When PCS orders take you away from Joint Base Lewis-McChord, you generally have three choices for your Pierce County home: sell it before you leave, sell it after you’ve moved, or keep it as a rental. The right answer depends on your report date, your equity, whether you’ll return to the area, and your plans for VA entitlement. Start early, because the timeline between orders and report date can be short, and much of the sale can be handled remotely once you’re gone.
Pierce County homes near JBLM, in places like Spanaway, Lakewood-area neighborhoods, Graham, and DuPont, change hands often because of military moves. Planning ahead turns a stressful move into a manageable one.
Our Pierce County home selling guide covers the full selling process. Here’s what’s different with PCS orders.
Your three main options
| Option | Works well when | Watch for |
|---|---|---|
| Sell before you leave | You have time before the report date and want a clean break | Tight timelines; may need a rent-back or temporary lodging |
| Sell after you move | Your report date is close | Carrying costs and managing a vacant home remotely |
| Keep it as a rental | You may return to JBLM or want a long-term investment | Landlord rules, management, and VA entitlement tied up |
VA entitlement and your next home
If you bought with a VA loan and keep the home, part of your entitlement may stay tied to it, which can affect how much you can borrow with a VA loan at your next duty station. Talk with a VA-experienced lender before deciding. If you sell, ask about restoring entitlement after the loan is paid off. Buyers can sometimes assume a VA loan; see our guide to assumable mortgages.
A tax rule worth knowing
Most homeowners must live in a home two of the last five years to exclude gain when they sell. Service members on qualified official extended duty can elect to suspend that five-year test period for up to 10 years, according to the IRS. That can matter if you rent the home out after a PCS. Talk with a tax professional. Our capital gains guide covers the basics.
Got PCS orders?
Josh can build a timeline around your report date, compare selling with renting, and handle the sale while you’re settling in at your next station. Talk through your options.
Selling after you’ve moved
- Most paperwork can be signed electronically.
- Your broker can coordinate cleaning, repairs, photos, and showings.
- Closing documents can often be signed with a mobile notary at your new location or through remote online notarization, if the closing agent offers it.
- Keep utilities on and insurance active while the home is vacant.
See selling your home when relocating out of state for more on selling from a distance.
If you’re thinking about renting it out
Run the full numbers first, including management, maintenance, vacancy, and Washington’s landlord rules. Our guide to selling vs. renting out your home walks through the math.
Frequently asked questions
How soon should I list after getting PCS orders?
As soon as you know your timeline. Preparation and marketing take time, and closings usually take several weeks after an offer.
Can I sell my home after I’ve already moved?
Yes. Many military sellers do, with their broker handling showings and a mobile or remote notary for closing.
Will keeping my home affect my next VA loan?
It can, because entitlement may remain tied to the existing loan. Ask a VA-experienced lender.
Make your next move easier
A plan that starts with your report date takes much of the stress out of a PCS move. Book a complimentary strategy session with Josh Barnard and The Barnard Group.
This article is general information, not legal, tax, or lending advice. Consult your installation’s legal office, a tax professional, and a VA-experienced lender.
