What to Do With Your Texas Home When PCS Orders Come

by Chelli Smith

If you’ve been staring at your phone since the call dropped, mentally running numbers at 11pm while your spouse searches moving companies… I need you to know something first:

You have options.

And you probably have more time to think this through than it feels like right now.

After 23 years in the Air Force, I’ve personally PCS’d more times than I can count, including moves where we owned a home and had no clue what the smartest next step was. Now as a Texas Realtor, I’ve helped a lot of military families walk through this exact situation.

And here’s the truth: deciding what to do with your home during a PCS is not just a financial decision. It’s emotional too. You’re making a huge choice while balancing timelines, stress, family decisions, and a thousand moving pieces all at once.

So let’s break it down clearly and realistically, including some Texas-specific things a lot of people don’t realize until it’s too late.

Why This Feels So Overwhelming

PCS season has a way of making everything feel urgent all at once.

You’re coordinating household goods, researching schools, checking commute times at the next duty station, figuring out leave dates… and somewhere in the middle of all that, you’re also expected to make a major real estate decision.

The hard part is there’s no one-size-fits-all answer.

The right move for a family in Schertz with a 2.75% VA loan looks very different from someone who bought at a higher rate more recently in Cibolo or San Antonio.

That’s why I always tell military families: stop looking for the “perfect” answer and start looking for the answer that makes the most sense for your numbers, timeline, and stress level.

Option 1: Sell the Home

And honestly? If you bought between 2020–2022, your interest rate may be one of your biggest selling points.

A lot of VA buyers right now are specifically looking for assumable loans because today’s interest rates are so much higher. A buyer assuming a 2.5–3.25% VA loan could potentially save hundreds per month compared to financing at current rates.

That is a huge advantage in today’s market.

Especially around JBSA, assumable VA loans are getting a lot of attention because buyers are payment-conscious right now.

A few important things to know:

Most military PCS timelines realistically give you around 60–90 days from orders to report date.
A typical sale may take a few weeks to prep, list, and get under contract, plus another 30–45 days to close.
VA assumptions usually take longer than traditional closings. Sometimes 45–90 days depending on the servicer.
If you suspect orders are coming, start preparing early. You do not need to wait for official orders to start talking through options.

Even something as simple as walking your home with a Realtor early can help you avoid surprises later.

Option 2: Keep It as a Rental

For some families, this absolutely makes sense.

You keep the asset, continue building equity, and potentially create long-term wealth while someone else helps pay down the mortgage.

And yes, in certain areas near Randolph or Lackland, the rental numbers can work really well.

But I always want military families to look at the real picture, not just the TikTok “passive income” version.

Here’s what long-distance landlording actually looks like:

Property management fees (usually around 8–10%)
Leasing fees when placing new tenants
Vacancy periods between renters
Repairs from 1,000+ miles away
Texas maintenance issues like HVAC, plumbing, and foundation concerns

Also important:

If you’re planning to buy again using your VA loan, lenders typically only count about 75% of projected rental income toward your debt-to-income ratio, and usually only with a fully executed lease in place.

So before deciding to rent it out, run the numbers honestly.

Not “close enough” numbers.
Not “hopefully it works” numbers.

Real numbers.

If the property comfortably cash flows after management fees, maintenance reserves, and vacancies, renting may be a great long-term move.

If the numbers are razor thin, the stress may not be worth it.

The Texas Tax Thing Most Military Families Don’t Realize

This catches people off guard every single year.

If you turn your Texas primary residence into a rental, you lose your homestead exemption.

That means your property taxes will likely increase because the home is no longer considered your primary residence.

A lot of families forget to factor this into their rental calculations.

The good news is if you move back into another Texas primary residence later, you can file for the homestead exemption again on that property.

This alone is not a reason to avoid renting your home out. It’s just something you need to account for before making the decision.

The 3 Questions That Usually Make the Decision Clearer

1. What’s your current interest rate?

If you have a low VA rate, the assumption angle could completely change your strategy.

I would absolutely explore this before automatically deciding to rent the home out.

2. Does the rent truly cover everything?

And I mean everything:

PITI (Principal, Interest, Taxes, Insurance)
Management fees
Maintenance reserves
Vacancy buffer

If the property only works “on paper,” that becomes stressful really fast during a PCS.

3. Do you plan to buy again at your next duty station?

If yes, you need to understand your remaining VA entitlement before making a decision.

Some military families can absolutely keep their current home and buy again using remaining entitlement.

Others may need to sell first.

A VA-savvy lender can usually calculate this pretty quickly, and it’s one of the first conversations I recommend having.

Frequently Asked Questions

Can I rent out a home I bought using a VA loan?

Yes. Once you’ve satisfied the occupancy requirement and lived in the home as your primary residence, you can convert it into a rental when you PCS.

What happens to my VA entitlement if I sell?

If you sell the home and the VA loan is paid off, your entitlement is generally restored in full.

If you keep the property as a rental, you may still have remaining entitlement available depending on your loan amount and where you’re buying next.

Do I need to be physically present to sell during a PCS?

Nope.

A lot of military families close remotely using electronic signatures, power of attorney, and a Realtor managing things locally.

This happens all the time during PCS season.

How long do VA assumptions usually take?

Typically anywhere from 45–90 days depending on the lender or servicer.

That’s why planning ahead matters if you want to market the assumable loan as part of your strategy.

The Bottom Line

There’s no universally “right” answer here.

But there is a smart way to approach the decision.

Run the real numbers.
Understand your VA entitlement.
Factor in taxes, timelines, and stress levels.
And don’t make a rushed decision just because orders dropped.

As a retired Air Force Senior Non-Commissioned Officer, I’ve personally been through more PCS moves than I can count, and I’ve also helped military families navigate this exact situation during PCS season.

Sometimes selling makes sense.
Sometimes renting makes sense.
The key is understanding the full picture before you commit either way.