Moving to Phoenix from Virginia, Maryland or the DC area often comes with a fixed report date, a government or military move, and a VA loan. The keys are picking an area that fits your commute, understanding how VA loans and assumable VA loans work in Arizona, and planning your timeline around the date you have to be here.

DC area to Phoenix at a glance

  • Plan the search around your report date and work location.
  • Luke Air Force Base is in the West Valley, so many military buyers look nearby.
  • VA loans are common here, and some homes for sale have assumable VA or FHA loans.
  • Arizona stays on standard time all year, so your time difference with DC changes with the seasons.

See all homes Call Terry: 602-483-4665

Moves with a deadline

Most of the DC-area buyers I work with are not moving on a whim. They have orders, a new federal posting or a job start date. That changes how we search. Instead of browsing for months, we build a short list of areas that fit your commute, line up financing early, and schedule a focused trip or virtual tours so you can write an offer with confidence.

Military moves and Luke Air Force Base

Luke Air Force Base is in the West Valley. Military buyers assigned there often look in nearby cities such as Glendale, Surprise, Goodyear, Litchfield Park, Peoria, El Mirage and Waddell. Each area has a different mix of newer master-planned communities, established neighborhoods and homes on larger lots.

If your assignment is somewhere else in the Valley, or you are retiring here after service, the same approach applies: start from where you need to be and work outward.

VA loans and assumable VA loans

VA loans are widely used in Arizona. If you have VA eligibility, talk to a lender about your entitlement before you start shopping.

Assumable loans are worth a look. Many homes in the Valley were bought with FHA or VA loans, and some of those loans can be taken over by a qualified buyer with the loan servicer's approval. According to the VA, when a qualified Veteran buyer assumes a VA loan and substitutes their own entitlement, the seller's entitlement can be restored. The VA's assumption application is VA Form 26-6381.

What that means for you as a buyer:

  • An assumable loan may carry an existing interest rate that the buyer takes over.
  • You usually need cash or a second loan to cover the difference between the price and the loan balance.
  • The servicer must approve you, and the process can take longer than a new loan.
  • If you are a Veteran, using your entitlement to assume a VA loan has trade-offs. Ask a lender who handles assumptions.

I help buyers find homes with possible assumable loans and work through the process with the servicer.

Coming from Northern Virginia and Maryland

DC-area buyers usually notice three things right away:

  • Homes are newer. Most Valley homes are built on slabs without basements, with stucco walls and tile or foam roofs.
  • Commutes run on freeways and surface streets. Valley Metro runs buses and light rail, but most people drive. Map your commute before choosing an area.
  • Summers are the hard season. Winters are mild. Plan around summer heat for moving day and outdoor time.

Selling or renting your home back east

Many military and federal buyers keep their DC-area home as a rental. Others sell. Talk to a lender about whether you can buy here before you sell, and talk to a tax professional about renting out your old home. If you own a home with a VA loan, ask your servicer whether a future buyer could assume it.

Practical steps after the move

  • Register your vehicles in Arizona once you become a resident. Most cars in the Phoenix metro area need emissions testing. Active-duty service members should check ADOT's rules for military exceptions.
  • Arizona stays on Mountain Standard Time all year (except the Navajo Nation). Phoenix is three hours behind DC in summer and two hours behind in winter.

Frequently asked questions

Where do military families live near Luke AFB?

Many look in Glendale, Surprise, Goodyear, Litchfield Park, Peoria, El Mirage and Waddell. The right area depends on the home and commute you want.

Can I assume a VA loan if I am not a Veteran?

In many cases a qualified non-Veteran buyer can assume a VA loan with the servicer's approval, but the seller's entitlement may stay tied to the loan. Ask a lender who handles assumptions.

How long does a loan assumption take?

It is often longer than a new loan. Build extra time into your contract.

Do I need a car in Phoenix?

Most residents drive. Valley Metro runs buses and light rail in parts of the Valley.

How do I start my home search before I arrive?

Call me at 602-483-4665. I can set up a search, video tours and a plan built around your report date.

See all homes Call Terry: 602-483-4665

Planning your move? Call or text Terry Day, REALTOR® with DeLex Realty, at 602-483-4665.