PCS home sale timeline calculator.
Tell us your report date and base. We will work backward to your ideal list date, prep start, and closing target.
Built on Real Broker, LLC · James Sanson, AZ License #SA535310000 · Runs in your browser, no data stored
About this tool
Most home-sellers think about the sale forward: list, wait, close. A military sale runs backward: you have a report-not-later-than date, and everything else has to land before it. This tool reverses the math.
Defaults are pre-filled based on recent market data for your base. You can override every number. When the defaults do not match your situation, change them. The math runs in your browser; nothing is sent to us, stored, or shared.
Calculate your timeline
How the math works
The tool starts at your report date and counts backward through four milestones:
- Close date = Report date − your buffer (1 day to 3 weeks).
- Under contract date = Close date − escrow length (30, 45, or 60 days).
- List date = Under contract date − days on market.
- Prep start date = List date − 2 weeks (photos, repairs, decluttering).
If the calculated prep date is in the past, the tool flags it: your timeline is already tight, and you need a conversation with an agent today, not next week.
Frequently asked questions
Where do the days-on-market defaults come from?
Recent market data from Redfin, Movoto, and FRED (Federal Reserve Economic Data) for each base's metro area. We update these periodically. You can always override the number if your specific situation is different (price point, condition, neighborhood).
Why is Sierra Vista so different from Luke AFB?
Sierra Vista is a smaller, more BAH-constrained, more military-dependent market. Homes there genuinely take longer to sell on average (60-80 days typical vs 20-30 days at Luke). A timeline built on Luke AFB assumptions would mislead a Huachuca family by months. That is why the base selector matters.
Does the buyer pace really matter? Why not just use one default?
Same neighborhood, same price point, same time of year — a house with great photos and accurate pricing can go pending in a week; one with a few issues can sit for two months. Picking a realistic pace for your specific home avoids both panic and complacency.
What about prep time?
The tool assumes 2 weeks of prep before listing (photos, minor repairs, decluttering, possible staging). Most sellers can compress this if needed. If you have already done the prep work, your effective "prep start" is today and your list date can move up.
Are my inputs stored anywhere?
No. The calculator runs entirely in your browser. We do not send your numbers to a server, store them in cookies, or share them with third parties.
What if my closing slips?
The buffer is your insurance against that. A 2-week buffer means escrow can run a week long and you still close before report date. A 1-day buffer means any slippage puts you closing after you have left town — possible to handle remotely, but stressful. Pick a buffer that matches your tolerance for risk.
Related guides
- Selling your home before a PCS — the full written guide that this calculator implements.
- Selling your home remotely — if you already PCSed and need to sell from your next duty station.
- Rent vs sell after PCS — if you have not committed to selling yet.
- VA loan handling when you sell — assumption, payoff, entitlement.
- All calculators — the full /tools/ hub (more coming).
- Get matched with an agent — talk to a real person about your specific situation.
Want this timeline reviewed by a real person?
A calculator gives you a starting point. An experienced military-focused agent can adjust for the specifics of your property, your price point, and your market. Tell us your situation and we will respond within one business day.
Get matched with a heroSOLD agent