A Seller's Checklist for Getting a Home Ready for PCS Season
Updated: 2 days ago
Orders arrive, and suddenly you're selling a home while arranging movers, schools and goodbyes. As a military spouse for more than 30 years and an Arlington Associate Broker with 560+ transactions, I've helped many families sell on a PCS clock. This checklist puts the steps in the order that saves the most time and money.
This article is general information, not tax, legal or financial advice.
If you haven't decided whether to sell or keep the home, start with my rent out or sell guide.
As soon as you have orders
Pick your target dates. Work backward from your report date and your household goods pickup. Many families list before the movers come so the home shows furnished, then plan for closing after they leave.
Talk with an agent about pricing. Ask for recent sales near you and current inventory. Market conditions change, so price from today's data, not last year's headlines.
Estimate your net proceeds. Include your loan payoff, agent pay, seller closing costs, any repair credits and moving overlap. If you're buying again with a VA loan, ask your lender how selling affects your entitlement. My VA loan benefits guide explains entitlement.
Check taxes. Most owners who lived in the home two of the last five years can exclude a large gain, and military members can get extra time. My capital gains guide covers it.
Paperwork to start early
Virginia disclosure statement: Virginia sellers give buyers the state's disclosure form, which says the owner makes no representations on most subjects. You still can't hide or misstate a known problem.
Lead paint: If the home was built before 1978, federal law requires a lead disclosure and pamphlet for buyers.
HOA or condo documents: Order the resale packet as soon as you list. A buyer can cancel within three days of receiving it, so getting it early keeps your closing on track.
Records: Gather utility costs, warranties, permits and receipts for major work.
Get the house ready
1. Declutter and depersonalize. Pack what you don't use every day. Sort as you go: keep, donate, sell, toss.
2. Deep clean. Kitchens and bathrooms get the closest look.
3. Make repairs. Fix leaks, sticky doors, broken fixtures and peeling paint. Peeling paint and safety items matter even more if your buyer uses a VA loan.
4. Consider a pre-listing inspection. It lets you fix problems on your schedule instead of under a repair deadline.
5. Boost curb appeal. Mow, edge, mulch, clean the front door and make house numbers easy to read.
6. Stage. Even light staging helps buyers see how rooms work. My staging guide has the details.
Market it well
Professional photos, a floor plan and a video tour matter more when many buyers are relocating from far away. Keep the home show-ready, and ask your agent for prompt feedback after every showing.
Review offers carefully
Look past the price. Compare the loan type, down payment, contingencies, settlement date and any rent-back request. A slightly lower offer with fewer contingencies and a date that fits your move can be the better deal.
If you have to leave before it sells
Plan for a vacant home: keep utilities on, insurance active, and someone checking it regularly. You can sign most closing documents remotely or through a power of attorney, so ask your settlement company early. Base legal offices can help with a power of attorney.
In Northern Virginia
Spring and summer are the busiest PCS seasons here, and well-prepared homes in Arlington, Alexandria and Fairfax still stand out. I'm glad to pull recent sales for your neighborhood and help you build a timeline around your orders. My Northern Virginia PCS guide covers the rest of the move.
Sources: Virginia DPOR, residential property disclosures; EPA, lead disclosure; Virginia State Bar, before you buy; IRS Publication 523; NVAR market statistics.
Last reviewed: October 2026
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