How the housing needs of military influences local sales

By Nora Firesone  Correspondent

Kelly Gant and his wife, Stacey, are part of the glue that holds together Hampton Roads while keeping America strong.

He’s a U.S. Navy aviation machinist mate and she, as a military spouse, is as committed to his obligations as he is.

The couple’s impact – like that of the thousands stationed here – extends from his military base into the region’s communities, economy and housing market in ways that experts say continue to serve and support this little corner of the nation.

Some 120,000 uniformed military personnel are stationed among the region’s 20 to 25 military installations, and another 35,000 to 40,000 federal civilian employees support the military and Coast Guard here, said Frank Roberts, executive director at the Hampton Roads Military and Federal Facilities Alliance in Norfolk. This presence draws about $14 billion a year spent by Department of Defense and Coast Guard in Hampton Roads, which includes direct salaries, supplies and services, Roberts said.

On average, more than half of military personnel are married .

“Intuition tells you most are living out in the local economy,” Roberts said, owning or renting homes and having a significant impact on the housing market . He mirrored others’ professional opinions adding, “Given that the military population here has been stable … we’ve been somewhat cushioned from the real-estate reality that other parts of the country are suffering” regarding the market’s tumble since 2005.

The Gants appreciate feeling appreciated. When looking for a home in Hampton Roads this spring, the couple called on Realtor Dee Carstens of Long & Foster Real Estate in Virginia Beach.

Carstens’ husband, Mark , also serves in the Navy. Three permanent-change-of-station moves have equipped her with unique insights.

“I’m familiar with the stress of not knowing,” Carstens said. Families are uprooted for cross-country moves, “and you don’t always get proper notice,” she explained.

The housing considerations of military families largely parallel those of civilians, with a few special needs pertaining to deployments, convenience and frequent relocations.

The Gants sought features typically available within a first-time buyers’ price range: up to about 1,500 square feet, three bedrooms, two bathrooms and a nice-sized kitchen, for $250,000 or less. They don’t have children, yet a low-crime, nice-looking neighborhood within a good school zone and a garage and yard were still necessary for future resale value, they said.

Low-maintenance and neighborhood friendliness also ranked high for Stacey Gant, 25, who doesn’t want to be left with renovations, home repairs or no one to call on for assistance while her husband’s deployed.

Kelly Gant, 27, needed a reasonable commute to and from Naval Station Norfolk. Carstens’ preparation, regular updates and extensive knowledge of their needs and the market put him at ease, he said.

They found a home within days, in time to benefit from the tax credit for first-time buyers .

“It was a big weight lifted off our shoulders,” he said.

The Gants close this month on their home in Virginia Beach’s Rock Creek section, the deal sweetened by a homeowners’ association – which they believe will help retain the home’s value – and a flat-screen TV, hot tub, window blinds, washer and dryer and freshly-cleaned rooms and carpets, left by the previous owner.

When assisting buyers, Realtor Cam Templeton of Prudential Towne Realty said it’s important to have a military pay scale to work from in order to figure out a buyer’s income as either a single or married individual. Templeton assists up to 75 military families annually and sees many retire here for the camaraderie and military medical care, exchanges and commissaries.

A service member’s rank or rate and years of service determine base income or salary , she said. Templeton then considers special pay and housing allowances, and weighs total income against long-term debt in order to determine appropriate price range.

Mid-range homes in Hampton Roads cost between $250,000 and $350,000, Carstens added, and usually feature more than 1,500 square feet, two floors, four bedrooms, 2½ bathrooms and a two-car garage. Higher-end homes costing up to $600,000 typically offer 2,800 square feet or more, newer construction, four to five bedrooms and a bonus room, three bathrooms, brick front or full exterior, and more interior detail.

Brian Lauber, a Navy pilot based at Oceana Naval Air Station , arrived in Hampton Roads in 2007. He’ll move from a Norfolk rental to condo ownership in Virginia Beach with his bride-to-be, Marianne Connolly of Pennsylvania, if last-minute orders don’t send him to California.

Lauber, 32, needs room to accommodate the two and frequent out-of-town guests. He appreciates the area’s entertainment, natural and cultural offerings and wanted something near the beach for less than $425,000.

“I’ll most likely not be in the house more than three to five years,” Lauber said, so he also considered resale and rental potential. Though location, square footage (2,000 square feet minimum), newer construction and a garage mattered, Lauber said he was mostly “hoping to find a good price and a good roof over our heads.”

Lauber found his dream condo and received about $2,000 cash back from an incentive through Atkinson Realty ERA’s Military Appreciation Program. The program includes a cash-back incentive , discounted title work and free appraisal, home warranty, moving truck use, and installation and first month’s service from Cox Communications, she said his Realtor, Page Miyares.

“The stability that the military brings to our Hampton Roads economy is what first brought my grandfather here in the 1920s,” Miyares added. “You can’t do business in Hampton Roads without a plan to court the military, especially in the real-estate industry.”

The Gants said it’s easy to help new military families.

“Be welcoming,” they said, and “extend a helpful hand.” And providing information about business’ military discounts and specials is something that is very much appreciated ,” Stacey Gant said.

For husband Kelly Gant it’s simple: “Treat (my) family the same way I’d look after theirs.” Nora Firestone, nfirestone@verizon.net