Timing Your Home Sale Around a Bremerton PCS Move

Selling While PCSing: The Kitsap Military Seller's Playbook

If you're stationed at Naval Base Bremerton or Bangor and received PCS orders, you're facing one of the most time-sensitive real estate situations that exists. The good news: Kitsap County has a strong base of military-savvy agents, lenders, and title companies who have done this hundreds of times. Here's the playbook.

When Should You Start?

As soon as you receive orders. Ideally, 90–120 days before your report date gives you the best runway. In Kitsap's current market, most homes sell within 2–3 weeks of listing, but closing takes another 30–45 days. Starting early means you can plan the overlap carefully.

Your Options When You Have a Mortgage

Option 1: Sell before you leave — cleanest outcome, no landlord responsibilities. Works if your report date is far enough out and the home sells quickly.

Option 2: Rent it out temporarily — generates BAH-offsetting income, preserves the asset. Creates landlord responsibilities. Consider hiring a property manager (typically 8–10% of rent).

Option 3: Sell after you leave — riskier and more logistically complex, but sometimes unavoidable. Make sure you have a trusted local agent who can manage the process remotely.

Restoring Your VA Entitlement

Once your home sells and the VA-backed loan is paid off, you can request entitlement restoration and use your VA loan benefit again at your new duty station. This is a simple form (VA Form 26-1880) submitted with proof of payoff. Your lender at the new station will help with this.

Tax Considerations

Military members who sell a home due to PCS orders may qualify for a reduced exclusion on capital gains even if they haven't met the standard 2-year ownership/use requirement. Talk to a tax professional, but this benefit is significant for short-term homeowners.

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