Preparing for a Permanent Change of Station (PCS) move is challenging enough without the added complexity of selling your home. For military families stationed at Camp Lejeune, MCAS New River, or MCAS Cherry Point, this process requires careful planning to ensure everything aligns with relocation deadlines and buyer expectations.
This guide provides actionable steps to simplify the process of selling your home before leaving Eastern North Carolina. By following these steps, you can manage the sale while preparing for a smooth transition to your next duty station.
Understand the Timeline
Overview of PCS Orders and Home Selling
PCS orders typically give families anywhere from 30 days to six months to prepare for their move. Understanding the timeline for your PCS move is critical to planning your home sale.
Steps to Take:
- As soon as you receive your PCS orders, determine your reporting date and create a detailed calendar.
- Start researching local market conditions in Eastern NC to gauge how quickly homes are selling in your area. Discuss with a real estate agent to get a sense of the market conditions!
- Contact a real estate agent experienced with military relocations to discuss your timeline and goals.
Aligning Home Sale Timing with Your Move
Timing is everything when selling your home before a PCS move. There are three primary strategies to align your sale with your relocation:
- Selling Before You Leave: This ensures the property is fully handled before your move but may require temporary housing.
- Selling After You Leave: This allows you more flexibility in preparing your home for sale but requires budgeting for dual housing expenses.
- Renting Out Your Property: Renting can provide passive income if the market supports it, but managing a rental from afar requires additional planning and resources.
Steps to Take:
- Weigh the financial and logistical pros and cons of each option.
- If selling after you leave, hire a trusted real estate agent to manage the process locally while you handle other aspects of your move.
- For renting, consult a property management company to assist with tenants and maintenance.
Prepare Your Home for Sale
Decluttering and Depersonalizing
Decluttering and depersonalizing your home is one of the simplest ways to make it appealing to potential buyers. Buyers need to envision themselves living in the space without distractions.
Steps to Take:
- Go room by room to identify items you no longer need. Donate, sell, or dispose of unnecessary belongings.
- Store personal items, like family photos, trophies, and unique decor, in a storage unit or labeled moving boxes.
- Keep surfaces clear, minimize furniture, and aim for a clean, neutral aesthetic.
Quick and Cost-Effective Repairs
Making small, budget-friendly updates can significantly improve your home’s marketability. Military buyers, in particular, often prefer move-in-ready homes that don’t require immediate work.
Steps to Take:
- Repaint walls in neutral tones like beige, gray, or white to create a blank canvas for buyers.
- Refresh your home’s exterior with simple landscaping updates, like adding fresh mulch or planting flowers.
- Address minor issues, such as squeaky doors, leaky faucets, or damaged flooring.
Staging for Military Buyers
Many buyers in Eastern NC are military families. Highlighting features that cater to their needs can make your home more attractive and easier to sell.
Steps to Take:
- Emphasize proximity to military bases like Camp Lejeune or MCAS Cherry Point in your listing.
- If your home is located in a sought-after school district, include this in your marketing materials.
- Showcase low-maintenance features like durable flooring, fenced yards, or energy-efficient appliances. Consider the age of major components such as the HVAC, roof, etc. Many incoming military buyers don’t want to deal with having to replace these items if they’re at the end of their service life.
Explore Flexible Sale Options
Using a Military-Savvy Agent
A real estate agent with military relocation experience understands the unique challenges of PCS moves, from tight timelines to VA loans. Their expertise can simplify the selling process and help target the right buyers.
Steps to Take:
- Research agents who specialize in military moves and read reviews or request recommendations from your community.
- Choose an agent familiar with VA loans, BAH (Basic Allowance for Housing), and military buyer needs.
- Meet with your agent to create a pricing strategy based on local market trends and buyer expectations.
Considering Leaseback or Temporary Housing
If the timing of your home sale doesn’t align perfectly with your PCS move, a leaseback or temporary housing solution can provide flexibility.
Steps to Take:
- Discuss a leaseback agreement with your buyer, allowing you to remain in the home for a short period after closing. There’s a simple form called the Seller Possession After Closing Agreement, which is essentially a lease attached to the purchase contract.
