Disclaimer
This guide is published by USA Homeownership Foundation, Inc., dba the Veterans Association of Real Estate Professionals (VAREP), and is intended solely for general informational and educational purposes. It is not legal, financial, tax, or credit advice and should not be relied upon as a substitute for professional consultation with qualified attorneys, financial advisors, or licensed housing counselors.
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Welcome & Thank You
Whether you’re facing a PCS, transitioning to civilian life, or moving on as a proud veteran, this guide is here to help you navigate the home-selling process with clarity and confidence.
The Home Seller Guide – Military & Veteran Edition o ers step-by-step guidance tailored to your unique journey—from VA loan considerations to preparing your home while deployed or relocating. You can read it cover to cover or skip to the sections that matter most.
Don’t miss Section 16, where we introduce the MVP Heroes Housing Network—a VAREP program o ering exclusive support and savings for military and veteran families.
We’re honored to walk alongside you. Let’s get started—together.
You can read it cover to cover or jump directly to the sections most relevant to your needs.
And don’t miss the appendices, filled with helpful checklists and worksheets to guide you step by step on your path to homeownership.
At the Veterans Association of Real Estate Professionals (VAREP), we are proud to serve those who have served. Thank you for the opportunity to walk alongside you in this next chapter.
Let’s get started—together.
Disclaimer
Compliance and Non-Discrimination Notice
Welcome & Thank You
Section 1: Deciding to Sell – Is Now the Right Time?
Section 2: Preparing Your Home for Sale
Section 3: Working with the Right Professionals
Section 4: Pricing Strategy and Market Readiness
Section 5: Selling While on Active Duty (PCS Sales)
Section 6: Selling as a Transitioning Servicemember
Section 7: Selling as a Veteran
Section 8: Selling to Heroes – Marketing to Veterans & Community Heroes
Section 9: Selling and Buying at the Same Time – Contingent Sales
Section 10: Understanding Commission Changes & the NAR Settlement
Section 11: Receiving, Reviewing, and Negotiating O ers
Section 12: Preparing for Appraisal and Inspection
Section 13: Closing the Sale
Section 14: After the Sale – What’s Next?
Section 15: Consumer Protection for Military Sellers
Section 16: Real Estate Savings with the MVP Heroes Housing Network
Section 1: Deciding to Sell – Is Now the Right Time?
Selling your home is a major decision—especially when you're serving, separating, or transitioning as a military or veteran household. Before listing your home, it’s essential to evaluate whether the timing, market, and personal circumstances are right for you and your family.
1.1 Timing: Life Events vs. Market Conditions
Military families often don’t have the luxury of perfect timing. Permanent Change of Station (PCS) orders, end-of-service dates, or retirement milestones frequently drive the decision to sell. Still, it’s worth understanding market trends in your area:
No system is designed to:
Buyer’s Market: More homes than buyers; homes may take longer to sell.
Seller’s Market: More buyers than homes; properties may sell quickly and above asking price.
Neutral Market: Balanced conditions; pricing and timing strategies become key.
Tip: Your local MVP Ambassador can help assess current market conditions and identify the right pricing and strategy.
1.2 Life Stage Considerations for Military & Veterans
Military-a liated sellers face unique transitions that can influence the decision to sell
Life Stage
Common Triggers
Active Duty PCS, deployment, joint relocation
Transitioning
Veteran
Separation, retirement
Downsizing, relocating, family changes
1.3 Understanding Your Financial Readiness
Key Considerations
Selling under time constraints; need for flexible listing strategy
Financial planning, new job market, adjusting to civilian life
VA loan reuse, capital gains, long-term financial goals
Before listing, evaluate how selling fits your financial picture. Key questions:
Do you have enough equity to cover your current mortgage and selling costs?
What are typical seller costs in your area (agent commissions, closing costs, repairs)?
Are there capital gains implications?
In some cases, keeping the home and renting it out may make more sense—especially in high-rent markets or when the home is near a military installation.
Pros of Renting:
Generates passive income
Potential long-term equity growth
Flexibility to return in the future
Cons of Renting:
Ongoing property management responsibilities
Risk of vacancies or damage
Tax implications and landlord legalities
1.5 If You’re Behind on Your Mortgage
If you're experiencing financial hardship or are behind on your mortgage, selling may still be a solution—especially if there’s enough equity. VAREP’s HUD-approved housing counselors can guide you through: 1.4 Rent vs.
