PCS Home Sale Checklist for Veterans in San Antonio

January 5, 2026

Home Buying

PCS Home Sale Checklist for Veterans in San Antonio

PCS Seller Playbook · San Antonio

Selling a Home Before PCS Orders: A San Antonio Veteran Checklist

Last reviewed: — Primary sources: VA Lender's Handbook (M26-7) · IRS Publication 523

PCS timelines don't wait on the market. If you think orders could drop, the advantage is preparation: confirm equity and VA entitlement, clean up OPSEC in photos and descriptions, and clear the repair items that commonly derail financing. The checklist below is organized by “days out” so you can work backward from a report date and protect the critical path from surprises. Planning note: this is practical guidance, not legal or tax advice.

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90 Days Out: Money + Decision Points

Confirm equity and likely net proceeds so your next move budget is real, not optimistic.
Decide if you need proceeds to buy again, or if renting is feasible from a distance.
Clarify whether your VA loan will be paid off or marketed as assumable.

75 Days Out: Prep the House + Protect OPSEC

Remove unit identifiers, uniforms, awards, and family photos before photos and showings.
Knock out VA safety/habitability repairs early to avoid appraisal delays.
Improve curb appeal with small, fast wins that photograph well.

60 Days Out: Listing + Marketing

Use professional photography and a clean listing description built for a digital-first buyer.
List with enough runway for showings plus a typical 30–45 day close.
If a VA assumption is possible, market the concept carefully and verify lender rules first.

30 Days to Move Day: Contract to Closing

Negotiate terms that protect your report date: timeline, repairs, appraisal strategy, and move-out logistics.
Keep utilities on for appraisal and final walk-through, even if you're already staging a move.
Prepare a Power of Attorney if work travel may block signing appointments.

PCS Home-Sale Timeline for San Antonio (90 to 0 Days)

Treat your report date like a fixed coordinate and build the sale backward. The goal is simple: keep financing, appraisal, title, and move logistics moving in sequence so you don't get forced into rushed repairs or last-minute signature problems.

Control points that keep the timeline predictable

Run net proceeds early: Use a baseline estimate, then update it after repair bids and tax proration assumptions.
Clear “finance-ability” repairs: VA MPR issues like peeling paint and missing handrails can delay closing if discovered late.
Document readiness: A single PCS folder prevents title and lenders from chasing you while you’re packing.
OPSEC discipline: Remove identifiers and disable geotagging so the listing doesn’t advertise operational details.

Countdown	What you do	Why it matters
90 days out	Confirm equity, payoff, entitlement plan, and sell vs rent decision.	Stops budget drift and prevents “forced sale” decisions when the calendar tightens.
75 days out	Complete targeted repairs, declutter, and remove Military identifiers for OPSEC.	Protects privacy and reduces VA appraisal repair calls later.
60 days out	Go live with professional photos, clean description, and showing plan.	Creates runway for offers plus a typical 30–45 day closing window.
30 days out	Negotiate terms, manage appraisal, clear lender/title conditions.	Closing date becomes realistic when paperwork and repairs are not waiting on you.
7–0 days	Final clean, utilities on, walk-through ready, keys/remotes staged.	Prevents day-of delays and ensures a clean turnover to the buyer.

For official VA guidance on property standards and underwriting, start with the VA Lender's Handbook (M26-7). For OPSEC and geotagging basics, review Military social media safety guidance.

1. Financial & Strategic Planning (90 Days Out)

This is where you win time. Before you worry about photos or showings, lock the numbers: equity, payoff, expected costs, and what you need for the next duty station. Once your financial baseline is firm, the rest of the checklist becomes execution instead of guesswork.

90-day checklist

Equity reality check: Many sellers target 10%+ equity to absorb repairs, closing costs, and market negotiation without panic pricing.
Payoff + net proceeds: Pull a payoff statement, then run a conservative estimate using LRG's Home Sale Calculator.
VA entitlement plan: If you have a VA loan, decide whether you will pay it off or explore assumption and entitlement substitution.
Sell vs rent decision: If you may return to San Antonio, renting can work—but distance management and vacancy risk must be priced in.
Agent selection: Interview an agent who routinely works Veteran and Military timelines and understands VA appraisal repair triggers.

