Orders to Kings Bay just landed and the clock is ticking. You want a short commute, a home that fits your budget and lifestyle, and a plan that works with shifting PCS timelines. You also want to avoid surprises like flood insurance gaps or closing delays. This guide walks you through the St. Marys housing landscape, commute insights, buy-versus-rent factors, and a step-by-step timeline tied to typical reporting windows. Let’s dive in.
How St. Marys fits Kings Bay
St. Marys sits right beside Naval Submarine Base Kings Bay. Many addresses in the city are among the closest housing options to the base gates, which keeps commute time predictable. That convenience is a major reason PCS families focus on St. Marys first.
PCS moves come with unique pressures, including variable report dates, BAH budgeting, VA loan use, temporary lodging, and childcare or school transitions. Because St. Marys is coastal with tidal rivers and marsh, you also need a clear view of flood exposure, elevation, and insurance before you commit. Build these checks into your process from day one to keep your timeline on track.
Where to live in St. Marys
Historic downtown and waterfront
If you value walkability and character, the historic core near the St. Marys waterfront offers cottages and older homes close to parks, downtown restaurants, and the ferry to Cumberland Island. Many streets here are a quick drive to Kings Bay.
Buyer notes:
- Expect smaller lots and potential historic or design restrictions for certain properties.
- Check elevation and flood maps carefully on lower-lying blocks. Ask for elevation certificates on waterfront or back-bay lots.
- Systems in older homes can vary in age and condition, so review HVAC, roof, and plumbing closely during inspection.
City neighborhoods and established areas
Across St. Marys you will find established subdivisions and infill streets with single-family homes from different decades. These areas often deliver a practical balance of space, yard size, and proximity to local schools.
Buyer notes:
- Inventory spans a range of price points and layouts, including single-level plans.
- Focus on the age of major systems and recent renovations for long-term maintenance planning.
- Commutes to the base are typically straightforward from many of these addresses.
Newer subdivisions and planned developments
On the edges of St. Marys and along main corridors, newer communities feature modern construction, standardized floor plans, and community amenities like pools and clubhouses.
Buyer notes:
- Newer systems and builder warranties can reduce near-term maintenance.
- Review HOA covenants, rules, and fees to ensure they fit your lifestyle.
- Commute times are usually predictable, though you may be farther from historic downtown amenities.
Waterfront and marsh-edge properties
Low-density waterfront settings with creeks, marsh views, and larger lots are available around St. Marys. These can offer privacy and potential boat access, depending on the property.
Buyer notes:
- Flood risk and insurance costs are often higher. Confirm flood zones and likely premiums early.
- Verify whether the property uses municipal sewer or septic, and plan for dock or shoreline permitting if relevant.
- Coastal maintenance and storm hardening should be part of your budgeting.
Rentals and condominiums
Condos are limited in St. Marys, but rentals are widely used by military households. You will find short-term leases and furnished options in and around the city and in nearby towns.
Buyer notes:
- If your report date is near or your tour length is unclear, renting can reduce financial risk.
- Use a short-term rental as a launch pad to shop locally after you arrive.
Commute and daily life
Commute patterns
Many addresses in St. Marys are adjacent to the base, and your actual drive time depends on the gate you use and shift change traffic. You can get brief congestion during peak shift windows.
Recommendation: test candidate routes during expected reporting times using live navigation before making an offer.
Base access and gates
Confirm which gate aligns with your command and daily routine. Also review current procedures for family and visitor access. If you carpool or have variable shifts, gate proximity can be a meaningful tiebreaker among homes.
Transportation and services
Public transit is limited in coastal southeast Georgia, so most families rely on personal vehicles. Think through how close you want to be to grocery stores, medical care, childcare, and parks. St. Marys also offers easy access to waterfront recreation and the Cumberland Island ferry for weekends.
Utilities and internet
Service providers and speeds can vary street by street. Before you go under contract, confirm water and sewer type, the electricity provider, and broadband availability for the specific address. This is especially important on the edges of town and in low-density areas.
Buy or rent for your PCS?
Financial inputs to compare
- BAH and local rents versus potential mortgage payments by rank and dependency status.
- VA loan benefits if you are eligible, including low or zero down options and favorable terms with VA-experienced lenders.
- Closing costs, Camden County property taxes, insurance, flood insurance when applicable, HOA fees, and ongoing maintenance.
Short-assignment risk management
- Resale risk exists if you need to sell after a short stay. Market conditions can shift during your tour.
- Alternatives: purchase with a plan to rent the property if orders change, or delay buying until your timeline is clearer.
- When you do buy, work with professionals who understand military timelines and can structure contracts and closings around your reporting date.
Tax and residency points
- Camden County administers property records and homestead exemptions for primary residences. Review eligibility and deadlines.
- For federal capital gains, the general exclusion requires you to live in the home for 2 of the prior 5 years. Military members have special provisions that may suspend the 5-year test period during qualified extended duty. Consult current IRS guidance or a tax professional with military experience.
