“How Do I Time Selling My Home With PCS Orders?”

If you’re military and thinking about selling a home, the hardest part usually isn’t whether to sell, it’s when.

PCS orders don’t always line up neatly with real estate timelines, and most sellers worry about the same things:

• Selling too early and needing temporary housing
• Selling too late and carrying two homes
• Listing before orders are official
• Or waiting for orders and running out of time

Here’s the honest answer I give my clients every week:

There Is No Perfect Timing – Only Smart Sequencing

PCS moves are deadline-driven. Real estate is process-driven.

The goal isn’t to perfectly sync them – it’s to sequence the steps so you keep flexibility.

Most successful military sellers don’t wait for one “magic moment.” Instead, they work backwards from their report date and build a plan that allows room for adjustments.

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When You Can Start (Even Without Orders)

You don’t need PCS orders in hand to start preparing.

Before orders drop, sellers can:

• Review market conditions and pricing trends
• Estimate net proceeds
• Identify repairs or prep work that could slow things down later
• Decide whether selling or renting is even the right move

This early planning is what prevents rushed decisions once timelines tighten.

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When You Typically List

Most military sellers list after orders are official, but not always.

Timing depends on:

• Your report date
• Whether you already have another home lined up
• Market conditions
• How quickly your home type typically sells

Some sellers list quickly after orders drop.
Others delay slightly to line up closing dates more strategically.

There’s no one-size-fits-all answer – which is why planning matters.

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Why Waiting Too Long Is the Bigger Risk

The most common mistake I see isn’t selling “too early.”

It’s waiting until:

• Orders are finalized
• Moving logistics are in motion
• Stress is already high

At that point, sellers often lose leverage – on pricing, repairs, and timing.

A slower, intentional start usually creates more control later.

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The Bottom Line

Timing a sale around PCS orders isn’t about guessing the market or racing the clock.

It’s about:

• Understanding your timeline
• Knowing your options early
• Leaving yourself room to adjust

That’s how military sellers avoid last-minute pressure – and make decisions from a position of clarity instead of stress.

If you’re anticipating PCS orders and want help mapping out a realistic selling timeline, I’m always happy to talk it through. Having a plan early is almost always the advantage.

Jennifer Anderson is a San Antonio Realtor who helps homeowners prepare, price, and sell their homes strategically in today’s market. She works primarily on the far west side of San Antonio and frequently advises sellers whose buyers include military families and VA loan users.