Option	What it means	Main tradeoff
Pay off the VA loan at closing	Buyer uses their own financing; your VA loan is satisfied and closed.	Clean entitlement reset, but the buyer doesn't benefit from your old rate.
Assumption with entitlement substitution	Eligible buyer assumes the loan and substitutes their entitlement to protect yours.	Can be attractive if your rate is low, but it takes coordination and lender timelines.
Assumption without substitution	Buyer assumes, but your entitlement may remain tied up until the loan is paid off.	Higher long-term risk for your next VA purchase; confirm release of liability in writing.

For the official rules around assumptions and how entitlement can be impacted, review VA Circular 26-23-10 (Loan Assumptions).

2. Property Preparation & OPSEC (75 Days Out)

At this point, you shift from planning to visible readiness. Buyers don't just buy square footage—they buy confidence that the home will close without repair drama. Your job is to remove friction: fix safety issues, reduce clutter, and keep OPSEC intact so your listing doesn't become a public intelligence file.

75-day checklist

De-Military for OPSEC: Remove unit decals, uniforms, awards, and any photos that reveal ranks, names, or base-specific clues.
Disable geotagging: Turn off location data on phones/cameras and avoid posting real-time showing schedules on social media.
Target VA MPR repairs: Fix peeling paint, missing handrails, unsafe steps, roof leaks, and nonfunctional utilities before you list.
Walk the exterior first: Power wash, edge the lawn, refresh mulch, and replace broken fixtures—small moves that raise perceived care.
Pre-list documentation: Gather survey, permits/receipts, HOA info, and warranty docs so buyer questions don't stall negotiations.

VA Minimum Property Requirements (MPRs) are addressed in the VA Lender's Handbook (M26-7), and Military OPSEC and privacy basics are covered in official Military social media safety guidance.

3. Listing & Marketing (60 Days Out)

This is your go-live window: photography, pricing, and messaging. In a digital-first market, the first showing is often online, so the listing needs to be clean, bright, and specific—without oversharing details that compromise privacy or create inspection expectations you can't meet.

60-day checklist

Professional photos: The “digital handshake” matters—buyers decide fast whether a home is worth an in-person visit.
Pricing discipline: Price to the comps and condition, not the peak-era story; buyers today negotiate harder when homes sit.
Assumable VA angle: If your VA loan rate is low, confirm assumption feasibility before you market it as a headline feature.
Showing plan: Create predictable windows so you can pack and live without constant disruption.
Report-date buffer: Listing ~60 days out typically supports showings plus a 30–45 day close, but add time for repairs and VA appraisal.

If you want a quick market-read on negotiation pressure, see third-party reporting that buyers have gained leverage in recent cycles (example: Axios/Redfin reporting on below-asking sales).

4. Offers & Closing (30 Days Out to Move Day)

Once you're under contract, the calendar compresses fast. The sale file becomes the driver for everything else—moving, temporary housing, and your next purchase. Your mission here is to keep appraisal, lender conditions, and title requirements moving without gaps.

30-day checklist

Negotiate flexible terms: If needed, consider a rent-back, but confirm insurance and written terms so occupancy is clean and controlled.
Appraisal readiness: Keep utilities on for VA appraisal and any re-inspection; missing access or shutoff utilities can trigger delays.
Power of Attorney: If work travel may block closing, prepare a limited POA early and confirm title can accept it.
Tax prorations: Confirm how property taxes are prorated on the settlement statement and verify assumptions before you sign.
Turnover kit: Stage keys, remotes, warranties, and forwarding info so the handoff is clean and dispute-resistant.

Texas property tax prorations vary by file and timing, but title companies typically reconcile credits/debits on the closing statement; see a plain-English explainer from a Texas title firm: Independence Title on tax prorations.

Essential Documentation Folder (Keep Digital + Hard Copies)

When PCS timelines tighten, missing paperwork is what turns a “smooth closing” into a scramble. Build one folder that travels with you, share it with your agent as needed, and keep a backup link your spouse can access if you’re in transit.

