Military PCS sales follow specific timelines and may qualify for special provisions. Your BAH continues during the sale. Consider: selling before you leave (agent handles remotely), renting it out (use a property manager), or the PCS entitlement selling provision. VA loans may have special assumption rules. Start the process 3-4 months before your move date.
PCS Timeline: Start Early
Start the selling process immediately upon receiving PCS orders. Ideally, list your home 3-4 months before your move date. This gives you time to prepare the home, price it correctly, and find a buyer. If you wait until close to your move date, you may feel pressure to accept a lower offer or consider renting the property.
Remote Selling: Agent Handles While You Are Stationed Elsewhere
Many military sellers sell remotely after PCSing to their next duty station. A good agent can handle showings, inspections, negotiations, and closing coordination while you are out of state. Virtual showings, digital document signing, and remote closing options make this easier than ever. Choose an agent experienced in remote military transactions.
Renting During Sale
If selling timing does not align with your PCS, consider renting the property. A property manager can handle tenant placement and management while you are stationed elsewhere. You can sell later when the market is more favorable or when you have more time. Your BAH can help cover the mortgage while the property is rented.
VA Loan Assumption Considerations
If you have a VA loan, your buyer may be able to assume the loan at your current interest rate. This can be a powerful selling advantage, especially when current rates are higher than your VA rate. VA loan assumptions can attract more buyers and potentially get you a higher sale price. However, you may need a VA entitlement restoration after the assumption.
BAH During Sale
Your Basic Allowance for Housing (BAH) continues while you own the home, even after you PCS. This helps cover the mortgage payment while the home is listed or rented. The BAH entitlement typically continues for the duration of your lease on a rental property at your new duty station or while you own the home.
How to Choose Between Selling and Renting
The decision to sell or rent depends on several factors: the local market conditions, your need for equity for your next home, your tolerance for being a long-distance landlord, and your long-term plans. Selling provides liquidity and a clean break. Renting provides ongoing income and potential appreciation but requires management and carries landlord responsibilities.
