Military relocation isn’t just a move. It’s a deadline. Orders come in, and suddenly, you’re on the clock. You need to sell your house fast, and you don’t have time for the usual headaches. Here’s a direct, step-by-step guide to get your home sold quickly, so you can focus on your next assignment.
Why Military Relocation Demands Speed
PCS orders don’t wait. You get your date, and the countdown starts. The average home sale in the U.S. can take 84 days from listing to closing. That’s not going to work if you’re reporting for duty in 30. Every day your house sits, you risk double mortgage payments, missed moving allowances, and extra stress. Speed isn’t a luxury, it’s a necessity.
Step 1: Start Early, Move Fast
As soon as you receive your orders, start the selling process. Don’t wait for the perfect time. The earlier you act, the more control you have over pricing and negotiations. Waiting can mean accepting a lower offer just to meet your timeline.
Step 2: Know Your Selling Options
You have three main routes. Each has its pros and cons. Pick the one that matches your timeline and tolerance for hassle.
1. Real Estate Agent
- Good for maximizing price.
- Typical timeline: 30-90 days to close.
- You’ll pay 5-6% in commissions.
- Prepping, showings, and repairs are usually required.
- Not ideal if you’re leaving in a few weeks.
2. For Sale By Owner (FSBO)
- You keep more of the sale price.
- You handle everything: marketing, showings, paperwork.
- It can be overwhelming on a tight schedule.
- Risk of legal mistakes or lowball offers.
3. Cash Home Buyer
- Fastest option, some close in 7-21 days.
- No repairs, no showings, no commissions.
- The offer may be below market, but you save on time and stress.
- Ideal if you’re out of time or can’t manage the process remotely.
Step 3: Prep Your Home (But Don’t Overdo It)
If you list with an agent or FSBO, focus on quick wins:
- Declutter rooms and closets.
- Clean everything, kitchens and bathrooms matter most.
- Minor repairs only: fix leaks, patch holes, replace burnt-out bulbs.
- Boost curb appeal: mow the lawn, trim bushes, paint the front door.
Skip major renovations. They rarely pay off when you’re in a hurry. Your goal is to make the house look move-in ready without sinking cash or time.
Step 4: Price to Sell
Military moves aren’t the time to test the market. Price your home 3-5% below comparable sales in your area. This attracts more buyers and can spark a bidding war. Emotional pricing leads to longer days on market. Use recent sales data, not wishful thinking.
Step 5: Market Aggressively
- Use professional photos. Blurry cell phone pics cost you money.
- List on the MLS and major real estate sites.
- Mention “military relocation” and “motivated seller” in your listing to attract buyers looking for a quick close.
- Share your listing in local military groups and relocation forums.
If you’re working with a military-friendly agent, they’ll know where to post for maximum exposure.
Step 6: Consider Cash Offers
Cash buyers move fast. They buy as-is, pay closing costs, and skip the mortgage approval process. In San Diego, cash buyers can close in as little as 7 days. If your orders are tight, this is the safest bet. No open houses. No repairs. No waiting for buyer financing to fall through.
Ask these questions before accepting a cash offer:
- Can you show proof of funds?
- Are there any hidden fees?
- How soon can you close?
- Do you cover all closing costs?
A reputable cash buyer will answer directly and provide everything in writing.
Step 7: Handle the Paperwork
Military moves mean extra paperwork. Keep these in mind:
- Notify your mortgage lender as soon as you accept an offer.
- Gather all documents: title, mortgage payoff, insurance, and HOA info.
- If you’re already relocated, use a power of attorney for closing.
- Double-check your orders and timeline with your agent or buyer.
Step 8: Watch Out for Pitfalls
- Don’t accept verbal offers. Get everything in writing.
- Verify the buyer’s financing if not paying cash.
- Avoid buyers who want long inspection periods or contingencies.
- Read the fine print, especially with cash buyers.
Step 9: Plan for the Transition
Once your house is under contract, schedule your move. Arrange for storage or temporary housing if there’s a gap between closing and your report date. Don’t forget to forward your mail and update your address with the military and banks.
FAQ's
Q: Can I sell my house before I get official orders?
A: You can prep, but most buyers want proof. Once orders are cut, move fast.
Q: Do I need to fix everything before selling?
A: No. Just the basics. Cash buyers often buy as-is. Prioritize speed over polish.
Q: What if I can’t be there for closing?
A: Many buyers use mobile notaries or digital closings. Ask before signing anything.
Wrapping up
Military relocation is stressful enough. Selling your house shouldn’t add to the load. Start early. Pick the method that matches your timeline. Don’t waste time on major upgrades. Price to move, market hard, and consider cash buyers if time is tight. Follow these steps, and you’ll be on your way to your next duty station with one less thing to worry about.
Remember: Your orders are non-negotiable. Your home sale doesn’t have to be a battle. Get it done, get it sold, and focus on your mission.
