PCS Orders: Selling Your Home on a Timeline

When PCS orders arrive, you often have a defined timeline to relocate. Selling your home under these circumstances requires a focused approach and understanding of your options.

Know Your Timeline

First, understand what you're working with:

• Report date: When must you be at your new duty station?
• DITY/PPM move date: When are you planning to move household goods?
• Permissive TDY: Do you have time authorized for house hunting and selling?
• Flexibility: Can your report date be adjusted if needed?

Work backward from your report date to determine how much time you realistically have.

Your Options

Option 1: Sell Before You Leave

Ideal if timeline allows:

• Clean break, no ongoing obligations
• Use sale proceeds for your move and new housing
• Requires enough time for listing, sale, and closing

Timeline needed: Typically 60-90 days minimum, though faster sales do happen.

Option 2: List and Manage Remotely

If you need to leave before the home sells:

• List the property before departing
• Continue working with your agent remotely
• Handle showings while vacant or use a lockbox
• Close remotely via electronic/mobile notary

Considerations:

• You'll need someone to check on the property
• May need to price more aggressively for faster sale
• Remote closings require more coordination

Option 3: Rent It Out

Keep the property as a rental:

• Builds equity and potential long-term wealth
• Rental income may cover or exceed mortgage
• VA loan can potentially be used again after 12 months of payments
• Tax benefits of rental property ownership

Considerations:

• Requires property management (especially from afar)
• Landlord responsibilities
• Market rent vs. mortgage payment math
• Maintenance reserves needed

Option 4: VA Loan Assumption

Unique to VA loans—your buyer can potentially assume your existing VA loan:

• Buyer takes over your loan terms
• Could be attractive if you have a lower rate than current market
• Must qualify the buyer and restore your VA entitlement
• Process takes longer than typical sale

Pricing for Timeline

When time is limited, pricing strategy matters more:

Aggressive pricing:

• Price at or slightly below market value
• Generates immediate interest
• More showings, potentially multiple offers
• Best strategy when time is short

Standard pricing:

• Price at market value
• May take longer
• Works if you have adequate time

The cost of holding a property while stationed elsewhere (mortgage, utilities, maintenance, property management) often exceeds a slightly lower sale price.

Making Your Home Show-Ready

With limited time:

• Focus on cleaning and decluttering
• Handle obvious repairs
• Make the home "neutral" and appealing in photos
• Consider professional photos—they make a difference online

Resources Available

Military Relocation Assistance

• MRP-certified agents: Agents with Military Relocation Professional certification understand PCS timelines
• Base housing office: May have resources or referrals
• Legal assistance: JAG can review contracts

Financial Considerations

• Moving allowances: Understand your PCS allowances
• DITY move savings: Could offset selling costs
• Tax implications: Moving expenses, sale timing

Remote Closing

If you've already PCS'd when closing happens:

• Power of Attorney for your spouse to sign
• Remote Online Notarization (RON) where available
• Mobile notary services
• Wire transfer of proceeds

Make sure your agent and title company know your situation upfront so they can plan accordingly.

When Time Runs Out

If your home doesn't sell before you leave:

• Continue marketing remotely
• Consider a price reduction
• Evaluate renting as a backup plan
• Understand the financial implications of carrying two housing costs

---

PCS orders coming? Contact Greg Franklin or call (559) 816-7780—as a Navy veteran, I understand military moves.