Skip to main content

About

About Us Blog Careers Press

Military Resources

PCS Guide BAH Calculator PFT/CFT Calculator VA Loan Info

Support

Help Center Contact Us Renter's Safety Guide Give Feedback

Legal

Privacy Policy Terms of Service Fair Housing Accessibility

PCS Pal is not affiliated with the U.S. Department of Defense or any government agency.

© 2025 PCS Pal. All rights reserved.

Understanding PCS Season & Optimal Listing Timing

Last updated:1/15/2025

7 min read

PCSTimingSeasonalMarketingStrategy

Understanding PCS Season & Optimal Listing Timing

What is PCS Season?

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

Annual PCS Cycles

Peak Season: May - August

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

Secondary Peak: January - February

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

Off-Season: September - December, March - April

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

Optimal Listing Timing

For Peak Season (May-August)

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

For Secondary Peak (January-February)

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

Pricing Strategy by Season

Peak Season Pricing

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

Secondary Peak Pricing

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

Off-Season Pricing

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:

Managing Lease Expirations

Strategic Lease End Dates

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

Converting Off-Season to Peak

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

The PCS Cycle Advantage

Military Tenants Typically:

Rent for 2-4 years (full PCS tour)
Lease expires when they PCS

Base-Specific Considerations

Installation Calendars

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

Branch Differences

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

Vacancy Management Strategies

Minimizing Vacancy Gap

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)

The Perfect Handoff

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:

Marketing Calendar

Monthly Marketing Plan

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:

Quick Reference: PCS Season Strategy

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

Related Resources

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

Was this article helpful? Provide feedback

For Off-Season

List 60-90 Days Before:

Why Longer Window:

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

Year-Round Rental Strategy

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

First month free (amortized over lease)

Reduced security deposit

Free month of utilities

Flexible lease terms

Move-in date flexibility

Example:

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

Often PCS during peak season

Creates predictable turnover

Planning Ahead:

Know tenant's likely PCS timing
Ask about assignment length
Plan for next vacancy
Start marketing early

Traditional PCS timing

Coast Guard:

Smaller service (fewer moves)
Unique duty stations
Similar timing to Navy

Regional Variations

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

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

Worst-Case Vacancy Planning

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

PEAK CONTINUES

List August vacancies

Still strong demand

Begin winding down

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

Search Properties
BAH Calculator
Safety Guide