⭐ 845.guide / Military

You've earned the move.
Let's make it easier.

Whether you're PCS'ing to West Point, landing at Stewart, or finally putting down roots in the Hudson Valley — we know what your family is going through.

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PCS timelines are tight. Most service members get 30–60 days notice before reporting. That's enough time to find the right home — if you start immediately and have someone who knows the area.
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PCS to Orange County

Here's what to do
first when orders come in

You don't need to figure this out alone. Here's the sequence that works.

1
Immediately
Contact a local agent — before you do anything else
A good local agent will help you understand the market, narrow down neighborhoods based on your reporting location, and get you pre-showing access before you even arrive. This is the move that saves the most time.
Colin responds same-day to military inquiries
2
Within 1 week
Get your VA loan pre-approval in motion
VA loans are powerful but have more paperwork than conventional mortgages. Starting the pre-approval process early means you can move quickly when you find the right house — and sellers take you seriously.
$0 down available for qualified VA buyers
3
Week 2–3
Virtual tours if you can't visit in person
Many military buyers purchase homes they've only seen virtually. It's more common than you'd think. We can walk every home via video call, give you a detailed neighborhood walkthrough, and have purchase agreements ready for remote signing.
4
Week 3–6
Under contract and inspection period
Once you're under contract, the VA appraisal and inspection process begins. This takes 2–3 weeks. We coordinate everything so your report date and closing date align as closely as possible.
5
Week 6–10
Keys in hand before you report
The goal is getting you closed and settled before your report date. Not always possible, but with enough lead time and an agent who knows how to keep a deal moving, it's achievable more often than you'd think.
For Military Families

Finding the right neighborhood
for your whole family

The commute matters. But so do the schools, the community, and whether your kids will have a good place to land. Here's an honest look at the options.

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Schools that serve military families well
Cornwall Central School District is consistently rated among Orange County's best — and a significant portion of the student body comes from military families near West Point. The district understands mobility and transition in ways others don't. Washingtonville and Monroe-Woodbury are also popular with military families.
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A community that gets it
The Hudson Valley has one of the highest concentrations of military families in the Northeast. Your neighbors will likely include other active duty and veteran families. The Cornwall, New Windsor, and Washingtonville communities have deep roots in the West Point community — which means familiar faces from the moment you arrive.
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Commute that doesn't eat your day
Cornwall-on-Hudson is literally adjacent to West Point's main gate. New Windsor is 10 minutes. Washingtonville is 15. Stewart Airport families often choose New Windsor or Newburgh — both are under 10 minutes. You shouldn't have to choose between a good neighborhood and a reasonable commute.
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What to do about BAH
Basic Allowance for Housing for West Point and Stewart Airport is set at the Orange County, NY rate. In most cases, your BAH comfortably covers a mortgage on a 3–4 bedroom home in Cornwall, New Windsor, or Washingtonville — especially with a VA loan and no down payment. We run these numbers with every military client.
Retiring & Separating

You've earned a home
that's really yours

After years of moving, this is the purchase that sticks. Here's how to make sure you choose the right place — and use every benefit you've earned.

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Why so many veterans land in the 845
Orange County sits within reach of the VA Medical Center in Montrose, the VFW and American Legion posts throughout the county, and a dense network of veteran service organizations. The area's combination of natural beauty, manageable cost of living, and genuine community has made it a top destination for veterans putting down permanent roots.
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Your VA loan benefit doesn't expire
Many veterans don't realize their VA loan entitlement stays with them after separation. If you've never used it — or used it before and paid off that loan — you likely have full entitlement available. In Orange County's market, that means $0 down on homes up to the conforming loan limit, which covers the vast majority of available inventory.
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Towns that feel like home
Veterans who prioritize community often land in Cornwall, Warwick, or Goshen — towns with strong local identities, active civic life, and a pace that rewards settling in. Those who want more land and privacy often look at Chester, Washingtonville, or Montgomery. We'll help you figure out which one fits.
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Disability ratings and property tax exemptions
New York State offers meaningful property tax exemptions for veterans, with additional benefits for service-connected disability ratings of 10% or higher. The exemptions are applied at the county level and can save qualifying veterans $1,000–$3,000+ per year. We make sure every veteran client knows what they qualify for before closing.
VA Loan Guide

The most powerful home-buying
tool most people underuse

The VA loan benefit is remarkable. Here's what it actually means for buying a home in Orange County.

