The PCS Preparation Guide: How to Plan Your Move Before Orders Drop

PCS moves are inherently complicated. You're coordinating housing, employment, schools, medical records, household goods, vehicles, pets, and a dozen other moving pieces. Oh, and all while trying to do your job and keep your family functioning.

But here's what makes it worse: Most military families don't start planning until after orders drop.

They wait because they're afraid of making decisions before they have certainty. What if the orders change? What if the timeline shifts? What if they prepare for the wrong duty station?

So they wait. And waiting turns manageable complexity into complete chaos.

What happens when you wait:

• You're forced to sell your home quickly, often for less than market value.

• You have limited housing options at your next duty station because the good properties are already taken.

• You make financial decisions under pressure without time to think them through.

• You pay for two housing situations simultaneously because timing didn't work out.

• Your family feels blindsided and stressed because everything is happening at once.

What happens when you prepare early:

• You sell your home for full value or set up rental management smoothly.

• You have the first pick of housing at your next duty station.

• You make financial decisions calmly with time to run the numbers.

• You coordinate timing so you're not paying double housing costs.

• Your family adjusts gradually instead of being thrown into chaos.

The PCS Preparation Timeline: 6+ Months Out (Before Orders)

This is the phase where most families do nothing. That's a mistake.

Here's what to handle before you even have orders:

Research Your Likely Next Duty Stations

You probably have a short list of 2-4 duty stations where you might go next. Start researching them now.

For each potential location:

• What's the housing market like? (Use Zillow, Realtor.com, Redfin for general research)

• What are typical home prices in areas convenient to base?

• What are school ratings if you have kids?

• What's the cost of living compared to where you are now?

• What's the BAH rate at that duty station?

You're not making decisions yet. You're gathering information so when orders do drop, you're not starting from zero.

Evaluate Your Current Home's Position

Start thinking now about whether you'll sell or rent when you move. Get a professional opinion on your home's current value. Research what comparable homes rent for in your area. Calculate your break-even point on the mortgage.

We'll dive deeper into the sell vs. rent decision shortly, but starting this analysis early means you're prepared to execute quickly when orders arrive.

Get Your Finances in Order

Pull your credit report and check for errors. Review your savings and determine how much you'd have available for a new purchase or rental deposits. If you're planning to buy at your next station, get pre-qualified now (pre-qualification is free and doesn't commit you to anything).

Getting pre-qualified serves two purposes: you know your actual budget, and you identify any credit or documentation issues with time to fix them.

Build Your Professional Network Early

Connect with real estate agents at potential duty stations through military networks, Facebook groups, or referrals. You're not hiring anyone yet, but you're starting relationships so when orders drop, you have trusted contacts ready to help.

Ask friends who've PCS'd to those locations for agent recommendations. The best agents for military families book up fast, so getting on their radar early helps.

Document Everything

Start a PCS folder (digital or physical) where you keep important documents: mortgage statements, home improvement receipts, lease agreements if renting, recent home valuation, list of repairs or improvements needed, contact info for potential agents and lenders.

When orders drop, you'll be grateful to have everything organized instead of hunting for documents under pressure.

Decision Point: Should You Sell Your Current Home or Rent It Out?

This is the biggest financial decision you'll make during PCS, and most families make it under time pressure without proper analysis.

Let's break down how to actually make this choice.

Run the Rental Numbers

Is your rental income enough to cover your full housing costs?

Calculate monthly costs:

• Mortgage payment (principal + interest)

• Property taxes

• Insurance (landlord policy is more expensive than homeowner policy)

• HOA fees if applicable

• Property management (typically 8-10% of monthly rent)

• Maintenance reserve (budget 1-2% of home value annually)

• Vacancy reserve (assume 1 month vacant per year)

Calculate potential rental income:

• Research comparable rentals in your area

• Be realistic. Don't assume top-of-market rent

• Factor in utilities if you're covering any

Does it cash flow positively? If rental income exceeds all costs, keeping it as a rental builds wealth. If you're losing $200-$500/month, you need to decide if building equity is worth the negative cash flow.

Consider These Factors

How long until you might return? If there's a chance you'll be stationed here again in 3-5 years, keeping the property makes sense. If you'll never return, selling might be better.

Can you handle long-distance landlording? Even with property management, you'll get calls about repairs, tenant issues, and decisions. Some people handle this fine. Others find it stressful.

