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PCS moves present unique challenges when you need to buy and sell homes simultaneously. Military families face compressed timelines, distant locations, and the pressure of coordinating two major transactions. This guide provides a systematic approach to manage both processes without financial stress or timing disasters.
Step 1: Assess Your Timeline and Market Conditions
Your PCS timeline determines everything. Start this process 6-9 months before your report date when possible. Evaluate market conditions at both your current duty station and destination.
Current Location Market Analysis
Check recent sales data in your neighborhood. Determine average days on market for homes similar to yours. Identify whether you’re in a buyer’s or seller’s market. In seller’s markets, homes move quickly but you’ll pay premium prices at your destination. Buyer’s markets give you more negotiation power when purchasing but may require longer selling timelines.
Destination Market Research
Research home prices, inventory levels, and market trends around your new base. Connect with local real estate agents who understand military relocations. Areas near Eglin AFB and Hurlburt Field often see seasonal fluctuations that affect pricing and availability.
Financial Position Assessment
Calculate your current home equity. Review your debt-to-income ratio for qualifying for two mortgages if needed. Factor in your Basic Housing Allowance changes between duty stations. Determine how much cash you’ll need for down payments, closing costs, and potential carrying costs for two properties.
Step 2: Choose Your Transaction Strategy
Select the approach that matches your timeline, financial capacity, and risk tolerance. Each strategy has distinct advantages and requirements.
Strategy 1: Sell First, Then Buy
List your current home immediately. This approach eliminates carrying two mortgages but requires temporary housing solutions. Negotiate lease-back agreements with buyers to remain in your home for 30-60 days after closing. Use proceeds from your sale for a stronger purchase offer at your destination.
Strategy 2: Buy First, Then Sell
Secure financing for your new home while keeping your current property. You’ll need to qualify for both mortgage payments simultaneously. This strategy works best when you have substantial savings and stable income. The risk involves carrying two properties until your first home sells.
Strategy 3: Coordinated Closing
Time both transactions to close within days of each other. This requires careful coordination between agents, lenders, and closing attorneys. You’ll need backup plans if either transaction delays. Consider using a bridge loan to cover short-term financing gaps.
Strategy 4: Contingency Offers
Make purchase offers contingent on selling your current home. While this weakens your offer competitiveness, it provides financial protection. Include realistic timelines that account for your selling process. This approach works better in buyer’s markets where sellers accept contingent offers.
Step 3: Prepare Your Current Home for Quick Sale
Military timelines demand efficient home preparation and marketing strategies.
Pre-Market Preparation
Declutter extensively since you’re moving anyway. Complete necessary repairs that affect value or buyer perception. Consider professional staging to help your home show better than competing properties. Price competitively based on recent comparable sales, not your desired profit.
Marketing Strategy
Use professional photography that highlights your home’s best features. List on multiple platforms including MLS, military housing networks, and social media. Schedule flexible showing times to accommodate working military families. Consider virtual tours for out-of-area buyers.
Negotiation Preparation
Understand your bottom line price and terms. Prepare for multiple scenarios including quick sales, extended marketing periods, or rental arrangements. Review common contingencies buyers request and determine your acceptance criteria.
Step 4: Secure Financing and Find Your New Home
Simultaneous transactions require strong financing preparation and efficient home shopping processes.
Financing Preparation
Obtain mortgage pre-approval for your new home purchase before listing your current property. If buying first, verify you qualify for both payments simultaneously. Consider VA loan benefits if eligible – these often provide advantages for military families. Maintain strong credit profiles throughout both processes since lenders monitor credit until closing.
Remote Home Shopping
Schedule concentrated house-hunting trips rather than extended searches. Use virtual tours, video calls with agents, and detailed photos for initial screening. Focus on neighborhoods near your new base with good schools and community amenities. Consider resale value since military families typically move again within 3-5 years.
Offer Strategy
Submit competitive offers when you find suitable properties. Avoid unnecessary contingencies that weaken your position. Include PCS contingency clauses that protect you if orders change. Work with buyer’s agents who understand military timelines and requirements.
Due Diligence Process
Schedule inspections promptly to meet contract timelines. Address significant issues quickly through negotiation or repair requests. Coordinate final walkthroughs around your travel schedule. Prepare for remote closing if your move timing requires it.
Step 5: Coordinate Military Resources and Bridge the Gap
Leverage military programs and plan for transition periods between properties.
Military Support Resources
Contact your installation’s relocation assistance program for guidance on entitlements and allowances. Use the Defense Travel Management Office tools for budgeting your PCS expenses. Access temporary housing options including government lodging or extended stay facilities. Coordinate with household goods shipment schedules to align with your housing timeline.
Bridge Planning
Prepare for potential gaps between selling and buying. Research temporary housing options at your destination including extended stay hotels, short-term rentals, or base lodging. Arrange for essential items to remain accessible during transition periods. Consider storage solutions for household goods if needed.
Financial Bridge Solutions
Explore bridge loans for short-term financing needs between transactions. Review military allowances for temporary housing costs. Plan for additional expenses including storage fees, extended travel costs, and duplicate utility deposits.
Communication Coordination
Maintain regular contact with agents at both locations. Establish clear communication protocols for decision-making when you’re traveling or unavailable. Designate power of attorney if needed for signing documents remotely. Keep all parties informed of your PCS timeline changes or travel schedules.
Emergency Contingency Planning
Despite careful planning, situations change during PCS moves. Prepare backup strategies for common scenarios.
If your home doesn’t sell by your PCS date, consider renting it temporarily while continuing marketing efforts. If your destination home purchase falls through, activate temporary housing plans and restart your search immediately. If financing delays occur, communicate with all parties and explore alternative lending solutions.
Market conditions can shift during your transaction timeline. Stay informed about changes that might affect pricing or availability. Maintain flexibility in your requirements while protecting your essential needs.
Final Timeline Coordination
Create detailed timelines that account for all moving parts. Schedule key dates including listing your current home, house-hunting trips, inspection periods, and closing dates. Build buffer time for unexpected delays or complications.
Coordinate with your unit’s deployment schedules, training requirements, and PCS processing deadlines. Ensure all real estate activities align with military obligations and travel restrictions.
The key to successful simultaneous buying and selling during PCS moves lies in early planning, clear communication, and flexible execution. Military families who start this process early, choose strategies matching their situation, and leverage available resources navigate these transitions successfully.
Your new duty station awaits with opportunities for new memories and experiences. With proper planning and execution, you’ll transition smoothly from your current home to your new one. Don’t let the sun set on your PCS move – start planning today to ensure your real estate transactions support your military career rather than complicate it.