Short sales (if needed)
Equity assessment
Foreclosure prevention
Tip: Contact VAREP for no-cost support before making any decision.
Checklist: Are You Ready to Sell?
I’ve reviewed my mortgage payo amount
I understand local market conditions
I’ve considered timing with military/civilian transitions
I’ve explored renting vs. selling
I’ve reviewed potential selling costs and net proceeds
I’ve spoken with a real estate professional or MVP Ambassador
I’ve addressed any financial hardship with a housing counselor (if applicable)
Section 2: Preparing Your Home for Sale
Getting your home ready to sell is about more than cleaning and curb appeal—it’s about setting the stage for a smooth, timely sale that maximizes your return. For military and veteran sellers, additional considerations like PCS timing, deployment logistics, VA loan condition requirements, and security can also play a role.
2.1 Declutter, Clean, and Depersonalize
First impressions matter. A clean, uncluttered home helps buyers imagine themselves living there.
Declutter: Pack away personal items, excess furniture, and knickknacks.
If you're PCSing, this may align with your move prep.
Deep Clean: Prioritize kitchens, bathrooms, and flooring. Consider professional cleaners if time is tight.
Depersonalize: Remove family photos, military memorabilia, and bold décor.
Aim for a neutral, welcoming space.
Tip: Use your PCS move as a motivation to begin pre-packing and purging items.
2.2 Make Repairs That Matter
Focus on fixes that a ect buyer impressions, safety, or financing:
Leaky faucets, cracked tiles, loose railings
Burned-out lights, chipped paint, dirty carpets
HVAC servicing, roof patching, smoke detector batteries
Tip: If your buyer is using a VA loan, be aware that the home must meet the VA’s Minimum Property Requirements (MPRs). Issues like broken windows, peeling paint (especially on older homes), or safety hazards can delay the appraisal or closing.
Resource: Review the VA’s MPRs checklist in Appendix E to see common issues that might come up in appraisal.
2.3 Enhance Curb Appeal
You only get one chance to make a first impression—often from the street.
Trim bushes, mow lawns, and clear walkways
Touch up exterior paint and clean the front door
Add simple touches like a doormat or flowers
Ensure exterior lighting works properly
Tip: Ask your agent or MVP Ambassador to take a test photo of the front to see how it looks from a buyer’s perspective.
2.4 Consider Staging for Military Lifestyles
If your home is vacant due to a PCS move, staging or virtual staging can help showcase the layout.
If you're still living in the home
Arrange furniture to maximize space and light
Use neutral tones and minimal décor
Highlight features that appeal to military families (e.g., home o ces, fenced yards, distance to base)
Digital Staging: Consider digital staging or 3D walkthroughs if physical staging isn’t feasible while deployed or relocated.
2.5 Security During Showings
Military families often live in base-adjacent or high-tra c areas—so extra precautions are wise.
Secure personal documents, military gear, or firearms
Remove prescription medications from view
Set showing schedules with your agent for when you're o base or during specific hours
If you’re already relocated, ask your agent about smart lockboxes, remote monitoring, or trusted local support.
2.6 Pre-Listing Inspections: Worth It?
While not required, a pre-listing home inspection can:
Help you address major issues upfront
Improve transparency with buyers
Speed up the closing process
For VA buyers, knowing the home meets MPRs may also strengthen their o er.
2.7
Gather Key Documents
Having the following ready streamlines the process:
Mortgage statement and loan payo info
Property survey or plat map
Warranties for appliances or roof
Utility bills and HOA documents (if applicable)
Deployment orders or POA documentation (if applicable)
Checklist: Property Prep at a Glance
Decluttered and depersonalized living spaces
Completed minor repairs and maintenance
Boosted curb appeal
Cleaned and staged (or virtually staged)
Secured personal/military-sensitive items
Scheduled showing access and agent coordination
Considered pre-inspection and VA MPRs
Assembled necessary documents for listing and disclosure
Section 3: Working with the Right Professionals
Choosing the Right Ally to Guide Your Mission
Selling a home is one of the most important financial decisions you’ll make—especially when layered with military life transitions.
