Selling your home amidst the unique challenges of a military lifestyle, particularly during a Permanent Change of Station (PCS) move, can seem overwhelming. Yet, with the correct approach and advice, you can simplify this task and enhance your home’s marketability.
PCS ORDERS
The PCS schedule and its accompanying requirements can differ greatly based on the military branch, your next location, and specific personal factors. Service members generally receive their PCS orders two to four months prior to the relocation date, although exceptions may shorten this timeframe. When the orders come through, it’s crucial for military families to begin their preparations without delay due to the multi-step nature of the process.
• Orders Review: Understand the specifics of your orders, including the reporting date and any allowances or special instructions related to the move.
• Move Planning: Decide whether to conduct a Personally Procured Move (PPM) or use the government-arranged moving services. Begin inventorying personal belongings and consider what will move with you.
• Housing and Relocation Briefings: Attend mandatory briefings or online orientations that cover moving allowances, travel regulations, housing options, and other essential information.
PCS TIMELINE CONSIDERATIONS
Military orders, while providing some lead time, often complicate the home selling process due to their relatively short notice and rigid timelines. This unpredictability means that military families need to be prepared to sell their homes quickly.
• Accelerated Sale: Military families may need to sell their homes faster than the average homeowner, making quick repairs, staging, and listing imperative.
• Seasonal Considerations: Depending on the timing of orders, you may find yourself selling in a less favorable market season, which can affect sale price and time on the market.
• Pricing Strategy: The need for a quick sale often requires a more aggressive pricing strategy, balancing the need to sell with the desire to maximize return.
PCS HOME SELLING CONSIDERATIONS
• Flexibility in Showings: Being prepared to show your home at any time is crucial, especially if you’re already relocated and the house is vacant.
• Legal and Financial Planning: Understanding the implications of a sale from a distance, including power of attorney and remote closing procedures.
• Market Research: A thorough understanding of the local real estate market to price the home competitively and sell quickly.
• Military Clauses: Including clauses in the sale contract that allow for flexibility in case of delays or cancellations of PCS orders.
PCS MOVE CHECKLIST
A well-prepared checklist can ensure a smooth PCS move. Here’s a condensed version tailored for the home selling process.
1. Immediately After Receiving Orders:
• Review and understand PCS orders.
• Conduct market research and decide whether to sell, rent out, or keep the property.
• Contact a military-friendly real estate agent.
2. Two to Three Months Before the Move:
• Begin preparing your home for sale (repairs, staging, decluttering).
• List the property for sale.
• Start the process of house hunting at your new location.
3. One to Two Months Before the Move:
• Ramp up marketing efforts for your home.
• Begin sorting and packing non-essential items.
• Notify utility companies and other services of your move date.
4. Weeks Leading up to the Move:
• Coordinate with movers, whether government-arranged or personally procured.
• Secure temporary housing if necessary.
• Arrange for the transfer of school records, medical records, and other important documents.
5. Upon Sale of the Home:
• Work with your real estate agent and lawyer to complete the closing process remotely if necessary.
• Ensure all financial obligations related to the sale are met.
• Confirm the cancellation or transfer of homeowners’ insurance and other utilities.
6. Arrival at New Location:
• Conduct a thorough walkthrough of the new residence.
• Update your address officially with the military and other important institutions.
• Begin the process of settling in and exploring your new community.
Conclusion: A PCS move requires careful planning, especially when selling a home is involved. By understanding the PCS timeline, how military orders impact your selling timeline, and the key considerations for a PCS move, military families can navigate these transitions more smoothly. Using a checklist ensures that no detail is overlooked, making the move as stress-free as possible.
