Did you know that there are two types of realtors in areas near the US Military bases in South Korea? In such areas, some realtors focus on US military-affiliated people while the majority focus on Korean residents.
In the following blog post, we will provide a few areas of comparison between the realtors and rental systems used by US military v. Korean Residents. You may feel surprised by the differences. Additionally, at the end of the post, we will offer questions for each type of realtor.
About Realtors Near US Military Bases
You can choose between US Military-focused realtors and Korean resident/citizen-focused realtors in areas near US Military bases. Such areas include parts of Asan, Pyeongtaek-si, Osan-si, Yongin, Suwon, Daegu, etc.
Most of our volunteers live near such areas so we felt it was time to share more information about the unique situation we find ourselves in. Such information may help military families or other international residents find housing without large deposits.
Accessibility
While reading this post, keep in mind that anyone can choose between these types of realtors. Sometimes Korean residents use a US Military-focused realtor and sometimes a USA military-affiliated person chooses a Korean resident-focused realtor because they want to invest in a property. The names selected to represent the realtor types don’t denote those allowed to use their services. The names only represent the primary audience and types of services the realtors may offer.
For example, many international residents from countries other than the United States will live near US Military bases because the US Military-focused realtors may offer more attainable leases and larger apartments. Remember this information when processing how the two rental systems function.
The Korean Rental System
Korea has a very different rental system than many other countries. Deposits start at around 5 million won and go up quickly. Apartments for families often require deposits of 50 million or more and monthly rent. The higher the deposit, the lower the rent.
The US Military-Focused Rental System
As you can imagine, the United States Military didn’t want to participate in the Korean rental system. Paying up to 400 million won per military family apartment wouldn’t be feasible. Therefore, the Korean government and the realtors developed a second type of realty market that offers rentals to USA Military at standard rates. Additionally, the terms of the rental agreement reflect US rental practices.
Comparison of Rental Systems
The following table offers a comparison between the US Military-focused rental system and the Korean resident/citizen-focused rental system. Read this carefully and make sure to research any terms you may feel unfamiliar with.
| Aspect | U.S. Military Housing System | Korean Housing System |
|---|---|---|
| Rental Payment Structure | – Uses Overseas Housing Allowance (OHA) to cover rent. | – Two main systems: Jeonse (lump-sum deposit) and Wolse (monthly rent). |
| – Monthly rent payments or Annual lump sum rental payments. | – Jeonse: large lump-sum deposit with no monthly rent. Wolse: smaller deposit + monthly rent. | |
| Realtor Fees | The typical lease term is 2 years for Jeonse and Wolse. | – Tenant and landlord share the realtor fee. Typically 0.3% to 0.8% of the rental price for Wolse or a percentage of the Jeonse deposit, depending on the lease value. |
| Security Deposits | – Security deposit usually equals 1-2 months’ rent. | – Jeonse deposit is very large, often 50-90% of the property’s value. |
| – Deposits are returned at the end of the lease (if no damage). | – Wolse deposit is smaller but still significant. Deposit and rent are negotiable. | |
| Lease Terms | – Paid separately by the tenant in most cases. | The typical lease term is 2 years for Jeonse and Wolse. |
| The common lease term is 1 year. | – Early termination is more difficult unless otherwise negotiated. | |
| Property Management | – The Housing Office assists with finding housing and leases. | – Real estate agents are often hired to bridge language barriers and assist with leases. |
| – Leases comply with military regulations. | – More direct landlord-tenant relationships with less formal management. | |
| – Realtors act as un-official concierge services helping renters pay their utilities and researching information. | – Realtor support generally ends after the contract is completed. | |
| Housing Options | – On-base housing is available but limited. | – Variety of housing: apartments, villas, detached homes. Units are generally smaller. |
| – Off-base housing often caters to Western preferences in terms of space and layout. | – Near Camp Humphreys, some housing caters more to Western preferences but may include traditional Korean features (e.g., underfloor heating). | |
| Rental Assistance | – Housing allowance (OHA) covers most rental costs. | – No government support for foreigners, but landlords near bases may offer Wolse-like contracts. |
| Utilities | – May be included or paid separately. | – Paid separately by tenant in most cases. |
| Furnishings | – Rentals may be partially furnished with items such as a fridge, sofa, TV, dining table and chairs, beds, etc. This can often be negotiated in the rental contract. | – Most housing is unfurnished, especially for Jeonse contracts. Some Wolse contracts may include basic appliances (fridge, washer, stove, couch, bed), but furniture may also not be included. |
The differences in rental terms also lead to differences in services provided by the two types of realtors. Let’s look at those next.
