Moving for the Military? Your Family’s Guide to Selling Your House

Attention military families: are you facing the daunting task of selling your home due to relocation? You're not alone. According to the Department of Defense, approximately 600,000 military personnel and their families relocate yearly.

Selling your home while navigating the challenges of a military move can be overwhelming, but with the right strategies and resources, you can make the process smoother and less stressful.

In this comprehensive guide, we'll walk you through the essential steps to successfully sell your home, including:

• Understanding your PCS orders and timeline
• Exploring your home selling options
• Preparing your home for a quick and profitable sale
• Marketing your home to military buyers
• Navigating the VA loan process

By the end of this article, you'll be equipped with the knowledge and tools needed to confidently sell your home and embark on your next military adventure.

Understanding Your PCS Orders and Timeline

Once you receive your PCS orders, it's crucial to understand the type of move you'll be making and the timeline for your relocation. Here's a breakdown of the essential information you need to know:

Types of PCS Orders

Order Type	Description
CONUS	Continental United States moves within the 48 contiguous states
OCONUS	Outside the Continental United States move, including Alaska, Hawaii, and international locations
Accompanied	PCS orders that allow you to move with your family members
Unaccompanied	PCS orders where you must move without your family members, common for some overseas locations like Korea and Turkey

PCS Timeline

1. Receipt of Orders: Start planning your move immediately upon receiving your PCS orders. The earlier you begin, the smoother your transition will be.
2. Scheduling Your Move: Contact your local transportation office to schedule your move as soon as possible, especially during peak PCS season (May 15 - September 30). Please provide them with your orders and discuss your moving options (government-arranged, personally procured, or partially personally procured move).
3. Preparing for the Move: Begin decluttering, organizing, and packing your belongings. Create a PCS binder to keep all your important documents in one place. Notify your landlord, utility companies, and other service providers of your upcoming move.
4. Moving Out: Depending on your type of move, either the government-arranged movers will pack and load your belongings, or you will handle the process yourself. Create an inventory list and keep valuable items with you during the move.
5. Traveling to Your New Duty Station: Make travel arrangements for yourself and your family members, including booking flights, arranging temporary lodging, and coordinating pet transportation if necessary.
6. Arriving at Your New Duty Station: Upon arrival, check in with your new command and visit the housing office to discuss your living options. Arrange for the delivery of your household goods and begin settling into your new home.

Remember, each PCS move is unique, and your timeline may vary depending on your specific orders and circumstances. Stay in close communication with your transportation office and chain of command throughout the process to ensure a successful transition.

Exploring Your Home Selling Options

As a military homeowner facing relocation, you have several home-selling options. Each approach has advantages and disadvantages, so it's essential to consider your unique situation and priorities when deciding. Here are the main home-selling options:

Option	Pros	Cons
Hiring a Military-Friendly Real Estate Agent	- Expertise in handling military relocations - Access to a wide network of potential buyers - Handles paperwork, negotiations, and closing	- Typically charges a commission (5-6% of the sale price) - May not prioritize your timeline
Selling to a Cash Buyer for a Quick Sale	- Fast closing process (often within a week) - No need for repairs or staging - Avoids agent commissions	- Lower sale price compared to the open market - Less room for negotiation
For Sale By Owner (FSBO)	- Potential to save on agent commissions - Complete control over the selling process - Flexibility in showing and negotiating	- Requires significant time and effort - Limited exposure to potential buyers - Lack of expertise in pricing, marketing, and legal aspects

Exploring Your Home Selling Options: "When deciding between these options, consult a military relocation professional or a trusted real estate agent. HeroSold connects military homeowners with experienced agents who understand the unique challenges of PCS moves."

1. Timeline: If you need to sell quickly due to your PCS orders, selling to a cash buyer or working with a military-friendly agent may be your best bet.
2. Pricing: While FSBO can save you on commissions, an experienced agent can help you price your home competitively and potentially achieve a higher sale price.
3. Expertise: Real estate agents, particularly those with military relocation experience, can guide you through the complex selling process and handle critical aspects like paperwork and negotiations.
4. Effort: Selling FSBO requires significant time and energy, which may be challenging when juggling a military move and other responsibilities.

Ultimately, the best option for you will depend on your specific circumstances and goals. Consult with a military relocation professional or a trusted real estate agent to discuss your situation and determine the most suitable approach for selling your home.

