lot of military families would rather have the house waiting when the orders take effect — and it's doable, but it takes a plan and a team you trust to be your eyes on the ground.

Here's how it generally works: we start with a call to understand your budget and timeline, then help you narrow the search to homes that fit — on either side of the Tennessee–Kentucky line. Showings can be done by video walkthrough so you can see the home and the neighborhood in real time. Offers and much of the paperwork can be handled with e-signing where it's available. A trusted local inspector can inspect the home on your behalf and walk you through the findings by phone or video.

The key is having a local team you trust — and a lender who can work with you from a distance. If you're planning a remote purchase before you PCS, book a free 10-minute consultation and we'll map out the steps.

If there's a gap between arriving at Fort Campbell and closing on your home — or if you want to get to know the area before you buy — temporary housing is part of the plan. Here are a few questions to think through before you arrive:

• How long do you need temporary housing — a few weeks, or longer?
• Do you want to be on the Tennessee side (Clarksville) or the Kentucky side (Oak Grove or Hopkinsville)?
• Is the temporary housing close enough to post for your commute?
• Have you lined up a short-term rental, extended-stay lodging, or on-post options?

We can talk through these on a call and help you plan the gap so you're not scrambling when you arrive.

If you already own a home near Fort Campbell and you get orders out, you face a choice: sell it, rent it out, or keep it. Each path has trade-offs, and the right one depends on your timeline, your finances, and your plans after this tour.

• Sell — close the chapter and free yourself up for the next move. We coordinate the sale with your PCS timeline so you're not carrying two homes at once.
• Rent — keep the home in your portfolio and let our property management handle the day-to-day while you're gone.
• Keep — hold the home for a future return or a longer-term plan, and decide later.

For a deeper look at all three paths, see our PCS: Sell or Rent page. If renting it out is the right call, our property management work can take the day-to-day off your plate.

I was born in Japan and grew up an Army kid. I joined the Army myself and was stationed at Fort Campbell — where I met Betty in 1986. My military service spans the U.S. Air Force Reserve (as an NCO) and the U.S. Army (as both an NCO and an officer), including Infantry, Civil Affairs, and a Special Forces HALO team. I've been a Tennessee resident since 1986.

I've been a full-time REALTOR since 1993 and a licensed broker since 1996, licensed in both Tennessee and Kentucky. I served three years on the Board of Directors of the Clarksville Association of REALTORS, chaired its Ethics Committee and Grievance Committee, and chaired the Community Realtor Committee at Fort Campbell — which educated soldiers and their family members about buying and selling real estate. I also served many years on the Keller Williams Agent Leadership Council.

I understand the rhythm of orders, the timeline pressure, and the questions families have when they arrive — and when they leave. This guide is the kind of thing I used to teach at Fort Campbell, and it's the kind of conversation we'll have on a free 10-minute call.

A PCS move comes with a hundred decisions. A free 10-minute consultation is where the plan comes together. Tell us your timeline, your budget, and where you're headed — and we'll lay out the steps for buying, selling, renting, or all three. No pressure, no obligation. Just a conversation with a veteran REALTOR who's been through it himself.

Book a time below, or call or text us at (931) 236-2687. We answer monday through sunday, 8:30 am to 6:00 pm.