PCS orders in hand and eyeing Burton for your move to Parris Island? You are not alone. Many Marine families choose this Beaufort-area community for its convenience, local feel, and mix of housing. In this guide, you will learn how to compare on-base and off-base options, what to expect from rentals or a purchase, and how to plan your PCS timeline with fewer surprises. Let’s dive in.
Why Burton works for Parris Island
Burton sits in Beaufort County close to Parris Island, which makes it a practical base camp for recruit training schedules and family life. You will find a blend of older homes and newer neighborhoods, plus a range of property types from single-family houses to duplexes and apartments.
Proximity and commute
Your actual drive time depends on your specific address, traffic, and the gate you use. The best way to evaluate the commute is to test address-to-gate routes with a map app at typical report times. Check both morning and evening patterns, and note that some gates may have restricted hours.
Housing mix and feel
Expect a mix of single-family homes, townhomes, duplexes, and some apartment communities. Lot sizes vary, and some neighborhoods include HOAs with rules and fees. Because this is a coastal county, you will see both well-kept older properties and newer developments.
Housing options at a glance
On-base housing
On-base housing appeals to many families because it is close to work and offers community amenities. Availability can be limited, and waitlists are common. Contact the MCRD Parris Island Family Housing Office early to learn eligibility, timelines, and how to get on a list.
Pros:
- Short commute and access to base amenities
- Built-in community with other military families
- Security and predictable housing costs
Cons:
- Possible waitlists and limited floor plan choices
- May not fit all family sizes or pet needs
- Rules and policies that you must follow
Off-base rentals
If you prefer to live in Burton or nearby, you will find apartments, duplexes, townhomes, and single-family rentals. Typical leases run 6 to 12 months, and many landlords prefer 12 months. Deposits are often one month’s rent, and you should expect standard credit and background checks.
What to ask:
- Do you accept PCS orders as proof of income?
- Is there a military early-termination clause and what notice is required?
- Which utilities are included, and who handles lawn care and maintenance?
- What are the pet policies and fees?
You can look at national listing sites, reach out to local property management firms, scan base referral lists, and join local social groups for leads and feedback. Pet policies vary widely, so confirm breed, size, and fee details in writing before signing.
Buying a home with VA financing
If you expect to stay several years, buying can offer stability and potential equity. Many service members use VA loans, which can be a strong option when you work with a local lender familiar with VA guidelines. Get prequalified before touring so you know your budget and can move quickly.
When buying in coastal Beaufort County, evaluate:
- Resale potential and overall market conditions
- Property condition and age
- Flood risk and insurance costs
- HOA rules and monthly fees
- Daily route to your gate and commute consistency
Buying during a PCS is very doable with planning. Build in time for temporary lodging, in-person or virtual tours, inspections, appraisal, and a potential remote closing with a power of attorney if needed.
Short-term and temporary lodging
You may need a short bridge between arrival and your lease or closing. Options include on-base lodging, extended-stay hotels, and short-term rentals. Book early since demand can spike during peak PCS seasons. Ask your admin or finance office how Temporary Lodging Expense or Temporary Lodging Allowance applies to your orders and dates.
Neighborhood checklist for Burton
Commute and gate access
Plan your route to the specific Parris Island gate you will use and verify any restricted hours. Drive the route during your expected report times to confirm real-world travel times. Many families rely on personal vehicles, so consider parking and vehicle registration requirements on base.
Schools and childcare
Most students attend Beaufort County School District schools. School assignment can depend on your exact address, so confirm zones before you sign a lease or contract. Childcare demand can be strong, so get on waitlists early for on-base Child Development Centers and local providers.
Flood risk and insurance
Parts of Burton and the surrounding Lowcountry face tidal flooding and hurricane risk. Check FEMA Flood Insurance Rate Maps and county floodplain maps for any property you are considering. If a home is in a high-risk zone and you finance it, your lender may require flood insurance, which can add to your monthly costs. Even if not required, many buyers and renters choose coverage because of the coastal setting.
Utilities and internet
Before you commit, confirm who provides electric, water and sewer, and whether a home uses natural gas or propane. Ask for typical monthly costs to compare options accurately. Verify available broadband providers and speeds at the address so remote work and school needs are supported.
