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Understanding PCS Season & Optimal Listing Timing

Last updated:1/15/2025

7 min read

PCSTimingSeasonalMarketingStrategy

PCS (Permanent Change of Station) season refers to the time of year when most military relocations occur.

Key Facts:

60%+ of military moves happen May-August
Driven by school schedules and fiscal year
Creates predictable demand cycles
Affects pricing power and vacancy rates
Understanding timing = competitive advantage

Why Summer?:

School year ends (families with children)
Fiscal year transition (military budgets)
Better weather for moves
Easier for dual-military coordinating
Traditional moving season

Monthly Breakdown:

May: 15-20% of annual PCS moves
June: 25-30% of annual PCS moves (peak)
July: 20-25% of annual PCS moves

August: 10-15% of annual PCS moves

Market Characteristics:

Highest demand
Multiple applicants per property
Faster rental times (days vs. weeks)
Less price negotiation
Can be more selective
Premium pricing possible

Why Winter?:

Fiscal year mid-point
Career course timing
Promotions
Special assignments
Emergency orders

Volume: 15-20% of annual moves

Market Characteristics:

Moderate demand
Good availability (less competition from other landlords)
Faster than off-season
Standard pricing
Quality tenants still available

What Happens:

Minimal PCS activity (20-25% of annual moves)
Individual emergency orders
Specialty assignments
Schools and training
Lower overall demand

Market Characteristics:

Slower rental times
More negotiation
Incentives may be needed
Longer vacancy possible
Price competition increases

List 30-60 Days Before Target Move-In:

Example Timeline:

Target move-in: June 15
List property: April 15 - May 15
Receive orders: 30-120 days before move
House hunting: 60-90 days before move
Decision: 30-60 days before move

Why This Works:

Military families search early
Remote PCS common (virtual tours)
Need time to coordinate
Multiple properties to compare
Give notice to current landlord

When to List:

Late March: For June move-ins
April: For June-July move-ins
May: For July-August move-ins

List 30-45 Days Before:

Why Shorter Window:

Smaller pool of movers
Often faster decisions
Less competition
Weather considerations

When to List:

Early December: For January move-ins
Late December: For February move-ins

List 60-90 Days Before:

Why Longer Window:

May - August:

Price at 100-105% of BAH
Less need for concessions
Multiple applications expected
Quick decision timeline
Premium properties can push 110%

Example:

E5 BAH: $1,500
Your rent: $1,575 (105%)
Result: Filled in 7-14 days with multiple applicants

January - February:

Price at 95-100% of BAH
Standard market rate
Slightly more flexible
Small incentives if needed

Example:

E5 BAH: $1,500
Your rent: $1,500 (100%)
Result: Filled in 14-21 days

September - December, March - April:

Price at 95-100% of BAH (or slightly below)
Consider incentives
More flexibility needed
May take longer to fill

Incentive Options:

First month free (amortized over lease)
Reduced security deposit
Free month of utilities
Flexible lease terms
Move-in date flexibility

Example:

Goal: Align lease expirations with peak season

Best Lease End Months:

May - July: Easiest to re-rent
January - February: Second best
September - April: Slower, may need incentives

Scenario: Lease expires October (off-season)

Option 1: Short-term extension

Offer month-to-month through May
Or 8-month lease ending June
Next vacancy hits peak season

Option 2: Incentivize early renewal

"Renew by December 1st: No rent increase"
Lock in tenant for another year
Avoid off-season vacancy

Option 3: Price for quick fill

Discount rent 5-10%
Fill quickly even off-season
Better than extended vacancy

Military Tenants Typically:

Rent for 2-4 years (full PCS tour)
Lease expires when they PCS
Often PCS during peak season
Creates predictable turnover

Planning Ahead:

Know tenant's likely PCS timing
Ask about assignment length

Check Base Website For:

Training schedules
School calendars
Base events
Deployment cycles
PCS processing timelines

Examples:

Fort Benning: Infantry training graduations (housing demand spikes)
Naval Station Norfolk: Deployment cycles affect spouse-only rentals
Joint Base Lewis-McChord: Large PCS volume June-July

Army:

Largest service (most PCS moves)
Traditional peak season timing
Family-focused

Navy:

Ship deployment cycles matter
Norfolk, San Diego huge volume
Sea duty rotations

Air Force:

More predictable PCS timing
Often family-friendly bases
Technical training schedules

Marines:

Younger demographic
Camp Lejeune, Camp Pendleton major volume
Traditional PCS timing

Coast Guard:

Smaller service (fewer moves)

Early Notice to Current Tenant:

"Your lease expires May 31st. Are you planning to renew or will you be PCSing? I need to know by March 15th to plan accordingly."