Services Provided by US Military-Focused Realtors v. Realtors Serving Korean Residents
Here’s a table comparing the different types of services provided by realtors serving the U.S. military versus realtors serving Korean citizens in Pyeongtaek. Take time to notice that they manage different factors in their negotiations. This gives you hints regarding where you can negotiate your lease terms. Remember that the more you understand renting in Korea the more you can get the best lease possible.
| Service Type | Realtors Serving U.S. Military Personnel | Realtors Serving Korean Citizens |
|---|---|---|
| Lease Negotiation | – Realtors assist with OHA-compliant leases that meet U.S. military standards. – Leases often include a military clause for early termination due to deployments or relocations. | – Realtors negotiate standard leases, often with a two-year term (for Jeonse or Wolse). – Early termination is less flexible unless specially negotiated. – On renewal, they negotiate house improvements as a condition of renewing the lease. |
| Housing Allowance Compliance | – Realtors work with the Overseas Housing Allowance (OHA), ensuring rental agreements fit military housing budgets. | – No government allowance system similar to OHA. Citizens either use Jeonse (VERY large deposits) or Wolse (monthly rent combined with a moderately large deposit). |
| English Language Support | – Realtors typically offer English-speaking services to accommodate foreign military personnel. However, expect a language barrier. | – Realtors primarily operate in Korean, though some may provide limited English services in urban or foreigner-heavy areas. |
| Property Inspection Assistance | – Military housing offices often inspect properties to ensure they meet military standards (safety, utilities, etc.). | – Realtors help arrange property viewings, but inspection standards are typically up to buyer/tenant discretion. |
| Utilities and Maintenance Setup | – Realtors assist with setting up utilities, internet, and maintenance services, especially for those unfamiliar with the local system. | – Assistance with utilities is usually minimal. Tenants are often expected to arrange services on their own. |
| Short-Term Leases | – Realtors offer more flexible leasing terms for short-term contracts (aligned with military assignments). | – Leases are typically fixed-term for two years, with less flexibility for short stays. |
| Security Deposit Management | – Realtors ensure security deposits comply with military agreements, usually 1-2 months’ rent for Wolse. | – Realtors manage large Jeonse deposits (up to 90% of the property’s value) or smaller Wolse deposits. |
| Furniture and Furnishing | – Many rentals targeted at U.S. military personnel come partially or fully furnished. | – Rentals for citizens are usually unfurnished, with tenants expected to supply their own furniture. Officetels often have the most furniture or amenities included. |
| Military Clause (Early Termination) | – Leases often include a military clause allowing service members to break leases without penalty due to deployment or reassignment. | – No such clause for citizens, making it harder to terminate a lease early without financial penalties. |
| Realtor Fees | – Fees are sometimes covered by military housing assistance or included in OHA. | – Tenant and landlord share the realtor fee, typically 0.3-0.8% of the rent or Jeonse deposit. |
| Daily Life Support | – US Military focused realtors often serve as concierge services for their clients. Helping them order online, call taxis, and connect them with service providers at no extra fee. | – No daily life support. |
| Bill Payment Support | – US military-focused realtors often serve as concierge services for their clients. Helping them order online, call taxis, and connect them with service providers at no extra fee. | – No bill-paying support. |
Comparison of Negotiable Points
Due to the different rental systems, realtors also have different areas of negotiation. You may notice in the following table that US military-focused realtors may offer more flexibility. Here’s a comparison table highlighting what you need to negotiate with a U.S. military-focused realtor versus a Korean resident-focused realtor in Pyeongtaek:
| Aspect to Negotiate | U.S. Military-Focused Realtor | Korean Resident-Focused Realtor |
|---|---|---|
| Lease Term Length | – Negotiate for shorter lease terms (1 year or less) or flexible terms due to deployment. | – Standard lease term is 2 years for Jeonse or Wolse. Shorter leases are less common. |
| Military Clause (Early Termination) | – Ensure lease includes a military clause, allowing early termination without penalty if reassigned. | – Early termination is generally not negotiable, and penalties may apply if a lease is broken early. |
| Rent Amount and OHA Compliance | – Negotiate rent to fit within the Overseas Housing Allowance (OHA) provided by the U.S. military. | – Rent is typically based on market rates. Negotiation for discounts may be possible but usually minor. |
| Furnishing and Appliances | – Negotiate for a furnished or semi-furnished unit, as many military personnel prefer this due to short stays. | – Most Korean rentals are unfurnished, so furniture is usually not included unless specifically requested. |
| Security Deposit (Wolse/Jeonse) | – Ensure reasonable security deposits (1-2 months’ rent) for Wolse. Negotiate for reduced upfront costs if needed. | – Jeonse deposits can be very high (up to 90% of property value). Wolse deposits may be negotiated, but Jeonse amounts are more rigid. |
| Utilities and Maintenance | – Negotiate for utilities to be included or at least assistance with setup, as foreign military personnel may be unfamiliar with local services. | – Utilities are typically handled separately. Korean residents are expected to arrange and manage their own. |
| Realtor Fees | – Sometimes the U.S. government may cover part of the realtor fees, or these can be negotiated as part of OHA. | – Realtor fees are shared between the tenant and the landlord. Negotiate on the percentage, typically 0.3-0.8% of the Jeonse or Wolse deposit. |
| Pets and Restrictions | – Negotiate pet policies, as U.S. military personnel may bring pets. Ensure the lease allows pets without significant extra costs. | – Pet policies are usually stricter. Korean landlords may have strict no-pet policies, and negotiation may be difficult. |
| Move-in Dates and Flexibility | – U.S. military leases tend to be more flexible with move-in dates. Negotiate for a start date that aligns with military schedules. | – Move-in dates are generally fixed, though some flexibility can be negotiated if discussed upfront. |
| Parking and Amenities | – Negotiate for parking availability (especially if living off-base) and access to amenities like gyms or storage. | – Parking spaces are more common with newer developments, but residents may need to negotiate for an assigned spot. |
You now have a basic understanding of the comparison of rental systems, realtor services, and areas of negotiation so you now just need to have a list of questions.
Questions to Ask the Two Types of Korean Realty Agents
The following provides a comparison of questions for each type of rental system. Such questions come from the lived experience of many volunteers who negotiated contracts in the area in the last 14 years. South of Seoul volunteers used ChatGPT to organize the questions, clean them, and include the Korean translations. We want to make sure you have a solid foundation when you visit the realtor’s office.
Please note that the following table does not represent an exhaustive list of questions to ask the different real estate agents. You will still need to stay emotionally and mentally present. :
| Question | Realtor Serving U.S. Military Personnel | Realtor Serving Korean Citizens |
|---|---|---|
| What is included in the rent? | – Are utilities, internet, or maintenance included in the rent? – Does the rent fit within the OHA limits? 전기, 인터넷, 관리비가 포함되어 있나요? 임대료가 군인 주택 수당 한도 내에 있나요? | – Is maintenance or building fees included in the rent? – What are the monthly utility costs? 관리비가 포함되어 있나요? 월별 공과금은 얼마인가요? |