Do you have emergency reserves? What happens if the tenant stops paying? If the AC dies and costs $6,000? If the property sits vacant for three months? You need reserves to handle these scenarios.

What's your next housing situation? If you're buying at your next duty station and need your current equity for that down payment, selling might be necessary. If you're renting or have sufficient savings, keeping the property is more feasible.

Tax implications: Rental income is taxable, but you can deduct expenses. The Military Spouse Residency Relief Act provides some tax benefits. Consult a tax professional familiar with military situations.

When Selling Makes More Sense

Sell if the property won't cash flow positively, you need the equity for your next purchase, you're not comfortable being a long-distance landlord, the property needs significant repairs you can't afford, or the market is strong and selling now maximizes value.

When Renting Makes More Sense

Rent if the property cash flows positively or close to break-even, you might return to this duty station. If you want to build long-term wealth through real estate, the market is down and selling now means taking a loss, or you have reserves and systems to manage it remotely.

The Hybrid Approach

Some families sell if orders come within 2 years of purchase but keep it as rental if they've owned 3+ years and built meaningful equity. This approach balances wealth-building with practicality.

There's no universal right answer. Run your actual numbers and make the choice that fits your financial situation and risk tolerance.

Financial Preparation: Getting Your Money Right Before You Move

PCS moves are expensive even with military reimbursements. The better prepared you are financially, the smoother everything goes.

Understand What's Covered (And What's Not)

The military covers household goods moving, but many costs fall on you: temporary lodging if there's a gap between housing situations, rental deposits or earnest money at new location, travel expenses above reimbursement rates, pet transportation, and any new furniture or household items needed.

Budget $3,000-$8,000 in out-of-pocket costs even with military moving assistance.

Build a PCS Emergency Fund

Separate from your regular emergency fund, save specifically for PCS-related costs. This prevents you from draining your regular savings or going into debt for the move.

Target amount: $5,000-$10,000 depending on family size and complexity of move.

Time Your Financial Moves Carefully

Don't make major purchases (cars, furniture, appliances) in the 3-6 months before PCS if you're planning to buy at your next station. New debt affects your debt-to-income ratio and could impact mortgage approval.

If you're selling your home, expect 30-60 days from listing to closing. Plan backward from your move date.If you're buying at your next station, remember you'll need down payment, closing costs, and moving expenses all around the same time. Stacking these expenses requires serious cash reserves.

Explore VA Loan Options

Many military families don't realize you can have two VA loans at once in certain situations. If you're keeping your current home as a rental and buying at your next duty station, you may be able to use your VA benefit twice.

Your remaining VA entitlement after the first loan might be sufficient for a second purchase. Talk to a VA-savvy lender about your specific situation.

The PCS Preparation Timeline: 3-6 Months Out (Orders In Hand)

Orders arrived. Now it's execution time.

Activate Your Housing Plan Immediately

If selling: Interview agents within the first week. Get your home listed within 30 days of orders. The faster you list, the more time you have to get the right price.

Prepare your home properly. Make repairs, declutter, stage if needed. Don't rush this step. A well-presented home sells faster and for more money even if it takes an extra two weeks to prepare.

If renting: Interview property managers immediately. Get agreements signed. Start marketing the property 60-75 days before you move so you have a tenant lined up to move in right after you leave.

Screen tenants carefully even under time pressure. A bad tenant costs more than vacancy.

Get Serious About Your Next Location

Now that you know where you're going, intensify your research. Connect with your agent at the new duty station. Start virtual house hunting with clear parameters.

Schedule a house-hunting trip if possible (often covered by the military) to see top properties in person. Try to narrow to 3-5 must-see properties before you travel so you're efficient with your time.

If buying remotely without visiting, use video tours extensively. Have your agent walk through properties live on video, showing you everything in detail.

Coordinate Timelines Carefully

Your ideal scenario: close on your current home 1-2 weeks before you move, have housing secured at your new duty station before you arrive, and minimize the gap between leaving one home and entering another.

This requires careful coordination between two closings, military moving schedules, and travel plans. Work closely with both agents and your moving coordinator to align everything.

Pro tip: If timing gets tight, negotiate rent-back agreements. This lets you sell your home but stay in it for 30-60 days after closing, giving you flexibility to coordinate your move without pressure.