Contract protections and contingencies
- Include a military clause or addendum that allows termination if you receive PCS orders affecting the purchase.
- Use inspection, appraisal, and financing contingencies with timelines that match your lender’s process and any military paperwork needs.
- Ensure your appraiser and lender are experienced with VA underwriting if you use a VA loan.
Your PCS home-buying timeline
Buying often takes 60 to 90 days from accepted offer to closing. VA appraisals, inspections, and underwriting can add time, so start earlier when you can.
If you have 120+ days
- Days 120–90: gather documents, get VA pre-qualification or pre-approval, connect with a local agent who understands military moves, identify neighborhoods and school logistics, and begin remote or in-person tours.
- Days 90–60: make offers, secure a contract with a military clause, choose your lender, and schedule inspections and appraisal within your contract windows.
- Days 60–0: complete inspections and repairs, clear lender conditions, coordinate closing and movers, set up utilities, and plan any temporary lodging for final days.
If you have 60–90 days
- Prioritize lender pre-approval and a focused search in 1 to 2 target areas.
- Be ready to act quickly on well-maintained, move-in-ready homes.
- Build strong contingencies into your contract and keep a back-up short-term rental in mind if the schedule slips.
If you have 30–60 days
- Consider renting first or limit offers to homes that are clearly move-in-ready.
- Choose a lender skilled in fast VA closings.
- Expect tighter inspection and appraisal windows and consider negotiated seller rent-backs or delayed possession if needed.
If you have under 30 days
- Renting or temporary lodging is often the safest path while you shop locally post-arrival.
- If you must buy, focus on well-documented properties, partner with experienced title and closing teams, and be prepared for premium pricing to secure quick timelines.
Pre-arrival and closing checklists
Before house hunting remotely
- Get VA loan pre-approval or lender pre-qualification.
- Contact the base Relocation Assistance Office and the School Liaison Officer for current guidance.
- Confirm realistic BAH for Camden County for your rank and dependency status.
- Verify the flood zone for any property using FEMA resources and request elevation certificates for waterfront or low-lying lots.
- Confirm utility providers and internet options at the exact address.
When you are under contract
- Include a military clause allowing exit if reassigned.
- Order a full home inspection and resolve material items.
- Ensure your appraiser and lender are experienced with VA processes.
- Request seller disclosures and ask about any prior claims related to hurricanes, flooding, or storm damage.
On closing and move-in
- Align your arrival date, temporary lodging, and movers with the confirmed closing.
- Transfer or open utilities, register your vehicle locally, and apply for homestead if eligible.
- Start school enrollment steps and daycare waitlists early.
Local notes for St. Marys
- Flood and storm exposure: coastal storms and tidal flooding can affect insurance and mortgage requirements. Budget for flood insurance and mitigation where applicable.
- Limited public transit: most families rely on cars, so proximity to the base and daily services can improve quality of life.
- Market seasonality and inventory: inventory can tighten around military movement cycles. Monitor local listings and stay flexible on timing.
- Recreation access: the waterfront setting and Cumberland Island ferry are major lifestyle draws on off-duty days.
Moving to Kings Bay can be smooth when you plan for flood due diligence, VA loan nuances, and realistic timelines. If you want a trusted, detail-forward advisor for coastal Georgia living, reach out for a conversation that starts with your goals and ends with a clear plan. Start your Golden Isles search. Contact Georgia today.
FAQs
How close is St. Marys to Kings Bay and what commute should I expect?
- St. Marys borders Naval Submarine Base Kings Bay, and many homes are a short drive to the gates; test your route during your expected shift times to confirm real-world timing.
Should I buy with a VA loan right away or rent first after PCS?
- If your report window is tight or tour length is uncertain, renting first can reduce risk; if you buy, use strong contingencies, a military clause, and a VA-experienced lender.
How long does a VA loan closing usually take in St. Marys?
- Many purchases take 60 to 90 days from contract to close; VA appraisals and underwriting can extend timelines, so start early if possible.
How do flood zones and insurance affect a St. Marys purchase?
- Flood zones can change insurance requirements and costs; verify the FEMA flood zone, request an elevation certificate for low-lying or waterfront lots, and budget for coverage.
What protections does a military clause provide in a purchase contract?
- A military clause allows you to terminate if PCS orders or duty requirements conflict with the contract, subject to the exact language in the agreement or addendum.
Which St. Marys areas balance price, commute, and amenities?
- Consider established city neighborhoods for practical commutes and services, newer subdivisions for modern systems and amenities, or downtown for walkability; compare options by your daily routine.
What local resources help with schools and childcare for military families?
- Use the base Relocation Assistance Office and School Liaison Officer for current district processes, attendance zones, and enrollment timelines, and contact local daycares early for waitlists.
If I receive unexpected orders, can I rent out my home?
- Yes, many owners pivot to renting; plan for property management, verify HOA rules, and keep good documentation of condition and insurance before tenants move in.