| Is there a military clause? | – Can you confirm the lease has a military clause for early termination without penalties due to reassignment or deployment? 임대 계약에 배치 변경이나 군 임무로 인해 위약금 없이 계약을 조기 종료할 수 있는 군대 조항이 포함되어 있나요? | – Can I terminate the lease early, and if so, what are the penalties or conditions? 계약을 조기 종료할 수 있나요? 만약 가능하다면 위약금이나 조건은 무엇인가요? |
| What is the Wolse/Jeonse deposit? | – What is the security deposit amount? Is it 1-2 months’ rent for Wolse? 보증금은 얼마인가요? 월세의 1-2개월치 정도인가요? | – What is the Jeonse deposit or Wolse deposit? – Are there any flexible payment options for the deposit? 전세 보증금 또는 월세 보증금은 얼마인가요? 보증금에 대한 유연한 결제 옵션이 있나요? |
| Is the property furnished? | – Does the unit come furnished or partially furnished? – What appliances are included (washer, refrigerator, etc.)? 가구가 포함되어 있나요, 혹은 일부만 포함되어 있나요? 세탁기, 냉장고 등 어떤 가전제품이 포함되어 있나요? | – Is the unit unfurnished? If so, are there options for adding appliances or furniture? 집은 가구가 없는 상태인가요? 그렇다면 가전제품이나 가구를 추가할 수 있는 옵션이 있나요? |
| Can I have pets? | – Are pets allowed in the property? Are there any extra fees or restrictions for having pets? 애완동물을 키울 수 있나요? 애완동물과 관련된 추가 비용이나 제한이 있나요? | – What is the pet policy? Are there any pet fees, and if so, how much? 애완동물 정책은 무엇인가요? 애완동물 관련 비용이 있다면 얼마인가요? |
| What are the realtor fees? | – Are realtor fees included in the OHA allowance, or will I need to cover them separately? 부동산 중개 수수료가 군인 주택 수당에 포함되나요, 아니면 별도로 지불해야 하나요? | – How are realtor fees divided between the tenant and the landlord? What is the fee percentage? 부동산 중개 수수료는 세입자와 임대인 사이에 어떻게 분배되나요? 수수료 비율은 얼마인가요? |
| How flexible is the move-in date? | – Can the move-in date be adjusted to align with my military schedule or reassignment timeline? 입주 날짜를 군대 일정이나 배치 변경에 맞춰 조정할 수 있나요? | – Is there any flexibility in the move-in date to accommodate my personal situation? 입주 날짜에 유연성이 있나요? 개인 상황에 맞춰 조정할 수 있나요? |
| Is there parking available? | – Does the property include parking spaces? Are there any additional fees for parking? 주차 공간이 포함되어 있나요? 주차비가 추가로 발생하나요? | – Is parking included? Is there an assigned parking spot, or is it first-come, first-served? 주차 공간이 포함되어 있나요? 지정된 주차 공간이 있나요, 아니면 선착순인가요? |
| How do I set up utilities? | – Will you assist me with setting up utilities, internet, and maintenance services? 전기, 인터넷, 관리 서비스 설치를 도와주실 수 있나요? | – What is the process for setting up utilities (gas, water, electricity)? Are there additional setup fees? 전기, 수도, 가스를 설치하는 절차는 어떻게 되나요? 추가 설치 비용이 있나요? |
| What are the lease renewal terms? | – If I extend my stay, what are the terms for renewing the lease? Will rent increase? 체류를 연장하면 임대 계약 갱신 조건은 어떻게 되나요? 임대료가 인상되나요? | – How does lease renewal work after the two-year term? Are there standard renewal rates, or is it negotiated? 2년 계약이 끝난 후 임대 계약 갱신은 어떻게 되나요? 갱신 요율이 표준화되어 있나요, 아니면 협상되나요? |
Hopefully, this bilingual table makes it easier for you and our realtor to understand the critical questions when negotiating housing. Feel free to print this question list out and add your own questions to it.
Rental Experiences Change Over Time
Understand, nothing exists in Pyeongtaek-si or Korea as finite. Society makes space for all kinds of variations and culture changes quickly. This article only provides a foundation of understanding of renting and realtors. However, do additional research because our comparison of rental systems shows a moment in time.
Additional Information About Renting in Korea
In addition to the previous comparison of rental systems, we also have a post that compares the incomes and housing needs of residents in Pyeongtaek. Great for learning about the competition for housing.
Founded in 2015, the South of Seoul team consists of volunteers on three continents working together to support English-speaking people traveling or living in South Korea. South of Seoul volunteers work with organizations and individuals across South Korea to improve equitable access to information across South Korea. Much of South of Seoul’s information focuses on Pyeongtaek, Gyeonggi-do, South Korea.
Blogs published under the authorship of “South of Seoul” include blogs compiled by multiple volunteers to improve access to standardized information unrelated to individualized personal experiences.
