PCS orders have a way of arriving at the worst possible time. If you’re stationed at Joint Base Lewis-McChord or anywhere in the South Sound and need to sell, here’s how to make the move without the house becoming the biggest headache.
As a U.S. Coast Guard veteran, I’ve lived the move-on-short-notice life. Here’s what I’ve learned.
Start with your report date and work backward
Your report date is the one deadline that won’t move, so build the plan around it. A typical sale in our area takes a few weeks to prepare, some time on the market, and around 30 to 45 days to close once you accept an offer. Mapping this out early tells you whether to list before you leave or after.
Sell, rent, or keep?
Many military families wonder whether to sell or keep the home as a rental. Things to weigh:
- Will the rent cover the mortgage, taxes, insurance, and maintenance?
- Do you want to be a long-distance landlord, or pay a property manager?
- Do you want to free up your VA entitlement for your next home?
- Is there enough equity to sell comfortably now?
I’ll run both scenarios with you so you can compare them side by side.
Yes, you can sell after you’ve already moved
If you’ve already left, you can still sell. With the right setup, including electronic signatures, a lockbox, video walkthroughs, and a local team handling showings, repairs, and closing, you don’t need to fly back. Many of my clients sign everything from their next duty station.
Getting the home ready from a distance
- Schedule pre-listing cleaning and minor repairs before the movers come, if you can.
- Get professional photos while the home is clean and staged.
- If the home will be vacant, plan for lawn care, utilities, and winterizing.
What if you owe more than it’s worth?
Bought recently, or the market shifted? PCS orders are a recognized hardship with many lenders, and a short sale may be an option if you can’t sell for what you owe. Service members may also have additional protections under federal law. Here’s how short sales work.
Buying at your next duty station?
If you’re using your VA loan benefit for the next home, plan the timing of both moves together. I’m happy to connect you with resources at your next location.
Let’s build your PCS plan
Tell me your report date and I’ll put together a simple timeline and a net sheet for your home. Book a free strategy session or call 253-247-2245. Thank you for your service.