3.1 Why Military-Competent Matters
Military and veteran families face distinct challenges, including:
PCS deadlines and tight listing windows
Use of VA loans by buyers (with unique appraisal and financing steps)
Deployment complications or Power of Attorney representation
Emotional transitions tied to separation or retirement
A military-competent agent should:
Understand VA loan timelines and Minimum Property Requirements (MPRs)
Be familiar with SCRA protections and relocation logistics
Know how to market your home to hero buyers (military, first responders, etc.)
Be comfortable working with out-of-area or remotely stationed sellers
Tip: Look for agents a liated with programs like the MVP Heroes Housing Network.
3.2 What to Expect From Your Listing Agent
A quality agent will guide you through every step of the sale, including:
Pricing: Conduct a Comparative Market Analysis (CMA) to price strategically
Marketing: List on the MLS, syndicate to major websites, and promote through military-friendly platforms (e.g., MilitaryByOwner, PCSgrades)
Showings: Coordinate access and o er feedback after each showing
Negotiation: Review and negotiate o ers to meet your timeline and goals
Compliance: Ensure you meet local, state, and federal disclosure requirements
Closing Support: Help you navigate inspections, contingencies, and closing
3.3 Understanding Representation & Commission
Who represents who?
Role
Listing Agent
Buyer’s Agent
Dual Agent Description
Represents you, the seller. Markets and negotiates on your behalf. Represents the buyer. Brings o ers and negotiates terms.
One agent represents both sides (not allowed in all states; may limit advocacy).
When interviewing agents, ask:
Do you have experience working with military or VA-involved transactions?
How will you help me sell on a PCS or deployment timeline?
What’s your pricing strategy in today’s market?
How do you handle negotiations, especially with VA buyers?
Can you provide references from other military or veteran clients?
3.5 Working Remotely With Your Agent
Many military sellers are already en route to their next duty station before their home even hits the market. 3.4 Choosing
Remote Selling Tips:
Use secure e-signature platforms (e.g., DocuSign, Dotloop)
Authorize a Power of Attorney (POA) for local representation
Request regular virtual check-ins, video walk-throughs, and showing updates
Ensure your agent is comfortable coordinating with your lender, attorney, and title company remotely
Checklist: Finding and Working With the Right Agent
Interviewed 1–3 agents with military or VA experience
Confirmed agent’s familiarity with VA loans, PCS, and remote transactions
Received a clear explanation of services and commission structure
Signed a listing agreement with outlined responsibilities and timelines
Established a communication plan, especially if relocating or deployed
Reviewed marketing strategy, pricing approach, and showing procedures
Section 4: Pricing Strategy and Market Readiness
Maximizing Value While Meeting Mission Timelines
Setting the right price is one of the most important decisions you’ll make when selling your home. A strong pricing strategy not only a ects your final proceeds—it can determine how quickly your home sells, whether it attracts VA buyers, and whether the sale closes on time.
For military and veteran sellers, the stakes are often higher. You may be working against PCS orders, a deployment schedule, or the clock on your next home purchase. That’s why pricing with precision is essential.
4.1 How Home Pricing Works
Your real estate professional will prepare a Comparative Market Analysis (CMA) to help price your home based on:
Recent sales of similar homes in your area
Active listings you’ll compete against
Property features, upgrades, and condition
Market demand and seasonality
Tip: In fast-paced PCS markets, even a $5,000 pricing di erence can determine whether your home sells before your move date or lingers on the market.
4.2 The Risk of Overpricing
It’s tempting to “test the market” with a high price—but this can backfire, especially if:
Your buyer is using a VA loan (VA appraisal must match or exceed the sale price)
You’re on a tight timeline and can’t a ord price reductions or delays
An inflated price causes your home to sit, becoming “stale” in buyer searches
Statistic: According to NAR, homes priced right from the start sell faster and closer to asking price than those that require multiple reductions.
4.3 Appraisal vs. Market Value: Know the Di erence
Market Value is what buyers are willing to pay.
Appraised Value is what the VA (or lender) determines whether the home is worth for financing.
If your buyer uses a VA loan and the VA appraisal comes in lower than the sale price, you may have to:
Lower your price
Allow the buyer to walk away
Negotiate a compromise (e.g., the buyer brings cash to cover the gap)
Military Seller Tip: Ask your agent to evaluate appraisal comparables during pricing to avoid surprises.