Buying at Your Next Duty Station: How to Do It Remotely

Most military families now buy homes at their next duty station before ever visiting in person. Here's how to do it without getting burned.

Work With an Agent Who Understands Military Timelines

Not just any agent. Someone who specializes in military families and understands you can't always attend showings in person, closings might need to be coordinated around military schedules, and you need someone responsive because decisions often happen quickly.

At MVT, we work with military families relocating TO Florida constantly. We understand the urgency, the remote buying process, and how to protect your interests when you can't be physically present.

Use Technology Aggressively

Live video tours with your agent. Drone footage of property and neighborhood. Google Street View for exploring surrounding areas. Video calls with inspectors during inspection so you can see issues in real-time.

Modern technology makes remote buying dramatically safer than it was even five years ago.

Don't Skip Inspection

Even if you have to coordinate it remotely, get a thorough home inspection. Have your agent or inspector video call you during the inspection so you can see any concerns firsthand.

Florida homes especially need good inspections due to moisture, termites, and hurricane exposure. Don't waive this protection.

Verify Everything About the Neighborhood

When you can't visit in person, you're relying on photos and virtual tours. Do extra research: talk to neighbors via social media or neighborhood apps, research crime statistics and school ratings, drive the area virtually using Google Street View at different times of day, ask your agent detailed questions about traffic patterns, flooding history, and community character.

Close Remotely If Needed

You don't have to fly back for closing. Electronic signatures and remote notarization are standard now. Your closing agent will coordinate everything. You sign documents, wire funds, and receive keys from wherever you are.

Just verify wiring instructions carefully (call your closing agent directly, don't trust emails) because wire fraud is a real risk in real estate.

The PCS Preparation Timeline: 30-90 Days Out (Execution Mode)

Final stretch. Here's what needs to happen:

Finalize All Housing Decisions

Lock in your housing at the new duty station. Get everything under contract or signed.

If you’re selling your current home, push toward closing. If you’re renting it out, have tenants secured or a property manager actively marketing.

Coordinate Military Moving Process

Schedule your moving dates. Confirm what's covered and what's not. Decide whether to do full military move or partial DIY move. Get any required paperwork submitted on time.

Handle All the Administrative Tasks

This is the tedious but critical checklist phase:

Transfer utilities at both locations. Update address with banks, credit cards, insurance, VA, DEERS. Notify kids' schools and request records transfer. Transfer medical and dental records. Register vehicles in new state (if required). Update driver's licenses. File mail forwarding with USPS.

Start this process 30-45 days out so nothing falls through cracks.

Prepare Your Family

This is often overlooked in the logistics chaos. Your spouse and kids need time to process the change.

Visit the new duty station virtually and show kids their new school, parks, activities. Let them help choose things about the new home if possible (paint colors, bedroom setup). Maintain routines as much as possible during transition. Acknowledge the stress—don't pretend everything is fine when it's not.

Military kids are resilient, but they're still kids. Give them space to feel their feelings about leaving friends and familiar places.

Managing Two Housing Situations: How to Avoid the Nightmare

Sometimes despite best planning, you end up paying for two places simultaneously. Here's how to minimize the pain:

If You're Selling and It Hasn't Closed Yet

Pay attention to your carrying costs like mortgage, utilities, lawn care, insurance. See if you can reduce utilities to minimum service. Consider offering incentives to buyers to close faster if your timeline is tight.

Most importantly, don't panic and accept a lowball offer just to close faster. Unless you're truly in financial distress, it's better to carry the home an extra month than lose $15,000 accepting a bad offer.

If You're Renting and Tenant Isn't Moved In Yet

This is why property managers are worth their fee. They handle showings, applications, and move-in coordination while you're focused on your own relocation.

If you're managing it yourself, consider offering a first month reduced rent or other incentive to get a tenant in quickly.

If You're Waiting for Housing at New Duty Station

Temporary lodging is part of military life sometimes. Budget for it and don't let it stress you unnecessarily.

Look into extended-stay hotels that offer military discounts. Consider short-term furnished rentals (Airbnb, VRBO) that might be more comfortable than hotels for families.

Use the time to explore your new area before committing long-term if you haven't secured permanent housing yet.

What to Do If Orders Change or Get Delayed

It happens. You started planning, then orders got delayed six months. Or changed to a different duty station. Or got canceled entirely.