HOAs and pets
HOA rules can affect parking, exterior updates, and pets. If buying, review the HOA’s covenants and budget. If renting in an HOA neighborhood, make sure the lease spells out who is responsible for HOA compliance and fees. Always confirm pet policies and any size, breed, and number limits.
Safety and amenities
Review local crime statistics through county sheriff or police reports, and ask about neighborhood features that matter to you. Map your distance to grocery stores, clinics, the VA clinic, recreation, and retail centers. Many families like to be near parks and trails for quick downtime between shifts.
Your PCS timeline and checklist
3 or more months out
- Check current BAH for your rank, dependency status, and the local zip code using the official BAH lookup. Compare BAH to local rent ranges and estimated ownership costs.
- Contact the MCRD Parris Island Family Housing Office to learn eligibility and waitlist timelines.
- Reserve temporary lodging for your arrival window.
- Start your home search with a local realtor who understands military relocations and remote touring.
- Get your financials ready: VA prequalification if buying, or documentation for rentals such as orders, LES, and references.
30 to 60 days out
- Narrow your shortlist and schedule virtual or in-person tours.
- For rentals, ask about deposits, utilities, maintenance, pet policies, and military clauses.
- For purchases, line up inspections, appraisal, and title work. If you cannot attend closing, prepare a power of attorney and verify your lender’s process.
Arrival week
- Check in with base housing if you are on a waitlist.
- Complete any required vehicle registration and review gate procedures and IDs.
- Walk through your rental or new home, document pre-existing conditions, and submit photos to your landlord.
- Register children for school and childcare with required records such as orders, immunizations, and proof of residency.
Lease and contract tips
- Ensure a clear military clause allows early termination due to PCS and defines notice and documentation.
- Get everything in writing, including what utilities are included, who handles lawn care and repairs, and how the security deposit is held and returned.
- If buying, include inspection and appraisal contingencies, and complete due diligence for flood zone status and insurance.
Local resources to consult
Here are trusted sources you should check during your search:
- MCRD Parris Island official resources and Family Housing Office for on-base housing policies and lodging.
- Defense Travel Management Office for current BAH rates by rank and zip code.
- Military OneSource for PCS guidance, financial counseling, and TLA or TLE information.
- FEMA Flood Insurance Rate Maps and Beaufort County GIS for flood zones and elevation.
- Beaufort County government and Assessor for parcel and tax records.
- Beaufort County School District for school assignments, calendars, and registration details.
- National listing services and local property managers for current rental and sale inventories.
Ready to get started?
Choosing where to live near Parris Island is a big decision, and you deserve clear, local guidance. With deep Beaufort roots and a modern, service-first approach, our team can help you compare neighborhoods, line up virtual or in-person tours, and keep your PCS timeline on track. When you are ready, reach out to the Chambers Helms Group to talk through your goals and next steps.
FAQs
How far is Burton from Parris Island for daily commute?
- Drive times vary by exact address, gate, and traffic; test your route with a map app at your expected report times to confirm a realistic commute.
Can I get on-base housing at MCRD Parris Island?
- Availability changes and waitlists are common; contact the MCRD Parris Island Family Housing Office early to learn eligibility and timelines.
What should I know about flood insurance near Burton?
- Check FEMA and county flood maps for each property; lenders may require flood insurance in high-risk zones, and premiums can affect your monthly budget.
How does BAH impact my housing budget in Beaufort County?
- BAH depends on rank, dependency status, and zip code; verify your current rate through the official DTMO lookup and compare it to local rent and ownership costs.
Are pet-friendly rentals common near Burton?
- Policies vary; many landlords allow pets with deposits or fees, but size or breed restrictions are possible, so confirm details in the lease.
When should I book temporary lodging for a PCS to Parris Island?
- Reserve as early as possible, especially during peak PCS seasons, since on-base lodging and extended-stay options can fill quickly.
What lease clause should I request for a PCS move?
- Ask for a written military clause that allows early termination due to PCS orders and clearly states the notice period and documentation required.