4.4 VA Loan Impacts on Pricing
Because many military buyers use VA loans:
Ensure your price reflects VA-eligible property conditions
Know that VA buyers cannot waive the appraisal contingency
Consider including VA-friendly terms (e.g., seller covering non-allowable closing costs)
Tip: Don’t dismiss VA loan o ers—these buyers are qualified, loyal, and often ready to move quickly
4.5 Location and Base Proximity
If your home is near a military installation:
Understand base-related pricing trends: Some neighborhoods may spike during PCS season
Research Basic Allowance for Housing (BAH) for likely buyer profiles
Consider marketing to incoming families through military platforms
Tip: In high-demand base zones, fair pricing may lead to multiple o ers or a bidding war—if timed well.
4.6 Adjusting Price Mid-Listing
If your home doesn’t sell in the first 2–3 weeks:
Reevaluate online tra c and showing feedback
Compare to updated comps
Consider a small price adjustment to reignite interest
Note: Military families on tight PCS schedules should build flexibility into their sale plan in case a price change is needed.
Checklist: Strategic Pricing Readiness
Reviewed CMA with my real estate agent
Researched military buyer trends in my area
Accounted for VA appraisal standards in pricing
Understand how pricing a ects timeline and days on market
Have a backup plan if price adjustments are needed
Comfortable with expected proceeds based on current pricing
Section 5: Selling While on Active Duty (PCS Sales)
When the military says move—you move. Selling your home during a PCS (Permanent Change of Station) is a uniquely high-pressure situation. There’s a tight timeline, little room for error, and often the challenge of selling remotely or while your household goods are already en route.
Whether you're moving CONUS or OCONUS, this section will help you plan, prep, and execute a successful sale without compromising your mission or your financial stability.
5.1 Understanding PCS Sale Timelines
Every PCS move is di erent, but sellers typically face one of three timing windows:
Situation
Sell before you leave
Sell while in transit
Sell after relocation
60–90 days before report date
Home listed while you move
Home left vacant Risk Timeline
Requires fast prep and market-ready condition
May need full agent coordination and remote oversight
Carries financial risk (mortgage + housing at new duty station)
Tip: Start planning your home sale the moment PCS orders drop. The more lead time, the smoother the process.
5.2 PCS-Specific Prep Steps
Preparing your home for a PCS sale often overlaps with your military relocation checklist. Key tasks include:
Scheduling a pre-listing walkthrough with your agent
Identifying repairs needed to meet VA buyer standards
Deciding what to leave for staging vs. what to pack
Coordinating with your transportation o ce (TMO/JPPSO) for pack-out timing
Securing your Power of Attorney (POA) if you’ll be gone before closing
5.3 Moving Out While Listing: How to Stage and Secure
If you're leaving your home vacant while it's listed:
Leave a few pieces of furniture behind (or stage virtually)
Keep utilities on for showings, inspections, and appraisals
Install a smart lock or realtor lockbox for secure access
Schedule weekly check-ins with your agent (including photo/video updates)
Maintain landscaping and curb appeal (consider hiring a local service)
Security Tip: Remove military uniforms, documents, or items that reveal your branch, base, or rank. This protects your operational security and privacy.
5.5 OCONUS PCS Sales
Moving overseas adds complexity. Be sure to:
Set up reliable email and phone access for signatures and communication
Assign a trusted stateside contact to coordinate with your agent if needed
Account for time zone di erences in scheduling showings or decisions
Plan for delayed mail access for any physical documents still required
Tip: USPS and major title companies o er secure digital signing for most closing docs. Your agent and lender should help facilitate this.
5.6 Dual-Housing Risk: What If It Doesn’t Sell in Time?
Sometimes, despite best e orts, your home may not sell before your move. Consider:
Temporary rental to a military family or through a property manager
Exploring VA loan options that allow simultaneous mortgages
Consulting a HUD-approved housing counselor (like VAREP) if you’re at risk of financial strain
Discussing bridge loans or HELOC options with your lender if short on closing funds for your next home
5.7 Legal & Logistical Considerations
Before you PCS, ensure:
Your agent has full written authorization to act on your behalf
All ownership documents are secured or scanned (deed, mortgage, HOA info)
A Power of Attorney is on file with your title company
Your mail is forwarded and access to key accounts is secure
Tip: Don’t forget to update your address with the VA, lenders, and banks.