Preparing Your Home for Sale

To attract buyers and maximize your home's value, it's crucial to properly prepare your property before listing it on the market. Here are the key steps to get your home ready for sale:

1. Decluttering and Depersonalizing
2. • Remove personal items, such as family photos and keepsakes
   • Organize closets, cabinets, and storage areas
   • Donate, sell, or dispose of unnecessary items
2. Deep Cleaning
3. • Clean carpets, floors, and windows
   • Scrub bathrooms and kitchens thoroughly
   • Hire a professional cleaning service for a spotless finish
3. Making Necessary Repairs
4. • Fix any leaks, cracks, or holes in walls and ceilings
   • Repair or replace broken appliances and fixtures
   • Address any electrical or plumbing issues
4. Enhancing Curb Appeal
5. • Mow the lawn and trim hedges
   • Plant colorful flowers or add potted plants
   • Paint or replace the front door and mailbox
   • Pressure wash the exterior and driveway
5. Staging Your Home
6. • Rearrange furniture to create an open, inviting flow
   • Add neutral decor elements, such as throw pillows and artwork
   • Ensure each room has a clear purpose and functionality
   • Consider hiring a professional home stager for expert guidance
6. Professional Photography and Virtual Tours
7. • Hire a professional photographer to capture high-quality images of your home.
   • Ensure the photos highlight your home's best features and selling points
   • Create a virtual tour to allow remote buyers to explore your property

Task	DIY or Hire a Professional?
Decluttering and Depersonalizing	DIY
Deep Cleaning	DIY or Professional
Making Necessary Repairs	DIY or Professional (depending on the complexity)
Enhancing Curb Appeal	DIY
Staging Your Home	DIY or Professional
Professional Photography and Virtual Tours	Professional

By following these steps and presenting your home in its best light, you'll increase its appeal to potential buyers and improve your chances of a quick and successful sale. First impressions matter, so invest the time and effort to make your home stand out in the competitive real estate market.

Pricing Your Home Competitively

Setting the right price for your home is one of the most critical aspects of the selling process. Overpricing can deter potential buyers and lead to a longer time on the market, while underpricing may result in leaving money on the table. To determine a competitive price for your home, consider the following factors:

1. Research Local Market Conditions
2. • Analyze recent sales of comparable homes (comps) in your area
   • Consider the current supply and demand for properties similar to yours
   • Assess the overall economic climate and housing market trends
2. Evaluate Your Home's Unique Features
3. • Identify any upgrades, renovations, or special features that add value
   • Consider the age, condition, and size of your home compared to comps
   • Factor in your home's location, school district, and neighborhood amenities
3. Consult with a Real Estate Professional
4. • Request a comparative market analysis (CMA) from a local agent
   • Discuss pricing strategies based on your specific needs and timeline
   • Consider the agent's expertise and knowledge of the local market
4. Balance Your Need for a Quick Sale with Maximizing Profit
5. • Determine your priority: selling quickly or achieving the highest possible price
   • Be realistic about your expectations and willing to negotiate
   • Consider offering incentives, such as closing cost assistance or a home warranty

Pricing Strategy	Description	When to Use
Market Value	Pricing your home based on current market conditions and comparable sales	When you have a balanced market and are not in a rush to sell
Slightly Below Market Value	Setting your price 1-2% below market value to generate more interest and potentially multiple offers	When you need to sell quickly or are in a buyer's market
Above Market Value	Pricing your home slightly higher than market value with the expectation of negotiating down	When you are in a strong seller's market and have unique or high-demand features

Remember, pricing your home competitively from the start is crucial. Overpriced homes often sit on the market longer, and buyers may perceive them as less desirable. Be open to feedback from your real estate agent and adjust your pricing strategy if necessary based on market response and showing activity.

Marketing Your Home to Military Buyers

Targeting your marketing efforts toward military buyers can be an effective strategy when selling your home due to military relocation. Military buyers often have unique needs and preferences, and highlighting your home's military-friendly features can help attract their interest. Here are some ways to market your home to military buyers:

 

1. Highlight Military-Friendly Features
2. • Emphasize your home's proximity to military bases, hospitals, and other facilities
   • Mention any VA loan eligibility or recent VA loan appraisal
   • Showcase any security features or neighborhood watch programs
   • Highlight family-friendly amenities, such as nearby parks, schools, and recreation centers
2. Utilize Online Listings and Military Housing Websites
3. • List your home on popular real estate websites, such as Zillow, Redfin, and Realtor.com, and military-focused platforms like HeroSold, which cater specifically to military buyers and sellers.
   • Advertise on military-specific housing websites, like AHRN.com and MilitaryByOwner.com.
   • Include high-quality photos and detailed property descriptions
   • Emphasize your home's military-friendly features in the listing description
3. Leverage Social Media and Word-of-Mouth Marketing
4. • Share your home listing on social media platforms, such as Facebook, Instagram, and Twitter
   • Engage with local military community groups and pages
   • Encourage friends, family, and colleagues to share your listing with their networks
   • Consider offering a referral incentive for successful leads
4. Partner with a Military Relocation Professional
5. • Work with a real estate agent who specializes in military relocations
   • Ensure your agent is familiar with the unique needs and challenges of military buyers
   • Leverage your agent's network and expertise to reach a wider pool of potential buyers