PCS home-sale folder checklist

PCS orders: Keep the latest copy available for scheduling and move coordination.
Mortgage payoff statement: Refresh it as closing approaches so wiring numbers are accurate.
Survey and deed: Older surveys can create surprises; have them ready for title review.
Receipts for major improvements: HVAC, roof, plumbing, appliances—anything buyers will ask about.
VA Certificate of Eligibility (COE): Especially important if you plan to buy again quickly.
Keys/remotes/warranties: Stage everything so the final walk-through and transfer are clean.

The Bottom Line

The fastest PCS sales aren't magic—they're disciplined. If you treat your report date as fixed, run net proceeds early, and clear the property's “finance-ability” issues before you list, the rest of the transaction becomes execution. Keep OPSEC tight by stripping identifying details from photos and descriptions. When offers arrive, focus on terms that protect the timeline: proof of funds or lender readiness, realistic repair credits, and a closing date that matches movers and leave. Finally, build a single document folder (orders, payoff, survey, receipts) so your title company isn't chasing paperwork while you're packing. If you want a second set of eyes on strategy and timing, talk with an agent who routinely works JBSA moves.

FAQs

Quick answers to the questions Veteran and Military homeowners ask most when a PCS clock starts running.

Should I sell my San Antonio home before PCS orders are official?

You can prepare the sale before orders are in hand, but most sellers wait to list until timelines are firm. Use the 90–75 day steps to run numbers, complete repairs, and organize documents so you can go live fast once dates lock.

How early should I list my home before a PCS report date?

In many San Antonio scenarios, listing about 60 days before the report date gives you time for showings plus a 30–45 day contract-to-close window. If the home needs repairs or you expect a VA appraisal, build extra buffer for re-inspections and lender conditions.

What unexpected issues do Military homeowners encounter when selling in San Antonio?

The common surprises are VA appraisal repair calls, tight contractor availability, title issues on older surveys, and delayed lender conditions that shift closing dates. Many also underestimate how long packing, showings, and move-out cleaning take when a report date is fixed.

What are the steps to sell a house with a VA loan in Texas?

Start with a payoff statement and confirm whether you will pay the loan off at closing or pursue an assumption. If marketing an assumption, ask the lender about release of liability and entitlement substitution. Then list, negotiate contract terms, complete the appraisal/repairs, and close with Texas title and prorations.

Can a buyer assume my VA loan, and will I get my entitlement back?

Assumptions are possible, but entitlement restoration depends on the structure. VA guidance explains that without a substitution of entitlement, your entitlement can remain tied up until the loan is paid off. Get the lender’s assumption terms in writing and confirm release of liability.

What are VA Minimum Property Requirements, and why do they matter to sellers?

VA Minimum Property Requirements (MPRs) are baseline safety and habitability standards checked during the VA appraisal. Items like defective paint, missing handrails, roof or water issues, and nonfunctional utilities can trigger required repairs before closing, so sellers should address them early.

How can I protect OPSEC when selling my home?

Treat your listing like a public dossier. Remove unit identifiers, trophies, uniforms, and framed awards, and avoid language that mentions deployments or base locations. Guidance from Military social media safety programs also recommends disabling geotagging and tightening privacy settings before you post.

What tax advantages can Veteran homeowners use when selling?

There is no special federal home-sale exclusion only for Veterans, but many qualify for the standard IRS primary-residence gain exclusion ($250,000 single / $500,000 married filing jointly) if rules are met. Separately, Texas property tax exemptions for disabled Veterans can reduce carrying costs before the sale.

How are Texas property taxes prorated at closing?

Texas closings usually prorate taxes so each party pays the portion of the year they own the home. Because property taxes are often paid in arrears, sellers typically credit buyers for days after closing, and the final numbers are reconciled on the settlement statement by the title company.

What should be in my PCS home-sale document folder?

Keep digital and hard copies of orders, a mortgage payoff statement, survey and deed, repair receipts, appliance warranties, HOA information, and your VA Certificate of Eligibility if you plan to buy again. Add utility contacts, keys/remotes inventory, and a Power of Attorney if travel is likely.

References

Official and high-trust sources referenced in this checklist.

Primary references used:

Helpful LRG tools (internal)

Net proceeds: Home Sale Calculator
Budget planning: Mortgage Calculator and Affordability Calculator
PCS logistics: JBSA PCS checklist guide
Talk to a pro: Contact LRG