Checklist: PCS Sale Preparation
Received PCS orders and reviewed report date
Selected an agent with military relocation experience
Completed home repairs and prepped for listing
Staged or virtually staged the home
Established secure access and utilities continuity
Signed POA and shared docs with agent and title company
Set up digital signing access and overseas contact info (if OCONUS)
Made a backup plan if home does not sell before relocation
Section 6: Selling as a Transitioning Servicemember
Navigating Your Next Chapter with Confidence and Clarity
Leaving active duty is one of the most significant life transitions a servicemember can face. Whether you're retiring, separating, or entering the reserves, the decision to sell your home is often intertwined with uncertainty about employment, relocation, income stability, and civilian life planning.
This section helps you navigate the home-selling process during this transitional phase—empowering you to make informed decisions while setting yourself up for long-term success.
6.1 Understanding the Transition Landscape
As you transition out of the military, you're often facing multiple life shifts at once:
Career change or civilian job search
Relocation to a new city or state
Changes in income or housing allowances
Adjustments to healthcare, benefits, and family routines
Tip: Selling a home during this time requires coordination, preparation, and trusted guidance—especially if you’re uncertain where you’ll land next.
6.2 Weighing the Sell vs. Rent Decision
Transitioning servicemembers often ask: Should I sell now or rent it out?
Reasons to Sell:
You need the equity to buy a new home
You don’t want to manage a rental property from afar
The market is strong, and you want to maximize profit
You prefer financial simplicity during your career transition
Reasons to Rent:
You’re unsure about your next location
Market conditions aren’t favorable for selling
You see long-term investment potential
You may want the option to return later
6.3 Timing Your Sale Around Transition Dates
Unlike a PCS, transitions can be more flexible—but timing still matters.
Consider listing your home 60–90 days before terminal leave
Coordinate closing to align with your departure or job start date
Build in bu er time for potential delays, job search outcomes, or family needs
Tip: Selling during terminal leave may allow you to overlap your final BAH with your new housing needs—adding financial breathing room.
6.4 Financial Planning During Transition
Your income may shift drastically after leaving service. Plan accordingly:
Use a seller net sheet to estimate cash proceeds
Consult a financial advisor or HUD housing counselor to map post-service budgets
Consider how VA disability compensation, retirement pay, or new civilian income a ect your next home decision
6.5 Choosing Professionals Who Understand Your Transition
Work with a real estate agent and lender who:
Understand military transition timelines and stressors
Know how to align closing with benefit or job start dates
Can connect you to VA loan guidance for your next home purchase
Provide insight into tax, capital gains, or relocation planning
Tip: Your MVP Real Estate Ambassador can be a valuable resource throughout this transition.
6.6 Buying Again After Separation
If you're selling now with plans to buy again post-separation:
Know that you may still be eligible for a VA home loan
Work on credit readiness and pre-approval ahead of your job start
Consider temporary housing or short-term rentals if needed to reset and plan
Tip: Some transitioning veterans are surprised that they can reuse their VA benefit once their income stabilizes.
6.7 Capital Gains and Tax Considerations
You may be exempt from capital gains taxes if:
The home was your primary residence for 2 of the last 5 years
You meet the IRS’s military extension exemption if deployed or stationed away
Checklist: Transition Sale Readiness
Assessed my transition timeline and civilian goals
Decided whether to sell or rent based on lifestyle and financial outlook
Met with a real estate agent who understands veteran transitions
Calculated potential proceeds and costs
Reviewed post-transition housing options
Set expectations for job search, income, and VA loan reuse
Explored tax exemptions related to military service
Section 7: Selling as a Veteran
From Service to Stability—Planning the Next Move
As a veteran homeowner, selling your home can be about simplifying, downsizing, relocating closer to family, or capitalizing on market equity. While your active duty years may be behind you, your veteran status continues to influence your homeownership journey—especially when it comes to financing, VA benefits, and real estate strategy.
Whether you’re selling to move into your dream home or preparing for retirement, this section provides key considerations tailored to your post-service lifestyle.
7.1 Life After the Uniform: Why Veterans Sell
Common reasons veterans decide to sell include:
Downsizing for retirement or lifestyle changes
Moving closer to family, VA facilities, or a preferred climate
Leveraging home equity to pay o debt or invest
Relocating for a second career or post-service business opportunity
Transitioning from homeownership to renting for flexibility
Tip: Your reason for selling should align with your financial and life goals. Consider both immediate needs and long-term housing stability.
