🎖️ Military Home Selling Guide

Complete strategies for selling your home during PCS moves, including timing, pricing, remote management, and rent vs. sell decisions.

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📅 PCS Home Selling Timeline

A month-by-month guide to coordinate your home sale with your PCS timeline.

6 Months Before PCS

Start Planning & Preparation

Begin evaluating your options and preparing your home for potential sale.

Key Tasks:

  • Review current home value and market conditions
  • Decide between selling vs. renting out the property
  • Start decluttering and organizing belongings
  • Research military real estate agents in your area
  • Begin HHG (Household Goods) planning

Military Tip:

Starting early gives you more options and reduces stress during your PCS timeline.

4-5 Months Before PCS

Market Analysis & Agent Selection

Get a professional market analysis and choose your real estate agent.

Key Tasks:

  • Interview MRP-certified military real estate agents
  • Get Comparative Market Analysis (CMA) from multiple agents
  • Assess needed repairs or improvements for maximum return
  • Start minor repairs and staging preparations
  • Review VA loan assumption options for marketing

Military Tip:

Choose an agent experienced with military sales and remote closings.

3 Months Before PCS

List Preparation & Marketing

Complete home improvements and prepare for listing.

Key Tasks:

  • Complete necessary repairs and improvements
  • Professional staging and photography
  • List your home on the market
  • Begin showing schedule coordination
  • Market VA loan assumption benefit to potential buyers

Military Tip:

Professional photos are crucial, especially for remote military buyers.

2 Months Before PCS

Active Selling & Negotiation

Manage showings, negotiate offers, and handle contracts.

Key Tasks:

  • Manage showings and open houses
  • Review and negotiate offers
  • Accept offer and go under contract
  • Coordinate inspections and appraisals
  • Begin HHG shipment scheduling coordination

Military Tip:

Be flexible with showing times to accommodate other military families' schedules.

1 Month Before PCS

Closing Preparation

Handle final sale details and prepare for your move.

Key Tasks:

  • Finalize all inspection negotiations
  • Prepare for closing (potentially remote)
  • Coordinate final HHG shipment
  • Arrange power of attorney if needed for closing
  • Plan transition to temporary lodging if needed

Military Tip:

Many military sales close remotely using electronic signatures and POA.

PCS Week

Final Closing & Move

Complete the sale and execute your PCS move.

Key Tasks:

  • Final walk-through (in person or virtual)
  • Sign closing documents
  • Complete HHG shipment
  • Transfer utilities and services
  • Hand over keys and complete sale

Military Tip:

Have backup plans for delays in closing or shipping schedules.

🏠 Rent vs. Sell Decision Matrix

Weigh the pros and cons of selling versus renting out your property during PCS.

Financial Considerations

💰 SELLING

✅ Pros:
  • Access equity for new home purchase
  • No landlord responsibilities or expenses
  • Avoid potential rental income tax implications
  • No risk of property damage from tenants
❌ Cons:
  • May lose money if selling in down market
  • Miss potential appreciation in strong markets
  • Transaction costs (6-10% of home value)
  • May need to bring money to closing

🏘️ RENTING

✅ Pros:
  • Generate passive rental income
  • Potential property appreciation over time
  • Tax benefits including depreciation
  • Keep property in strong military market
❌ Cons:
  • Property management costs and responsibilities
  • Risk of vacancy periods and bad tenants
  • Maintenance and repair expenses
  • Rental income may not cover all expenses

💵 Military Home Pricing Strategies

Choose the right pricing strategy based on your timeline and market conditions.

Competitive Pricing

Price at or slightly below market value for quick sale

When to Use:

When you have firm PCS orders and tight timeline

Pros:
  • +Quick sale potential
  • +Multiple offers likely
  • +Less carrying costs
Cons:
  • -May leave money on table
  • -Could signal problems to buyers

Market Value Pricing

Price at current market value based on recent comparables

When to Use:

When you have flexibility in your timeline

Pros:
  • +Maximize sale price
  • +Normal market timeline
  • +Good negotiation position
Cons:
  • -May take longer to sell
  • -Risk if market conditions change

Premium Pricing

Price above market value to test buyer demand

When to Use:

In seller's markets with low inventory

Pros:
  • +Maximum potential profit
  • +Room to negotiate down
  • +Test market demand
Cons:
  • -May sit on market too long
  • -Could miss your PCS timeline
  • -May need price reductions

🎭 Staging Your Military Home

Special staging considerations for military families and military buyer appeal.

Living Spaces

  • Remove family photos and personal items
  • Declutter and organize all spaces
  • Use neutral colors and décor
  • Ensure adequate lighting in all rooms
  • Create wide, open pathways for virtual tours

Military-Specific Staging

  • Highlight proximity to military bases
  • Show flexible spaces for military lifestyle
  • Emphasize storage for military gear
  • Display home office/study spaces
  • Show security features important to military families

Curb Appeal

  • Maintain lawn and landscaping
  • Paint front door and touch up exterior
  • Clean windows and pressure wash exterior
  • Add welcoming touches like potted plants
  • Ensure house numbers are clearly visible

Photography Preparation

  • Schedule during optimal lighting hours
  • Remove all clutter and personal items
  • Make all beds and fluff pillows
  • Turn on all lights for photos
  • Prepare both interior and exterior shots

🌐 Remote Selling for Deployed Military

How to successfully sell your home while deployed or stationed elsewhere.

Virtual Showings

  • Professional video walkthroughs
  • Live virtual showing appointments
  • 3D virtual tour technology
  • High-quality photo galleries
  • Neighborhood and base proximity videos

Remote Negotiations

  • Electronic offer review and countering
  • Video calls for complex negotiations
  • Digital document signing
  • Remote inspection coordination
  • Virtual final walkthrough options

Closing Procedures

  • Power of attorney arrangements
  • Electronic signature platforms
  • Remote notarization services
  • Wire transfer coordination
  • Mail-away closing packages

💼 Tax Implications for Military Moves

Understanding tax benefits and implications specific to military home sales and moves.

Military Moving Expense Deductions

Understanding what moving expenses are deductible for military families

  • PCS moves are generally tax-deductible for active duty
  • Keep all receipts for moving-related expenses
  • Temporary lodging expenses may be deductible
  • Consult tax professional for latest military tax benefits

Capital Gains Considerations

How military moves affect capital gains taxes on home sales

  • Primary residence exemption may apply ($250K single, $500K married)
  • Must have lived in home 2 of last 5 years
  • Military members get extensions for deployment periods
  • Consult tax advisor for complex situations

Rental Income Tax Planning

Tax implications if choosing to rent instead of sell

  • Rental income is taxable but expenses are deductible
  • Depreciation benefits for rental properties
  • Different rules for military members on extended tours
  • Consider state tax implications for rental income

Important Tax Disclaimer

Tax laws change frequently and vary by state. Military families should consult with a qualified tax professional or military-knowledgeable CPA for advice specific to their situation.

🎖️ Need Help Selling Your Military Home?

Get expert guidance from an MRP-certified military real estate specialist who understands PCS timelines, remote selling, and military family needs.

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