Navigating a PCS Move: Why Speed Matters
When you receive Permanent Change of Station (PCS) orders, time is of the essence. You may have 60 to 90 days to relocate, making it essential to sell your home quickly without losing value. This guide will help you navigate the San Diego real estate market efficiently so you can transition smoothly.
👉 PCS orders coming fast? Don’t wait! Get top dollar for your home—contact us today!
San Diego Military Housing Market Overview (2025)
Understanding current market conditions is critical when planning a quick sale. Here’s what’s happening in San Diego’s housing market as of Q1 2025:
✔ Median Home Price: $975,000 (⬆ 7% YoY) ✔ Average Days on Market: 21 days ✔ Inventory Levels: Low supply (2.3 months), creating a strong seller’s market ✔ Mortgage Rate Trends: VA loan rates remain lower than conventional loans, making homes more attractive to VA buyers. ✔ Buyer Demand: High, with 37.4% of homes selling above the asking price
San Diego remains one of the most competitive housing markets, which is great news for military home sellers looking for a quick close.
Thinking about selling? Here’s proof that military families can sell fast!
Real-Life Success Story: How One Military Family Sold Their Home in Just 14 Days
When Captain David and his wife, Sarah, received PCS orders to move from San Diego to Virginia, they had only six weeks to relocate. With a young child and limited time, they needed a fast, hassle-free home sale.
✔ They worked with a real estate agent experienced in VA buyers, ensuring their home was marketed to the right audience.
✔ They priced competitively based on market trends, avoiding unnecessary price reductions.
✔ They offered VA-friendly incentives, covering part of the buyer’s closing costs.
Within 14 days, they accepted an offer from another military family also relocating to the area! By aligning their selling strategy with military-friendly buyers, they closed quickly and moved on without financial stress.
Top Military Housing Markets for a Fast Sale
Military personnel often buy and sell homes near major bases. If you live in one of these areas, you’re in a prime position to sell fast to another military family.
1. Chula Vista (Near Naval Base San Diego)
✔ Median Home Price: $820,000 (⬆ 6.5% YoY) ✔ Avg. Days on Market: 19 days ✔ Why It’s Popular: Strong military community, newer homes, top-rated schools ✔ VA Loan Considerations: Many homes qualify for VA loans in Otay Ranch & Eastlake
2. Point Loma (Near Naval Base Point Loma & NAB Coronado)
✔ Median Home Price: $1,320,000 (⬆ 5.1% YoY) ✔ Avg. Days on Market: 23 days ✔ Why It’s Popular: Coastal living, quick access to bases, historic military housing ✔ VA Loan Considerations: High home prices often exceed VA loan limits, requiring a down payment
3. Oceanside (Near Camp Pendleton)
✔ Median Home Price: $750,000 (⬆ 4.7% YoY) ✔ Avg. Days on Market: 21 days ✔ Why It’s Popular: Affordable homes, large military community ✔ VA Loan Considerations: Many VA buyers due to affordable prices within VA loan limits
4. Mira Mesa & Miramar (Near MCAS Miramar)
✔ Median Home Price: $920,000 (⬆ 5.9% YoY) ✔ Avg. Days on Market: 22 days ✔ Why It’s Popular: Central location, military-friendly neighborhoods ✔ VA Loan Considerations: Many townhomes and condos require VA loan approval
5. Imperial Beach (Near NOLF Imperial Beach & NAB Coronado)
✔ Median Home Price: $785,000 (⬆ 4.2% YoY) ✔ Avg. Days on Market: 18 days ✔ Why It’s Popular: Beachside living, quick commute to Navy bases ✔ VA Loan Considerations: Many single-family homes qualify for VA financing
6. Coronado (Near NAB Coronado & Naval Base San Diego)
✔ Median Home Price: $2,000,000 (⬆ 7.3% YoY) ✔ Avg. Days on Market: 25 days ✔ Why It’s Popular: High-end homes, military culture, proximity to bases ✔ VA Loan Considerations: Requires higher down payment due to VA loan limits
7. Camp Morena & Campo (Near Inland Military Training Facilities)
✔ Median Home Price: $525,000 (⬆ 4.1% YoY) ✔ Avg. Days on Market: 30+ days ✔ Why It’s Popular: Rural, quiet, and affordable ✔ VA Loan Considerations: Most homes qualify for VA loans, but appraisals may take longer
👉 Need expert guidance? We specialize in fast military home sales. Let’s talk today!
Common PCS Routes & San Diego Relocation Offices
To better assist military home sellers, here are the most common PCS relocation routes from San Diego and key on-base offices:
✔ PCS Routes: San Diego to Norfolk, San Diego to Hawaii, San Diego to Washington D.C., San Diego to Jacksonville, San Diego to San Antonio.
✔ Relocation Offices:
- Naval Base San Diego Housing Services Office – Supports relocation counseling.
- Marine Corps Community Services Relocation Assistance – Helps Marines and their families navigate PCS moves.
- San Diego Fleet & Family Support Center – Provides financial and moving assistance for service members.
FAQ: Military Home Sellers’ Most Common Questions
A: You have several options: renting out the property, working with an agent to handle a sale remotely, or selling to a cash buyer for a quicker close.
A: No! Pricing competitively is key. Overpricing can extend your days on market, while strategic pricing attracts buyers quickly.
A: Offering VA-friendly incentives (covering closing costs, flexible move-in dates, VA loan eligibility) makes your home stand out.
A: Minor repairs and staging can boost appeal, but major renovations aren’t necessary if you price correctly.
A: Listing on military-friendly housing sites, targeting VA loan buyers, and working with a real estate team experienced in PCS sales ensures the best results.
Military Home Selling Resources
While selling a home quickly during a PCS move can be stressful, military members have access to exclusive resources that can help streamline the process:
✔ Military OneSource – Provides financial counseling and relocation assistance to help service members navigate home sales.
✔ Servicemembers Civil Relief Act (SCRA) – Offers legal protections, including foreclosure relief and lease termination benefits.
✔ VA Home Loan Program – Ensures smoother transactions for VA buyers, making homes with VA eligibility more competitive.
✔ Base Housing Offices – Many military installations provide on-base housing support for service members selling their homes.
These resources support military home sellers while reinforcing why working with an experienced team leads to a faster and smoother transaction.
👉 It’s time to move forward! Sell your home quickly and stress-free. Contact us now!
Final Thoughts
PCS relocations are stressful, but selling your home doesn’t have to be. By pricing strategically, targeting VA buyers, and leveraging military-friendly incentives, you can sell quickly and move forward with confidence.
