Start with your report date and work backward
Every PCS sale I plan starts with one date: your report-no-later-than date. From there I count backward to set when the home is prepped, listed, under contract and closed. Getting this order right is what turns a stressful move into a manageable one.
This checklist is the plan I walk families through 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.
As soon as orders arrive (about 90 to 120 days out)
Call me and your lender. I'll give you a pricing range and estimated net proceeds, and your lender can send a VA loan payoff statement. If you're unsure whether to sell at all, read whether to sell or rent when you PCS before anything else.
Book your pack-out window with the transportation office early, since summer PCS season fills fast. Your pack-out date shapes whether we list furnished or empty.
Prep the house (about 60 to 90 days out)
Walk the house with me and choose repairs that actually matter to buyers and inspectors. Paint, clean, declutter and handle small fixes. If repairs aren't realistic, selling a military home as-is before you PCS explains that route.
Gather documents: HOA information, warranties, recent utility bills, and records for the roof, HVAC and water heater. Buyers ask for these, and having them ready speeds things up.
List and show (about 45 to 75 days out)
Professional photos go up, the listing goes live, and I handle every showing. In most Hampton Roads neighborhoods a well-priced home can go under contract within a few weeks. I send you feedback after each showing so you always know where things stand.
Under contract to closing (about 30 to 45 days)
Once we accept an offer, the buyer's inspection, appraisal and loan approval usually take 30 to 45 days. I negotiate repair requests, meet the appraiser and keep the title company on schedule.
Decide now how you'll sign. If you'll already be gone, many closings can be done by mobile notary or online. If you'll be deployed or unreachable, set up a power of attorney early. I explain how in selling with a power of attorney while deployed or already gone.
After you leave
If the house hasn't closed by pack-out, that's normal. I keep showing it, handle vendors and send you updates. Keep utilities on and the lawn maintained until closing, and I can arrange both.
Your VA loan is paid off at closing from the proceeds, and your entitlement can usually be restored for your next purchase. Read my guide to VA loans in Hampton Roads, and use my Hampton Roads mortgage calculator to plan your next payment.
How I help you stay on schedule
I build this timeline around your actual dates, plan for orders that slip, and connect you with a trusted agent at your next duty station. You don't have to track every step alone.
When your orders arrive, reach out to me and we'll map out your dates together. You can read more on my PCS and military move page.
