The Military Family’s Guide to Selling a Home Before a PCS Move

Receiving Permanent Change of Station (PCS) orders can be both exciting and overwhelming, especially if you own a home. Selling a home before relocating to your next duty station requires careful planning to ensure a quick, smooth, and profitable sale.

Whether you need to sell fast or want to maximize your home’s value, this guide will help you navigate the process with confidence.

1. Decide If Selling Is the Right Move

Before listing your home, consider whether selling or renting it out is the better choice. Ask yourself:

✔️ Will I return to this area in the future? If there’s a chance you’ll be stationed here again, renting might be a good option.
✔️ Can I afford to sell? Factor in real estate commissions, closing costs, and any remaining mortgage balance.
✔️ Is the market favorable? If home prices are rising, selling could be a great financial move.

If selling is the best option for your situation, it’s time to prepare your home for the market.

2. Start the Selling Process Early

A PCS timeline moves fast, so the sooner you start, the better. Ideally, begin preparing your home as soon as you receive orders. This gives you enough time to:

✅ Find a trusted real estate agent (preferably one experienced with military relocations).
✅ Declutter and deep clean to make your home move-in ready.
✅ Schedule necessary repairs and improvements to boost your home’s appeal.
✅ Review local market trends to price your home competitively.

3. Choose the Right Real Estate Agent

Working with a military-friendly real estate agent who understands PCS moves is essential. Your agent should:

✔️ Have experience with military relocations
✔️ Offer a strategic pricing plan for a quick sale
✔️ Provide marketing expertise to attract buyers fast
✔️ Be knowledgeable about VA loans (since many military buyers use them)

A great agent will help you sell quickly and at the best price, ensuring a stress-free transition to your next duty station.

4. Price Your Home Competitively

Pricing your home correctly is key to selling fast. Overpricing can lead to longer time on the market, while underpricing could leave money on the table.

Your agent will conduct a Comparative Market Analysis (CMA) to determine the best listing price based on:

📊 Recent sales of similar homes in your area
📈 Current market trends (buyer demand, inventory levels)
🏡 Your home’s condition and upgrades

5. Prepare Your Home for a Fast Sale

To attract buyers quickly, your home needs to stand out. Follow these tips:

🧹 Declutter & Depersonalize – Remove personal items to help buyers envision themselves living there.
🎨 Fresh Paint & Minor Repairs – A fresh coat of neutral paint and fixing small issues can make a big difference.
🌿 Boost Curb Appeal – First impressions matter! Trim the lawn, add fresh mulch, and clean the entryway.
🛋️ Stage the Home – Arrange furniture to highlight space and flow. A well-staged home sells faster and for more money.
📸 Professional Photos – High-quality listing photos attract more buyers online, where most home searches begin.

6. Be Flexible with Showings

Since many military families move on tight timelines, being flexible with showings and open houses can speed up the sale.

✔️ Keep your home clean and show-ready at all times.
✔️ Consider virtual tours for out-of-town buyers.
✔️ Accommodate last-minute showings to maximize interest.

The more buyers who see your home, the faster you’ll receive offers!

7. Understand the VA Loan Buyer Process

Many potential buyers may be using a VA loan, which has specific appraisal and inspection requirements. To avoid delays:

✔️ Ensure your home meets VA minimum property standards (no major safety issues).
✔️ Make repairs before listing to prevent appraisal setbacks.
✔️ Work with a VA-savvy agent who understands these requirements.

Being proactive about VA loan guidelines can help ensure a smooth transaction.

8. Consider a Military Buyer Program

Many military relocation programs help match buyers and sellers within the military community. Some great resources include:

🏡 Military by Owner – A website specifically for military home sales.
📌 PCSgrades – Provides reviews and recommendations for military-friendly realtors.
💻 Facebook Groups – Many military bases have local housing groups where you can list your home.

These platforms can help you sell faster by connecting with fellow military families.

9. Plan for Closing and Your Move

Since PCS moves have strict deadlines, plan for a fast and efficient closing process:

📑 Negotiate a Closing Timeline – If you need to move before closing, your agent can help coordinate remote closing options.
📦 Prepare for Temporary Housing – If your home sells before your PCS date, you may need short-term housing.
🚚 Schedule Movers Early – Military moving companies book fast, so arrange your move ASAP.

Some buyers may request a rent-back agreement, allowing you to stay in the home for a short period after closing if needed.

10. What If Your Home Doesn’t Sell Before PCS?

If your home doesn’t sell before you leave, you still have options:

🏡 Rent It Out – Consider turning it into a rental property for passive income.
💰 Hire a Property Manager – If renting, a property manager can handle tenants and maintenance.
✈️ Sell Remotely – If your home sells after you PCS, your real estate agent can manage the process on your behalf.

Pro Tip: If you need to sell quickly, pricing your home aggressively and offering buyer incentives (like closing cost assistance) can help speed up the sale.

Final Thoughts: Make Your PCS Move Stress-Free

Selling a home before a PCS move can be challenging, but with the right strategy and support, it can be a smooth and successful process.

As a military-friendly real estate agent, I specialize in helping service members and their families sell their homes quickly so they can focus on their next duty station.

📞 Realtor: Daniel Salazar
🏡 Company: REAL Broker LLC
📱 Phone: 210-701-3880
📧 Email: dansalre11@gmail.com

Let’s make your PCS transition as seamless as possible!