How to Time Your PCS Move with the DC Real Estate Cycle
If you’re in the military, you know Permanent Change of Station (PCS) orders often come with tight timelines, high pressure, and a lot of moving parts. When those orders send you to Washington, DC, the process can feel even more complex. The good news? With a little strategy and insight into the military DC real estate market, you can time your move to align with the real estate cycle and make your transition smoother, smarter, and more financially sound.
At City Chic Real Estate, we’ve helped countless military families buy and rent homes around their PCS schedules. Here's how to approach your move with confidence and a well-timed plan.
Step 1: Know the DC Real Estate Seasons
DC’s housing market follows seasonal trends just like many major metro areas. Understanding these cycles can help you better plan your move:
Spring (March–June): Peak buying and selling season. More inventory, but also more competition.
Summer (July–August): Still active, especially for families trying to settle before school starts.
Fall (September–November): Slower pace, less inventory, more room to negotiate.
Winter (December–February): Quietest season, with fewer listings but potentially more motivated sellers.
Step 2: Start the Process Early (Even Before You Have Orders)
You don’t need official orders to start prepping. Begin researching neighborhoods, financing options, and connecting with a local agent who understands military DC real estate. Getting pre-approved for a VA loan and building your wishlist early puts you in a stronger position when your orders drop.
Common Mistake to Avoid: Waiting until you arrive in DC to start looking. By then, you may be rushing into a decision that doesn’t fit your goals or timeline.
Step 3: Align Your Housing Search with Market Activity
If you can, aim to shop during spring or summer for the widest selection but don’t worry if your move doesn’t align perfectly. Even in the slower months, opportunities still exist. You may find better deals or less competition in the fall or winter.
Tip: Be flexible with your list. If timing is tight, having a few must-haves and nice-to-haves can help you move faster without compromising too much.
At City Chic Real Estate, we specialize in helping military families make smart, timely moves. 🎖 Connect with us for a custom PCS strategy that works with your timeline.
Step 4: Consider Temporary Housing as a Strategic Step
Sometimes, it’s smarter to rent first and buy later especially if you’re arriving off-season or need time to explore the city. Short-term or month-to-month rentals can give you the breathing room to wait for the right home at the right time.
Step 5: Use a Local Agent Who Knows Both Military Life & DC Market Timing
Not every agent understands PCS timelines, VA loan details, or how DC’s hyper-local market shifts from block to block. Working with a team that knows how to navigate both the military lifestyle and the DC real estate cycle is key to a smooth experience.
At City Chic, we’re not just local, we’re aligned with your reality.
Additional Tips for PCS Planning in DC
Check school enrollment windows: Especially important if you’re arriving in summer or fall.
Look into BAH trends: Match your housing budget with your allowance before you start shopping.
Use your network: Other military families can share firsthand insight into base access, commute times, and neighborhood culture.
Timing a PCS move in the military DC real estate market doesn’t have to feel like a guessing game. By understanding seasonal trends, prepping early, and working with a team who knows the terrain, you can find a home that fits your timeline, your goals, and your lifestyle.
At City Chic Real Estate, we help military families navigate DC with clarity, confidence, and zero guesswork. Whether you’re buying, renting, or just exploring your options, we’ve got your six.
Let’s create a real estate game plan that makes your transition smooth and smart. Getting ready for a PCS to DC? 📅 Reach out today for a pressure-free PCS strategy session.