Marketing Channel	Key Strategies
Online Listings	- Use high-quality photos and detailed descriptions - Highlight military-friendly features - List on both general and military-specific housing websites
Social Media	- Share your listing on various platforms - Engage with local military community groups - Encourage friends and family to share your listing
Word-of-Mouth	- Inform your military colleagues and friends about your home sale - Offer a referral incentive for successful leads
Military Relocation Professional	- Partner with an agent who specializes in military relocations - Leverage their expertise and network to reach military buyers

By tailoring your marketing efforts to military buyers and highlighting your home's military-friendly features, you can increase your chances of attracting interested buyers and achieving a successful sale. Remember to be proactive, consistent, and open to feedback throughout the marketing process.

Navigating the VA Loan Process

The VA loan program is a valuable benefit for military buyers, providing a path to homeownership with favorable terms and conditions. As a seller, Choose a real estate agent who understands the VA loan process, such as the military relocation experts at HeroSold. They can effectively communicate your home's benefits to VA buyers and ensure a smooth transaction.

Here's what you need to know:

1. Understanding VA Loan Advantages for Buyers
2. • No down payment required
   • Competitive interest rates
   • No private mortgage insurance (PMI) required
   • Flexible credit and income requirements
   • Lifetime benefit (can be used multiple times)
2. Ensuring Your Home Meets VA Minimum Property Requirements (MPRs)
3. • The property must be safe, sound, and sanitary
   • Adequate heating, cooling, and electrical systems
   • No lead-based paint, mold, or other hazards
   • Roof, foundation, and structure in good condition
   • Sufficient space and ventilation for living, sleeping, cooking, and sanitation
3. Preparing for the VA Appraisal Process
4. • The VA appraisal assesses the property's value and ensures it meets MPRs
   • Make any necessary repairs or improvements before the appraisal
   • Provide access to all areas of the property, including the attic and crawl spaces
   • Be prepared to negotiate or make additional repairs if the appraisal identifies issues
4. Working with VA-Savvy Real Estate Professionals
5. • Choose a real estate agent who understands the VA loan process
   • Ensure your agent can effectively communicate the benefits of your home to VA buyers
   • Consider working with a VA-approved appraiser for a smoother appraisal process

VA Loan Process Step	Seller's Role
Buyer Preapproval	- Verify the buyer's VA loan preapproval - Understand the terms and conditions of the VA loan
Purchase Agreement	- Review and negotiate the terms of the purchase agreement - Ensure the agreement includes a VA escape clause
VA Appraisal	- Prepare the home for the VA appraisal - Make any necessary repairs or improvements - Provide access to all areas of the property
Closing	- Review and sign closing documents - Coordinate with the buyer and lender to ensure a smooth closing process

By understanding the VA loan process and working with VA-savvy professionals, you can effectively navigate the sale of your home to military buyers. Remember, while the VA loan process may have some additional requirements compared to conventional loans, it also opens up your home to a wider pool of potential buyers who are motivated and financially prepared to make a purchase.

Handling Long-Distance Home Sales

Selling a home while deployed or stationed elsewhere can present unique challenges, but with the right strategies and support, you can successfully navigate a long-distance sale. Here are some key considerations and tips:

1. Establishing a Power of Attorney (POA)
2. • Choose a trusted family member, friend, or attorney to act on your behalf
   • Determine the scope of the POA (limited or general)
   • Ensure the POA is properly executed and notarized
   • Provide your agent and lender with a copy of the POA
2. Leveraging Technology for Communication and Documentation
3. • Use video conferencing tools, such as Skype or Zoom, for meetings and updates
   • Utilize secure email and electronic signature platforms for document sharing and signing
   • Ensure all parties have access to and are comfortable with the chosen technology tools
3. Working with a Local Real Estate Team
4. • Partner with a local real estate agent who has experience handling long-distance sales
   • Provide your agent with detailed information about your property and any special instructions
   • Maintain regular communication with your agent and request frequent updates
   • Consider hiring a professional property manager to oversee maintenance and repairs
4. Preparing Your Home for Sale Remotely
5. • Arrange for a trusted friend, family member, or professional to handle staging and cleaning
   • Utilize virtual staging services to showcase your home's potential online
   • Hire a professional photographer to capture high-quality images and virtual tours
   • Ensure your home is always ready for showings, even on short notice
5. Handling Offers and Negotiations
6. • Discuss your preferences and expectations with your real estate agent in advance
   • Establish clear communication channels and response times for reviewing offers
   • Use electronic signature tools to execute contracts and amendments efficiently
   • Stay informed about market conditions and be prepared to negotiate remotely