What makes VA loans different

A conventional mortgage typically requires 3–20% down. On a $550,000 home — about median for Orange County — that's $16,500 to $110,000 out of pocket. A VA loan requires none of it. That's money that stays in your pocket, goes into your savings, or pays for the move itself.

VA loans also don't require private mortgage insurance (PMI), which saves most buyers $150–$400 per month on their payment. And VA rates have historically tracked at or below conventional rates.

$0 down payment — No down payment required for qualified buyers using full entitlement
No PMI — Conventional loans charge PMI until you hit 20% equity. VA loans never do.
Competitive rates — VA loans often come in at or below conventional mortgage rates
Flexible qualification — Credit and income requirements are generally more forgiving than conventional loans
Reusable benefit — You can use your VA loan benefit multiple times over your lifetime
Orange County by the numbers
$766,550
2024 VA loan limit — Orange County, NY
Covers the majority of available homes
$532K
Median home sale price
Well within VA loan limits for most buyers
~$150–400
Monthly savings vs. conventional (no PMI)
On a median-priced Orange County home
2.15%
VA funding fee (first use, $0 down)
Waived entirely for veterans with 10%+ disability rating
Important: VA loans require a VA-approved appraiser and have specific property condition requirements. An agent familiar with VA transactions helps avoid delays and surprises.
Base Proximity Guide

Which towns work for
your reporting location

Drive times from the main gate or terminal. All under 30 minutes — some under 5.

📍 West Point — Main Gate
Cornwall-on-Hudson
~5 min · Adjacent to the installation
Top-rated schools Hudson River views Walkable village
📍 West Point — Main Gate
Cornwall
~8 min · Most popular for military families
Cornwall Central Schools More inventory Quaker Mill / The Reserve
📍 West Point — Main Gate
Washingtonville
~12 min · Quiet, residential, great value
More land Lower price point Wine country
📍 West Point — Main Gate
New Windsor
~10 min · Near Stewart Airport too
Best value Airport access Highway convenient
✈️ Stewart Int'l Airport (SWF)
New Windsor
~5 min · Literally next door
Closest to SWF Good value Near 9W & I-87
✈️ Stewart Int'l Airport (SWF)
Newburgh
~8 min · Urban energy, waterfront, upside
Lowest price point Hudson River Rising market

* Drive times approximate, off-peak. Actual commute times may vary. Contact Colin for a custom neighborhood recommendation based on your specific situation.

What Clients Say

From people who've made this move

★★★★★
"No one knows New Windsor and Cornwall like Colin. His intimate understanding of every neighborhood, development, and school led to a seamless arrival into the perfect home and community. I cannot provide a stronger recommendation for a professional in any field."
Robert Lynch, Sales Manager · Reach150
★★★★★
"When I moved to the Hudson Valley, I was fortunate enough to have Colin as my agent. He was extremely knowledgeable about the region and willing to show me as many listings as I needed to see. The experience didn't end after closing — he came over to help me get settled in my new home."
Brian Weiler, Buyer · Reach150
★★★★★
"Colin found me the perfect house in a great neighborhood for my kids. We looked at a lot of options but he helped me find exactly the right one. Superb agent."
Michael Menzie, Systems Administrator · Reach150
★★★★★
"Colin was extraordinary in all aspects of our real estate adventure — from being a top-notch seller's agent to helping us navigate the tricky buying market. We never once felt outworked, out-negotiated, or at a disadvantage."
Zachary Williams, Buyer & Seller · Reach150
Read all 50+ reviews →
Get Housing Help

Tell us about your situation.
We'll take it from there.

No forms to fill in triplicate. Just leave your info and a local specialist will reach out — quickly, and without pressure.

Your information is only shared with Colin. We understand PCS urgency — expect a fast response.

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We've got you.
Colin will respond within a few hours — sooner if your timeline is tight. For urgent situations, call directly at 845-590-0680.

Thank you for your service.
Colin Seitz

This guide is authored by Colin Seitz · Licensed Associate Broker, RE/MAX Benchmark Realty Group · Orange County, NY · 845-590-0680 · cseitzrealestate@gmail.com · 845Listings.com