7.2 Reusing Your VA Home Loan Benefit
If your home was purchased with a VA loan, you may be able to reuse your benefit after the sale:
If you sell and pay o your VA loan, your entitlement can be fully restored
If you’ve used only partial entitlement, you may still have enough remaining to buy another home
You can request restoration by completing VA Form 26-1880
Tip: VA entitlement rules can be complex. Work with a VA-experienced lender or housing counselor to evaluate your next purchase options.
7.3 Maximizing Equity and Financial Planning
Veterans often have substantial equity from long-term ownership or purchasing during low-interest periods. Selling wisely can free up resources to:
Eliminate debt
Boost retirement savings
Invest in a new home
Fund a move closer to care or family
Veterans may qualify for capital gains exemptions when selling a primary residence. Key points:
You can exclude up to $250,000 (single) or $500,000 (married) in capital gains
if you lived in the home for 2 of the past 5 years
Military deployment or PCS orders during service may extend your qualifying window
If your home was a rental post-service, only partial exemptions may apply
Tip: Consult a tax advisor or refer to IRS Publication 523 for detailed guidance.
7.5 Selling to Another Veteran or Hero Buyer
If you're committed to supporting the next generation of servicemembers, consider marketing your home to:
VA-eligible buyers using VA loans
Community heroes (first responders, teachers, healthcare workers)
Buyers working with a MVP Real Estate Ambassador from the MVP Heroes Housing Network.
Tip: VAREP’s MVP Heroes Housing Network connects sellers and agents with vetted hero buyers.
7.6 Aging in Place vs. Selling
If you’re a senior veteran, consider whether it makes sense to sell—or to renovate and age in place. Ask:
Is my home accessible (stairs, bathrooms, layout)?
Am I close to VA medical care, support networks, or family?
Do I want to cash out equity and simplify life?
Tip: Some VA grants and nonprofit programs o er accessibility upgrades that allow you to remain in your home safely.
Checklist: Veteran Seller Readiness
Evaluated current equity and market conditions
Reviewed VA loan benefit restoration eligibility
Consulted a VA-savvy real estate agent and/or lender
Considered tax implications based on time of ownership
Determined post-sale housing plans (buy, rent, downsize)
Explored selling to VA or hero buyers
Factored in accessibility or future care needs
Section 8: Selling to Heroes – Marketing to Veterans & Community Heroes
As a military or veteran homeowner, selling your home isn’t just a financial transaction—it’s an opportunity to support someone else who serves. Many home sellers want their home to go to another veteran, active-duty family, or a community hero such as a police o cer, teacher, nurse, or firefighter.
This section outlines how to position your home to attract these buyers, what incentives might help close the deal, and how the MVP Heroes Housing Network can connect you to mission-aligned purchasers.
8.1 Why Sell to a Hero Buyer?
Beyond financial gain, selling your home to a hero buyer o ers:
Peace of mind—knowing your home supports someone who serves
Community impact—help heroes stay in or near the neighborhoods they serve
Increased buyer pool—there are thousands of VA-eligible or grant-qualified hero buyers
Mission alignment—your values as a seller are reflected in your buyer’s life of service
Tip: For many military sellers, this is a way to “pay it forward” to a fellow hero or military-connected family.
15.2 How to Attract Veteran and Hero Buyers
To market your home to this audience, work with an agent who:
Understands VA, FHA, and Down Payment Assistance (DPA) programs
Lists your home on military-specific platforms like MilitaryByOwner and PCSgrades
Networks within hero-friendly circles—VAREP, MVP Ambassadors, local law enforcement unions, and teacher/lender associations
Highlights VA loan-friendly language in listings (e.g., “VA financing welcome,” “FHA/VA approved”)
Understands the requirements of military buyers (e.g., occupancy timelines, VA appraisal needs)
Tip: Ask your agent to promote your home through the MVP Heroes Housing Network—a national platform that connects hero homebuyers and sellers with trained real estate professionals.