Long-Distance Selling Tool	Purpose
Power of Attorney (POA)	Allows a trusted individual to act on your behalf for legal and financial matters
Video Conferencing	Enables face-to-face communication and virtual property tours
Electronic Signature Platforms	Facilitates secure document signing and sharing
Virtual Staging Services	Enhances online property listings and showcases your home's potential
Local Real Estate Team	Provides on-the-ground support, expertise, and transaction management

By leveraging these strategies and tools, you can successfully handle a long-distance home sale while minimizing stress and maximizing results. Remember to stay organized, communicate clearly, and rely on the expertise of your trusted real estate professionals throughout the process.

Taking Advantage of Military Relocation Programs and Benefits

As a military homeowner, you can access various programs and benefits designed to support you during relocation. These resources can help alleviate some financial and logistical burdens of selling your home and moving. Hero Sold's blog and resources provide valuable information on these programs, helping you take full advantage of the assistance available.

Here are some key programs and benefits to consider:

1. Military OneSource
2. • Free 24/7 support service for military members and their families
   • Provides information and resources on PCS moves, housing, and relocation
   • Offers non-medical counseling and support for stress management and transition challenges
   • Access to online tools, webinars, and educational materials
2. Department of Defense (DoD) Homeowners Assistance Program (HAP)
3. • Provides financial assistance to eligible military homeowners who face financial loss due to a PCS move
   • Covers negative equity situations, such as when you owe more on your mortgage than your home's sale price
   • Eligibility is based on specific criteria, such as the timing of your PCS orders and the local housing market conditions
   • The application process requires documentation and may take several months for approval
3. Military Housing Office (MHO) Resources
4. • Offers guidance and support for military members and their families during the relocation process
   • Provides information on local housing markets, rental options, and home-buying programs
   • Assists with the transition to your new duty station and connects you with local resources
   • May offer workshops, seminars, or one-on-one consultations
4. Tax Implications and Benefits
5. • Military members may be eligible for tax deductions and exclusions related to PCS moves and home sales
   • May qualify for capital gains tax exclusion on the sale of your primary residence (up to $250,000 for individuals or $500,000 for married couples)
   • Can deduct certain moving expenses, such as transportation, storage, and travel costs
   • Consult with a tax professional or visit the IRS website for more information on military-specific tax benefits

Program or Benefit	Eligibility	Key Features
Military OneSource	All military members and their families	24/7 support, non-medical counseling, online resources
DoD HAP	Homeowners facing financial loss due to PCS	Financial assistance for negative equity situations
MHO Resources	All military members and their families	Local housing market information, transition support
Tax Benefits	Military members who meet specific criteria	Capital gains exclusion, moving expense deductions

By familiarizing yourself with these programs and benefits and taking advantage of the resources available, you can minimize the financial and emotional stress of selling your home during a military relocation. Remember to start early, gather all necessary documentation, and don't hesitate to seek support and guidance.

Conclusion

Selling your home during a military move can be complex and emotional. Still, implementing the key strategies outlined in this guide allows you to navigate the challenges confidently and successfully. Remember to:

• Understand your PCS orders and timeline
• Explore your home selling options and choose the best approach for your situation
• Prepare your home for sale by decluttering, making repairs, and enhancing curb appeal
• Price your home competitively based on market conditions and your specific needs
• Market your home effectively to military buyers and leverage online platforms
• Navigate the VA loan process and work with experienced professionals
• Utilize technology and local support to handle long-distance sales
• Take advantage of military relocation programs, benefits, and resources

Throughout the process, don't hesitate to seek support from your network, military community, and professional advisors. With the right tools, strategies, and mindset, you can successfully sell your home and embark on your next military adventure with peace of mind.

HeroSold is committed to providing military families with the tools, strategies, and guidance to sell their homes successfully and embark on their next adventure with peace of mind.