PCS Orders Coming? Should You Sell or Rent Your Augusta Home?

By Laura Boshell | Laura Boshell Real Estate

PCS orders are in, and now you're faced with a big decision: Do you sell your home or keep it as a rental property?

For military homeowners near Fort Gordon, including Augusta, Grovetown, Evans, and Martinez, the answer isn't always straightforward.

Maybe you've only owned your home for a couple of years. Maybe you locked in a great mortgage rate. Or perhaps you're considering keeping the property as a long-term investment.

I've worked in real estate and property management, and I'm also a landlord myself. One thing I've learned is that there's no one-size-fits-all answer.

The right decision starts with understanding your numbers.

1. What Could Your Home Sell For Today?

Before deciding to rent, find out what your property could realistically sell for in the current Augusta-area market.

A comparative market analysis (CMA) looks at recent sales, competing listings, property condition, and location to help estimate your home's market value.

But your potential selling price is only part of the equation.

You'll also want an estimated seller net sheet showing your mortgage payoff, anticipated closing costs, concessions, commissions, and other selling expenses.

If you've only owned your home for a short time, you may not have accumulated enough equity to cover every selling expense.

And here's something worth remembering: Selling for more than you paid doesn't necessarily mean you're walking away with a profit.

2. Could Your Home Make a Good Rental?

If selling doesn't make financial sense right now, renting may be worth exploring.

Military households regularly relocate in and out of the Fort Gordon area, but that doesn't mean every home will rent quickly or for the amount an owner needs.

Rental rates vary throughout Grovetown, Evans, Martinez, and Augusta depending on the neighborhood, condition, size, and competing rental inventory.

A rental market analysis can help establish a realistic rental price.

Then comes the part homeowners sometimes overlook: figuring out what they'll actually keep.

Let's say your home could rent for $1,800 per month.

Estimated Monthly Income & ExpensesAmountRental income$1,800Mortgage, taxes, and insurance-$1,350Property management (10%)-$180Maintenance reserve (5%)-$90Vacancy reserve (5%)-$90 Estimated cash flow$90

This is a hypothetical illustration, not an estimate for a specific Augusta property. Leasing fees, major repairs, HOA dues, and other expenses aren't included.

That $450 difference between rent and the mortgage quickly becomes $90.

And one major repair could wipe out several months of positive cash flow.

This doesn't automatically make renting a bad investment. Your tenants may help pay down your mortgage, and the property could appreciate over time.

But future appreciation isn't guaranteed, and rent covering your mortgage is not the same thing as positive cash flow.

3. What About Your VA Loan?

If you purchased your home using a VA loan, don't assume you must sell it when you PCS.

Homeowners who met the original occupancy requirements may be able to retain their VA-financed property as a rental after relocating.

You may also be able to use your remaining VA entitlement to purchase another primary residence, depending on eligibility and lender qualifications.

The important thing is understanding how your current loan affects your next purchase.

Before making a decision, speak with a lender experienced in VA financing and review your mortgage terms.

For additional information, visit the VA's official home loan eligibility guide.

4. Are You Prepared to Be a Long-Distance Landlord?

Owning a rental in Grovetown while stationed in Texas, Colorado, or overseas is very different from living ten minutes away.

Who's handling the emergency plumbing call?

What happens when the AC quits in July?

Who's coordinating repairs, tenant concerns, inspections, and lease renewals?

Some military homeowners successfully manage their own properties remotely. Others prefer working with a local property manager.

Either can work, but you need a reliable plan.

And don't forget to review your insurance coverage, possible changes to property tax exemptions, and any HOA rental restrictions before converting your home into a rental.

5. Will You Return to Augusta?

Your long-term plans matter just as much as today's numbers.

If you anticipate returning to the Fort Gordon area, keeping your home may make sense.

If you're interested in building a rental portfolio, this property could become your first investment.

But if you don't plan to return and would prefer to use your equity toward your next home, selling may be the more practical decision.

There's also a potential tax consideration for military homeowners. Qualified service members may be eligible for special rules affecting the time period used to calculate the federal home-sale capital gains exclusion.

If you're considering renting your former primary residence, talk with a tax professional about the implications before deciding.

For more information, review IRS Publication 523, Selling Your Home, which includes special provisions for qualifying military homeowners.

So, Should You Sell or Rent?

Here's how I look at it.

Selling may make more sense when:

• You have sufficient equity and want a clean financial break.

• You need proceeds from the sale for your next home.

• Rental income wouldn't adequately cover ownership expenses.

• You don't want the responsibilities or risks of being a landlord.

Renting may be worth considering when:

• You can realistically cover expenses and maintain financial reserves.

• You're comfortable holding the property for several years.

• You want to build a long-term real estate investment.

• You have a solid plan for managing the property from wherever you're stationed.

Neither option is automatically better.

And I wouldn't recommend keeping a home simply because selling today feels disappointing. A rental that consistently drains your savings isn't necessarily a better financial decision.

Before You Decide, Run Both Sets of Numbers

A PCS brings enough uncertainty without guessing about one of your largest financial assets.

Start with a realistic selling-price analysis and estimated net proceeds. Then compare that with expected rental income, ongoing expenses, and the risks of long-distance ownership.

Sometimes the numbers will clearly favor selling. Other times, holding the property may offer a worthwhile opportunity.

The important thing is making an informed decision that fits your financial situation and long-term plans.

Preparing for a PCS From Fort Gordon?

I'm Laura Boshell, a real estate broker, property management professional, and fellow landlord serving Augusta, Grovetown, Evans, Martinez, and surrounding communities.

If you're weighing the decision to sell or rent your home, I'd be happy to help you explore both options.

Let's look at the numbers before you make your next move.

Laura Boshell | Laura Boshell Real Estate

Serving the Greater Augusta Area and CSRA.

This article is for educational purposes and is not legal, tax, or financial advice. Consult qualified professionals regarding your individual circumstances.