Moving to San Diego for Work or Military Orders? Where to Live, and Why Buying Means Paying Yourself

Most people who move to San Diego for orders or a new job assume they're here too briefly to buy. I see it the other way. A three-year tour in San Diego can be the start of a real estate portfolio, if you set it up right from day one.

Who moves to San Diego for work

The military is the anchor. San Diego hosts more than 115,000 active-duty service members, roughly 1 in 6 active-duty Sailors and 1 in 4 active-duty Marines.

On the civilian side, the region's biggest employers and industries include:

• Healthcare: Sharp HealthCare, Scripps Health, Kaiser Permanente, UC San Diego Health
• Education and research: UC San Diego, San Diego State University and the region's 42 school districts
• Government: the County of San Diego, with nearly 18,000 employees, and the City of San Diego
• Tech and telecom: Qualcomm and a deep bench of software and wireless companies
• Biotech and life sciences: clustered around Torrey Pines and Sorrento Valley
• Defense contractors: shipbuilding, aerospace and engineering firms that support the bases

Where to live, base by base

Commute is everything in San Diego. Ten miles can be 15 minutes or an hour depending on the freeway and the time of day. Here's where I point buyers based on where they report.

I live in South Park and my office is in Point Loma, so I know the central and bayside commutes firsthand.

Your BAH is a paycheck. Decide who gets it.

In 2026, an E-5 with dependents stationed in San Diego receives $3,975 a month in Basic Allowance for Housing, tax-free. That's $47,700 a year.

Over a three-year tour, that's about $143,000. If you rent, all of it goes to your landlord's mortgage. If you buy, a large share goes toward your own loan balance.

Think of rent as paying into someone else's retirement account. Buying is opening your own and making the deposits with money the military already gives you for housing. That's what I mean by paying yourself.

Why a VA loan makes San Diego work

The VA loan is the most powerful tool in this market, and it's underused here because people are intimidated by the prices. A few things change the math:

• Zero down payment. With full entitlement, there's no VA loan limit, so you can buy at San Diego prices with nothing down as long as you qualify.
• No monthly mortgage insurance. That alone can save hundreds a month compared with a low-down conventional loan.
• A modest funding fee. First-time use with zero down is 2.15%, it can be rolled into the loan, and veterans with a service-connected disability are generally exempt.
• Up to four units. You can buy a duplex, triplex or fourplex with a VA loan if you live in one unit. Your neighbors' rent helps pay your mortgage.

When orders come, keep the house

This is where San Diego turns a short stay into long-term wealth. When you PCS, you don't have to sell. You can rent the home out, let tenants keep paying it down and hold an asset in one of the most supply-constrained housing markets in the country.

Depending on your remaining entitlement, you may be able to use your VA benefit again at your next duty station. Some families leave San Diego owning one property and finish their career owning several.

Renting out for 30 days or more doesn't require a city short-term rental license. Furnished mid-term rentals to traveling nurses and incoming military families are a strong option near the bases and Balboa. As an Airbnb owner and STR advisor, I can help you run those numbers before you even buy.

How I help military and VA buyers

• I start with your duty station, not a map. We work backward from your commute, your schools and how long you expect to be here.
• I buy with the exit in mind. Every home I show a military buyer gets a second look as a future rental: rent potential, layout and how easy it is to manage from across the country.
• I write VA offers that win. Some sellers still hesitate on VA. I know how to present a VA offer, handle the appraisal and keep contingencies moving fast.
• I work remotely. If you're buying before you arrive, I'll do video tours and walk the neighborhood for you.
• I connect you with VA-savvy lenders who understand BAH as income.

If you just got orders to San Diego, or you're relocating for work, reach out before you sign a lease. Call or text me at 760.704.3820 or email [email protected].

Thank you for your service. VA loan approval depends on your eligibility, entitlement, credit and income. Talk to a VA lender for your specific situation.