60-Day Notice Rule:

Ask for 60 days notice if not renewing
Earlier than typical 30 days
Gives time to market during peak
Compensate with small concession if needed

Overlap Showing Strategy:

Start showing 30-45 days before current lease ends
Give current tenant 24-48 hours notice
Schedule showings during work hours
Offer showing incentive (rent credit)

When Outgoing Tenant Knows Replacement:

Same unit/squadron
Friend PCSing in
Seamless transition

Facilitate This:

Ask outgoing tenant for referrals
Offer referral bonus ($100-$250)
Allow incoming tenant to view early
Coordinate move-out/move-in timing

Example:

Current tenant out May 31st
New tenant in June 1st
Zero vacancy days
No lost rent

:

January:

List February vacancies
Prepare for winter PCS surge
Update photos (winter condition)
Check BAH rates (annual update)

February:

List March-April vacancies
Begin peak season prep
Refresh listing content
Update pricing

March:

START PEAK SEASON MARKETING
List May-June vacancies
Increase advertising
Post in Facebook groups
Contact base housing offices

April:

PEAK SEASON FULL SWING
List June-July vacancies
Respond within 1 hour to inquiries
Schedule virtual tours
Multiple showings per week

May:

HIGHEST DEMAND
List July-August vacancies
Fast-moving market
Premium pricing possible
Quick decisions needed

June:

PEAK CONTINUES
List August vacancies
Still strong demand
Begin winding down

:

Peak Season (May-August):

List 30-60 days early
Price at 100-105% of BAH
Expect quick fills (7-14 days)
Multiple applicants common
Be responsive (reply within 1 hour)

Secondary Peak (Jan-Feb):

List 30-45 days early
Price at 95-100% of BAH
Moderate demand
Fill in 14-21 days

Off-Season (Sep-Dec, Mar-Apr):

List 60-90 days early
Price at 95-100% of BAH (or below)
Consider incentives
May take 30-45+ days
Be patient but proactive

Year-Round:

Always have property listed
Track inquiry sources
Build relationships
Plan lease expirations
Target peak season turnover

Reaching Military Tenants
Pricing Strategy
Understanding Military Life
Listing Optimization
BAH Explained

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Lower demand

Need more exposure time

Fewer searchers

May need to adjust price or offer incentives

Strategy:

Start earlier
More aggressive marketing
Consider incentives
Be patient

Always-On Approach:

List as soon as vacancy known
Even if off-season
Emergency orders happen year-round
Non-PCS military tenants
Civilian tenants as backup

E5 BAH: $1,500

Your rent: $1,450 (97%) + First month free

Effective rent: $1,329/month over 12 months

Result: Filled in 21-45 days

Plan for next vacancy

Start marketing early

Unique duty stations

Similar timing to Navy

High-Demand Bases (always competitive):

San Diego (Navy, Marines)
San Antonio (Air Force)
Norfolk/Virginia Beach (Navy)
Fort Bragg (Army)
Joint Base Lewis-McChord

Moderate Demand:

Most installations
Follow typical PCS patterns

Lower Demand (may need incentives):

Rural installations
Smaller bases
Less desirable locations

Budget for

30-60 days vacancy (off-season)
7-14 days vacancy (peak season)
Turnover costs ($500-$1,500)
Marketing expenses

Example - Peak Season:

Rent: $1,500/month
Vacancy: 14 days = $700 lost rent
Turnover: $1,000
Total cost: $1,700

Example - Off Season:

Rent: $1,500/month
Vacancy: 45 days = $2,250 lost rent
Turnover: $1,000
Total cost: $3,250

Avoid Extended Vacancy:

Price competitively
Market aggressively
Consider incentives
Don't stubbornly hold price

July

LATE PEAK
Last-minute PCS families
Standard pricing
Slower than May-June

August:

Transition to off-season
List September vacancies
Adjust expectations
Consider incentives

September - December:

Off-season marketing
Competitive pricing
Longer listing times
More patient approach
Target non-PCS tenants

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