The question almost every military homeowner asks
When orders come, the first question is usually whether to sell or keep the house as a rental. Hampton Roads has a large, steady rental market thanks to its bases, so renting is a real option here. But it isn't right for everyone, and the answer should come from numbers, not hope.
I cover the basics on my PCS and military move page. One important note: PCS timelines, entitlements and rules can change, and every set of orders is a little different. Treat this as general guidance, and confirm the specifics with your orders, your command, your legal assistance office and your installation's transportation and housing offices.
Run the monthly numbers honestly
Start with what the home would realistically rent for. Then subtract your mortgage payment, taxes, insurance, HOA dues, a property manager's fee (often around 8 to 10 percent of rent), a maintenance reserve and a vacancy allowance. If the result is negative, you're paying every month to own a rental from far away.
I'll pull comparable rents for your home, and you can use my Hampton Roads mortgage calculator to check your payment. Many families are surprised how thin the margin is once every cost is counted.
Then look at equity and what selling nets you
Compare that monthly picture with what you'd walk away with if you sold today, after paying off your loan and closing costs. That cash could be a down payment at your next duty station or a cushion for the move.
If you bought recently and have little equity, selling might net very little, which can make renting look better. If you've owned for years and prices have risen, selling may free up meaningful money.
Your VA entitlement and the tax picture
If you keep a home with a VA loan, part of your entitlement stays tied to it. You may still have enough remaining to buy at your next base, but it can limit how much you can borrow without a down payment. Talk to your lender before deciding. My my guide to VA loans in Hampton Roads explains the basics.
Taxes matter too. Sellers who lived in the home often qualify to exclude a large share of their gain, and service members on qualified official extended duty may get extra time to use that exclusion after moving out. Rules are specific, so confirm with a tax professional.
Will you come back to Hampton Roads?
If there's a good chance you'll return, keeping the home can make sense, especially on shorter tours like school in Newport or instructor duty in Pensacola. If you don't expect to return, managing a rental from across the country can wear on you.
Landlording from afar also means being ready for repairs, tenant turnover and the occasional late payment. A good property manager helps, but it still costs money and attention.
If you decide to sell later, or sell now
Many families rent for a few years and then sell. If you're already renting your home and ready to sell, see my page on selling a home you've been renting out. Some sellers also sell directly to an investor who will keep it as a rental; learn more on my investment buyers page.
If the house needs work you can't take on before you leave, read selling a military home as-is before you PCS, and for the full sale plan see my PCS selling timeline checklist.
How I help you decide
I'll give you real rent comps, an honest sale price and a side-by-side of your monthly cash flow versus your net proceeds. Whatever you choose, I'll connect you with a trusted agent at your next duty station.
Reach out to me when you get orders and we'll run your numbers together. You can read more on my PCS and military move page.