- Research military-friendly temporary housing options near base, such as The Inns of the Corps or extended-stay hotels.
- Include these options in your overall moving budget to avoid financial surprises.
Selling to Military-Friendly Buyers
Since many buyers in Eastern NC are also military families, tailoring your listing to appeal to this demographic can simplify your sale.
Steps to Take:
- Highlight features like proximity to base, updated appliances, and family-friendly layouts in your listing description.
- Ensure your home meets VA loan appraisal standards, such as functional heating, cooling, and roofing systems.
- Use professional photos to showcase your home and its key features.
Stay on Top of Relocation Logistics
Inventory and Pack Early
Creating a moving inventory can simplify both the packing and relocation processes.
Steps to Take:
- Begin packing non-essential items as soon as possible, leaving daily necessities for last.
- Label boxes clearly by room and contents.
- Use an inventory app or spreadsheet to track items and ensure nothing gets lost during the move.
Coordinate with Base Housing or Off-Base Options
Once you receive PCS orders, begin researching housing options at your next duty station.
Steps to Take:
- Contact the Military Housing Office (MHO) at your new base to inquire about on-base housing availability.
- If living off-base, research nearby neighborhoods, rental options, and commute times. Ask the agent who is selling your home if they happen to know a great agent at your next duty station.
- Use tools like Military OneSource or installation-specific housing websites for reliable information.
Financial Preparation
PCS moves often come with financial strain, especially if you’re balancing dual housing expenses.
Steps to Take:
- Take advantage of relocation allowances and programs like the DOD’s Relocation Assistance Program.
- Consult with a financial advisor or housing office representative to understand your budget and resources.
- Create a financial buffer to account for unexpected expenses, such as temporary housing or repairs needed for your home sale.
Avoid Common Pitfalls
Procrastination in Listing the Home
Delaying the listing process can reduce buyer interest and create unnecessary stress.
Steps to Take:
- Schedule your home listing as soon as possible, even if you’re still preparing it for sale.
- Work with your real estate agent to set a clear timeline for repairs, staging, and showings.
Overpricing the Home
Overpricing is one of the most common reasons homes stay on the market too long.
Steps to Take:
- Use local market data to set a realistic and competitive price.
- Consider how BAH rates in the area might influence a military buyer’s budget.
- Be willing to adjust the price if feedback from showings indicates it’s too high.
- Consider offering seller concessions to assist buyers with their hefty closing costs.
Neglecting Military-Specific Needs
If your likely buyer is a military family, failing to address their specific needs could limit your pool of interested buyers.
Steps to Take:
- Confirm your home is VA loan compliant by addressing issues like outdated systems or structural concerns.
- Highlight military-friendly features in your listing to attract interest.
- Work with a realtor who understands VA appraisal processes to avoid delays.
Conclusion
Selling your home before a PCS move from Eastern North Carolina may seem daunting, but with proper planning and execution, it can be a smooth process. From preparing your home for sale to managing relocation logistics, each step brings you closer to a successful transition.
As you prepare to leave Camp Lejeune, MCAS New River, or MCAS Cherry Point, remember that early planning, professional guidance, and strategic decision-making will make the process more manageable. Take advantage of the resources available to military families, and don’t hesitate to enlist the help of a realtor with expertise in military moves.
By following these actionable steps, you’ll not only sell your home efficiently but also set yourself up for success at your next duty station.
FAQs
How soon should I list my home after receiving PCS orders?
List your home as soon as possible after receiving your orders to give yourself the maximum amount of time to attract buyers and close the sale.
What repairs should I focus on before selling?
Focus on small, cost-effective repairs like repainting walls, fixing leaks, and improving curb appeal with landscaping.
How can I market my home to military buyers?
Highlight features like proximity to base, updated appliances, and VA loan eligibility in your listing description.
What if my home doesn’t sell before I have to move?
Consider hiring a trusted real estate agent to handle the sale remotely or explore renting your property temporarily.
Can I negotiate staying in my home after selling it?
Yes, a leaseback agreement allows you to remain in the home temporarily after closing, providing flexibility in your move timeline.