Short answer: Start the week your orders arrive. Decide your list date, prepare the home while you are still there, and sign a limited power of attorney so you can close from your next duty station. At the same time, decide whether selling or renting fits your finances better.
Orders do not wait for the real estate market. If you own in Clarksville and are moving, a short plan keeps your timeline and your equity safe.
The first week
- Confirm your report date and your realistic last day in the home.
- Ask your lender for a payoff estimate so you know your net.
- Meet with a local agent and get a pricing opinion.
- Decide whether you will sell or rent the home.
Price and prepare around your deadline
Your deadline changes your strategy. If you need to close before you leave, price to attract offers quickly and handle repairs and cleaning before photos. If you have more flexibility, you may be able to wait for a stronger offer, but every month of mortgage, utilities, and upkeep reduces what you keep.
Listing while you are packing
- Take photos before boxes pile up.
- Set clear showing windows so buyers can see the home easily.
- Leave the home clean and, if possible, lightly staged.
- If you move out first, keep utilities on and have someone check on the property regularly.
Closing from another state or overseas
Many closings happen without the seller present. A limited power of attorney can allow someone you trust to sign for you, and title companies often arrange remote or mobile notary signings. Start the paperwork early, since some lenders and title companies have specific requirements.
Selling versus renting
Renting can work if the rent covers your payment and costs with room for repairs, vacancy, and management. Selling can work better if the home needs work, equity is strong, or you do not want to be a long-distance landlord. Talk to a tax professional too. Homeowners can often exclude a significant part of the gain on a primary residence if they lived there for two of the last five years, and service members on qualifying official extended duty may be able to suspend that five-year window. Confirm how it applies to you.
Frequently asked questions
Can I sell my house while I am deployed or at my next duty station?
Yes. With a limited power of attorney and a title company experienced in remote closings, many service members close without being present.
How fast can I sell my Clarksville home before PCS?
It depends on price, condition, and market activity. Starting early and pricing accurately gives you the best chance of closing before you leave.
Should I rent my home instead of selling?
It depends on your rent versus your total costs, your equity, your tolerance for managing a rental from afar, and your tax situation. I am happy to walk through the numbers with you.
What if my house does not sell before I leave?
Options include renting it temporarily, lowering the price, or having your agent keep marketing it while you are gone. Plan for this possibility before you list.
Do I owe taxes on the sale of my home?
Many sellers owe nothing on a primary residence because of the home sale exclusion, but it depends on your gain and how long you lived there. Ask a tax professional.
Questions? Let's talk it through.
No pressure and no jargon. Tell me what you are trying to do and I will help you plan the next step.
Contact Southern ReserveJenn McMillion is the owner and principal broker of Southern Reserve Realty in Clarksville, Tennessee, serving buyers, sellers, and Fort Campbell relocation clients. Southern Reserve Realty is a veteran-owned, independent brokerage. This article is general information, not legal, tax, or financial advice.