Kristopher Tramont · X Team at Real Broker
PCS to Groton, CT: A Military Relocation Guide
Orders to SUBASE New London, the Coast Guard Academy or EB? Here is the short version.
- SUBASE is in Groton Not New London. The main gate is on Crystal Lake Road, off Route 12.
- 15 towns inside 30 minutes Live on the Groton side of the Thames and you skip the Gold Star Bridge.
- VA loan No down payment when the price is at or under the appraised value. No PMI. Start with your COE.
- BAH Set by duty ZIP, pay grade and dependents. Look up your rate before you set a budget.
- Buying from far away Video showings, e-signatures and a POA if you cannot make the closing.
Kris Tramont grew up in Groton, with the base in town.
He works with veteran buyers and PCS moves: short notice, a fixed report date, house hunting from another time zone. Text him your report date and budget for a straight answer on towns and timing.
The details
Tap a section to open it.
Where to live: towns by drive time
Drive times are to the SUBASE main gate in light traffic. Tap a town for a short guide.
About 15 minutes or less
About 20 minutes
About 25 to 30 minutes
Gold Star Bridge. It carries I-95 over the Thames between New London and Groton. CTDOT is rehabilitating the northbound span, with shifted lanes and a 45 mph limit, and expects to finish in fall 2030. Check the project page before you pick a commute.
USCGA and EB. The Coast Guard Academy is in New London, on the west bank. The EB shipyard is in Groton, with engineering offices in New London.
Rhode Island. Looking at Westerly? Kris is licensed in CT and RI.
VA loan and BAH
Kris works with VA, FHA and conventional buyers and their lenders. He is not a lender, and your lender sets the final terms. The basics, from VA.gov:
- COE. Your Certificate of Eligibility shows the lender that you qualify. Request it online or through your lender.
- Down payment. None required when the price is at or under the appraised value.
- PMI. None.
- Funding fee. One-time, paid at closing or rolled into the loan. Some buyers are exempt, including those who receive VA disability compensation. Rates and exemptions.
- Up to 4 units. You must live in the home.
- Appraisal. A VA appraisal is not a home inspection.
BAH. Find your rate with the BAH Rate Lookup. New rates take effect each January.
Buying before you report
- Showings. Kris walks you through homes on video.
- Paperwork. Documents are signed electronically.
- Inspection. Kris or someone from X Team can attend for you.
- Closing. Connecticut requires an attorney to conduct it. If you cannot be there, ask the attorney and your lender about a POA. Military legal assistance offices prepare POAs at no charge.
- Occupancy. Ask your lender how the VA occupancy rule fits your move-in date.
Selling when orders drop
Call Kris as soon as orders look likely. He works backward from your report date: prep, time on the market, and the weeks from accepted offer to closing. If you will be gone by closing day, your attorney can set up signing in advance or by POA.
PCS to Groton: common questions
Is the sub base in Groton or New London?
Groton. Naval Submarine Base New London (SUBASE) is on the east bank of the Thames River, in Groton and Ledyard. The city of New London is across the river. The Navy lists the base address as 1 Crystal Lake Road, Groton, CT 06349.
Do I have to cross the Gold Star Bridge to get to the sub base?
Not if you live on the east bank of the Thames River. Groton, Gales Ferry, Ledyard and Mystic are on the same side of the river as the base. From New London, Waterford, East Lyme and Niantic, the usual route is Interstate 95 over the Gold Star Memorial Bridge, then Route 12 north to the main gate.
Can I buy a house in Connecticut before I PCS?
Yes. Homes can be shown on video, documents are signed electronically, and a Connecticut attorney conducts the closing. If you cannot be there, ask your attorney and lender about a power of attorney (POA), and ask your lender how the VA occupancy rule applies to your move-in date.
Should I rent or buy on a 2 to 4 year tour?
There is no single right answer. Buying means closing costs, upkeep and a decision when the tour ends: sell, or keep the home as a rental. Renting keeps you flexible, but a lease may not match your orders. For government and privatized housing, start with the Navy Housing Service Center at SUBASE or your command's housing office.
Where do I find BAH rates for Groton and New London?
Use the BAH Rate Lookup on the Defense Travel Management Office site, travel.dod.mil. Basic Allowance for Housing (BAH) depends on your duty station ZIP code, your pay grade and whether you have dependents. New rates take effect each January, so check again close to your report date.
Does Connecticut tax military retirement pay?
Under current Connecticut law, retired members of the U.S. armed forces and National Guard may deduct all of their military retirement pay from Connecticut income, according to the Connecticut General Assembly's Office of Legislative Research. Tax law changes, and other income is treated differently, so confirm your situation with the Connecticut Department of Revenue Services or a tax professional.
Who helps military families buy and sell homes near the Groton sub base?
Kris Tramont is a REALTOR and Broker Associate with Real Broker who leads X Team at Real Broker. He grew up in Groton, has worked in real estate since 2017 and is licensed in Connecticut and Rhode Island. He works with veteran buyers and military relocations, and with VA, FHA and conventional financing. With his team he has guided 800+ sales and earned 300+ five-star client reviews. His phone number is (860) 884-9511.
PCS orders in hand?
Kristopher Tramont
Broker Associate · Leader of X Team at Real Broker
CT REB.0794869 · RI REB.0019770
(860) 884-9511 · kris@kristophertramont.com
531 Broad Street Unit A, New London, CT 06320
General information, not legal, tax or lending advice. Kristopher Tramont and X Team at Real Broker are not affiliated with or endorsed by the Department of Defense, the U.S. Navy, the U.S. Coast Guard, the Department of Veterans Affairs or General Dynamics Electric Boat.
Photo: U.S. Navy (130618-N-ZZ999-218), via Wikimedia Commons. Shown in black and white. Use of a U.S. Navy photo does not imply endorsement.