Got PCS Orders?
Sell or Rent Your Home Before You PCS? Let's Run the Real Numbers.
Orders bring a lot of decisions at once. The house shouldn't be a guess. Here's how to decide whether to sell or rent, and how to sell smoothly even after you've moved.
Serving Fort Walton BeachShow all cities I serve
- Shalimar
- Mary Esther
- Destin
- Niceville
- Navarre
- Crestview
- DeFuniak Springs
Should I sell or rent my house when I PCS?
It comes down to three things: what you'd walk away with if you sell, what the home would really earn as a rental after every cost, and whether you'd buy this house today as an investment. If the rental math is thin or the home needs big repairs soon, selling is usually the safer move.
If you have a VA loan, keeping the home can also tie up part of your VA entitlement, which may affect your no-down-payment buying power at your next base. It's worth asking your lender before you decide.
The Honest Comparison
Selling vs. Renting After PCS Orders
Selling May Fit If
- The roof, HVAC, or water heater is getting older.
- Insurance costs keep climbing.
- You want your equity for the next home.
- Your next home will be in Florida, and you want your homestead tax savings to come with you.
- You don't want to be a long-distance landlord.
- You probably won't be stationed here again.
Renting May Fit If
- The rent clearly covers every cost, with room to spare.
- The home is in good shape and built to handle tenants.
- You have savings for repairs and empty months.
- You'd buy this home as an investment today.
- You plan to come back to the area.
Try the Numbers
Will Your Home Cash Flow as a Rental?
Most homeowners expect to "break even." Plug in your numbers and see what's really left each month.
Estimated Monthly Cash Flow
- Rent$0
- Mortgage + HOA$0
- Management, repairs & vacancy$0
This is a simple estimate, not financial advice. It doesn't include leasing fees, big repairs, taxes on rental income, or rent changes. A free home value shows the other side: what you'd walk away with if you sell.
Before You Become a Landlord
Three Questions to Ask Yourself
Tap a card to see more.
Leaving a home your family loves, and the schools and friends that come with it, is one of the hardest parts of a PCS move. Here are the emotional mistakes sellers make before they list, and what I do instead.
Your Location Advantage
Military Buyers Are Always Moving In
With several bases close by, homes near Eglin, Hurlburt Field, and Duke Field stay in demand from both buyers and renters. I work with military and VA buyers moving in all year, so your home gets in front of the people most likely to want it.
Fort Walton Beach & Shalimar
Close to Eglin AFB and Hurlburt Field, with steady demand from both.
Niceville
A long-time favorite for families stationed at Eglin AFB.
Navarre & Mary Esther
Popular with Hurlburt Field families who want an easy commute.
Crestview
Strong demand from Duke Field and 7th Special Forces Group families.
Already Packing?
How I Sell Your Home After You've Moved
Plan While You're Still Here
- A walkthrough to decide what's worth fixing, and what isn't.
- A pricing plan built around your report date.
- Photos can happen before or after the movers, whichever shows best.
I'm Your Hands Here
- I keep a key, let vendors in, and check on the house.
- Cleaning, yard care, and small repairs through people I trust.
- Regular updates and photos, so you're never guessing.
Sign From Anywhere
- Most paperwork is signed electronically.
- The title company can arrange a mail-away or remote closing.
- Your proceeds are sent to you by wire.
From a Seller
Ready for Market, Without the Stress
“…None of them has done as much as Nicole to deliver on getting the house ready for the market and sold. My home sold in less than 30 days…”
Mark J.Seller · Fort Walton Beach, FL
Good Questions
PCS Home Selling FAQ
Should I sell or rent my house when I get PCS orders?
It depends on your equity, the real rental cash flow after every cost, and whether you plan to come back.
If the home needs major repairs soon, insurance keeps rising, or the rent barely covers the mortgage, selling is often the lower-risk choice. If the rent clearly covers everything and you'd buy the home as an investment today, renting can work. I'll help you compare both with real numbers.
Can I sell my house after I've already moved for PCS?
Yes. Many military families sell after they've reported to their new duty station.
I can hold a key, coordinate cleaning, yard care, and repairs, and send you regular updates. Most paperwork is signed electronically, and the title company can arrange a mail-away or remote closing.
Already renting it out? How selling a home with a tenant in place works →
How early should I list my house before a PCS move?
As soon as you have orders, start planning, even if you don't list right away.
A quick walkthrough and home value help you decide what to fix and when to list. Listing while the home is still furnished and lived-in can help it show well, but selling vacant after you move works too. We'll build the timeline around your report date.
If I keep my house, can I still use a VA loan at my next duty station?
Often yes, but keeping a home with a VA loan can tie up part of your VA entitlement.
That may limit how much you can borrow with no down payment on your next home, depending on the loan amount and county limits. Talk with a VA lender before deciding, since this can change whether selling or renting makes more sense.
Is my VA loan assumable, and does that help me sell?
Yes, VA loans are generally assumable, which can attract buyers if your interest rate is lower than today's rates.
A buyer assumes your loan with the lender's approval. Keep in mind your entitlement may stay tied to the loan unless the buyer is an eligible veteran who substitutes their own entitlement. Your lender can explain the details. How selling with an assumable VA loan works →
Will I owe capital gains tax if I rent my home before selling?
Maybe not. Military members on qualified official extended duty may be able to extend the usual "lived there 2 of the last 5 years" rule.
The IRS lets eligible service members suspend that 5-year window for up to 10 years, which can help if you rent the home after a PCS and sell later. Every situation is different, so please confirm with a tax professional.
Selling before you've lived there 2 years? See selling a house you just bought for the partial exclusion PCS moves can qualify for.
How much does a property manager cost?
Monthly management often runs about 8% to 12% of the rent, plus a leasing fee when a new tenant moves in.
Fees and services vary, so compare a few companies. Add those costs, plus repair and vacancy reserves, to the calculator on this page to see your real monthly number.
Every Situation Is Different
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Next Steps
What Is Your Home Worth?
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