If orders are delayed:

Don't panic. If you already listed your home for sale, you can take it off market (though it's not ideal from a marketing standpoint). If you're under contract, you might have military contingency clauses that let you cancel if orders change—review your contract.

If you haven't taken action yet, simply adjust your timeline and continue preparing for when orders do come through.

If orders change to different duty station:

Shift your research and planning to the new location. If you were already under contract somewhere, military contingency clauses typically protect you.

This is frustrating but manageable. The financial readiness, decision about the current home, and getting organized still applies. You just redirect to a new location.

If orders are canceled:

If you listed your home and haven't received offers yet, remove it from the market. If you're under contract at a new location, military contingency should allow you to cancel.

If you already sold your current home, you'll need to find housing at your current duty station. This is the worst-case scenario, but it's rare and usually happens with enough notice to adjust.

Resources and Support for Military Families During PCS

You don't have to figure this out alone.

Military OneSource offers free PCS planning tools, checklists, and counseling. They can connect you with resources at your new duty station.

Military.com has extensive PCS guides, moving checklists, and community forums where you can ask questions of families who've been through similar moves.

Installation housing offices at both your current and new duty stations can provide information about local housing markets, base housing availability, and area resources.

Military spouse Facebook groups for your new duty station are goldmines of information. People will share honest opinions about neighborhoods, schools, agents, and property managers.

Real estate agents who specialize in military families understand your timeline, your challenges, and your benefits. At MVT, we work with military families daily and know exactly how to coordinate housing on both ends of your PCS.

FAQ: PCS Moves and Housing Decisions

Q: Can I use my VA loan benefit if I already have a VA loan on my current home?

A: Often yes. If you're keeping your current home as a rental and buying at your next duty station, you may have enough remaining entitlement for a second VA loan. Talk to a VA-experienced lender about your specific situation.

Q: What if I can't sell my home before I have to move?

A: You have options. You can rent it out until market conditions improve. You can leave it listed and manage the sale remotely with your agent handling everything. You can rent it temporarily while continuing to try to sell. Don't accept a lowball offer just because you're moving.

Q: How do I choose a property manager?

A: Interview multiple managers. Ask about their fee structure (typically 8-10% of monthly rent plus leasing fees). Check references from other military families. Understand what services are included—tenant screening, maintenance coordination, accounting, inspections. Choose someone who communicates well and has systems for emergencies.

Q: Should I buy or rent at my next duty station?

A: If you're staying 2+ years, buying usually makes sense financially. If you're only there 1 year or less, renting is typically smarter. Consider your timeline, BAH rate at new location, and whether you want to build equity or maintain flexibility.

Q: What if my orders are only for 1 year?

A: Rent at your next location. Buying for only one year rarely makes financial sense due to closing costs and transaction fees when you sell. The exception might be if you plan to keep it as a rental property after you leave.

Q: Can I get out of a real estate contract if my orders change?

A: Most contracts include military contingency clauses that allow active duty members to cancel if orders are canceled, changed, or delayed. Make sure this clause is in your contract. Without it, you might still be bound to the contract.

Q: How do I coordinate closing dates between selling and buying?

A: Work closely with agents at both locations. Build in buffer time and don't plan for same-day closings. Consider rent-back agreements or temporary lodging to create flexibility. Most military families either close on their sale first, use those proceeds for their purchase, or have enough reserves to carry both briefly.

Q: Should I use the military moving benefit or do a DIY move?

A: That's a personal financial decision. DIY moves let you pocket the difference between what the government would pay and what you actually spend, but require significant effort. Full military moves are easier but leave you with no extra money. Consider your timeline, physical ability to manage the move, and whether the potential profit is worth the work.

Your PCS Move Doesn't Have to Be Chaos

Here's what we know after helping hundreds of military families through PCS moves:

The families who start preparing 6+ months before orders arrive have smoother moves, make better financial decisions, experience less stress, and end up in better housing situations.

The families who wait until orders drop to start planning spend more money, settle for worse housing options, and put their families through unnecessary chaos.

Start researching now. Get your finances organized. Make preliminary decisions about your current home. Build your network at potential next duty stations.

When orders do drop, you'll execute calmly instead of scrambling.

Ready to start preparing for your next PCS? Contact the Military Veteran Team today. Even if orders haven't dropped yet, we can help you get ahead of the process.

Call us at (888) 353-2325 or send us an email to start your PCS preparation.