8.2 Incentives That Matter to Hero Buyers
Many hero buyers use VA, FHA, or community grant programs to purchase. You can increase your home’s appeal by o ering:
Seller-paid closing costs
Repair credits (especially helpful for VA or FHA buyers with tight cash)
Home warranty inclusion
Flexible closing timelines (to coordinate with PCS or job start dates)
Rent-back options (for buyers relocating into the area who need time to settle)
8.3
Partnering with the MVP
Housing Network
VAREP’s MVP Heroes Housing Network is a nationwide initiative designed to:
Match eligible hero buyers with trained MVP Ambassador agents
Promote listings like yours to verified military, veteran, and community service buyers
O er access to education, discounts, and support to help heroes achieve homeownership
Ask your listing agent to coordinate with MVP-certified lenders and agents to tap into this hero-focused buyer pool.
8.4 Examples of Community Hero Buyer Programs
Many state and local agencies o er grants and incentives to community heroes. Your home may be more attractive if it qualifies.
Examples include:
Homes for Texas Heroes (TSAHC) – Teachers, police, firefighters, nurses
Florida Hometown Heroes – First responders, educators, military
CalHFA MyHome Assistance – Down payment aid for teachers and veterans
SONYMA Achieving the Dream (NY) – Reduced rates for community workers
Checklist: Selling to a Hero Buyer
Worked with an agent trained in VA/FHA/hero-friendly sales
Listed home on hero-centric platforms (MilitaryByOwner, MVP, etc.)
O ered incentives to support VA and hero buyers (credits, closing help)
Highlighted service-aligned buyer programs in listing
Discussed rent-back or flexible timeline options
Marketed home through MVP Heroes Housing Network
Shared buyer program directories with prospective agents
Section 9: Selling and Buying at the Same Time – Contingent Sales
Balancing Two Transactions Without Missing a Step
Selling your current home and buying your next one—at the same time—can feel like walking a tightrope. Whether you're PCSing, transitioning out of the military, or moving closer to family, many military and veteran sellers find themselves needing to coordinate back-to-back transactions.
This section walks you through how to manage contingent o ers, understand double escrow, weigh financial bridge options, and plan your move with confidence—especially if you're using your VA loan benefit for your next purchase.
9.1 Coordinating Back-to-Back Closings
Many sellers aim to sell and buy on the same day to avoid interim housing or storage costs. This process is often referred to as a double escrow or concurrent closing
To make it work, you must:
Time the closings precisely—usually with the sale closing in the morning and the purchase in the afternoon
Work with experienced agents and lenders on both sides who can coordinate timelines
Communicate frequently with title, escrow, and loan o cers
Consider using the same title company or escrow o cer for both transactions to streamline coordination
Tip: If you're under a PCS or retirement timeline, double escrow can help reduce time pressure—but requires flawless coordination to avoid delays.
9.2 Contingency Clauses and Risk Management
In many cases, you’ll need to make your purchase contingent on the sale of your current home—or vice versa.
Common contingencies include:
Sale Contingency – Buyer’s o er depends on selling their own home first
Purchase Contingency – Seller agrees to sell only if their next home purchase succeeds
Funding Contingency – Buyer needs funds from home sale proceeds to complete the purchase
Risk Management Tips:
Set realistic contingency deadlines
Include “kick-out clauses” to allow flexibility if better o ers come in
Monitor all contract dates to avoid breaches
Ensure inspection, appraisal, and financing windows align across both deals
If your sale and purchase don’t close on the same day—or the deal falls through—you may need interim financing or temporary housing.
Financial Tools to Consider:
Bridge Loan – A short-term loan that uses your current home's equity to fund your next down payment
Home Equity Line of Credit (HELOC) – Tap equity before selling 401(k) Loans or Cash Reserves – Use with caution and guidance from a financial advisor
Short-Term Housing Options:
Rent-back Agreement – Stay in your sold home temporarily (typically 30–60 days) after closing Military lodging or TLE if you're PCSing
Furnished short-term rentals (check base housing referrals)
Caution: VA loans typically do not allow bridge loans to be secured by your new home, so work with a lender familiar with VA-specific rules.
9.4 VA Loan Planning When Managing Multiple Transactions
If you're using a VA loan to buy your next home while selling a current VA-financed property, here’s what to keep in mind:
Can I have two VA loans at once?
Yes, under limited circumstances:
You must have remaining entitlement
The next home must be used as your primary residence
You must occupy it within a reasonable time (usually 60 days)
Timing Tips:
Request a simultaneous close and payo letter to release entitlement quickly
Use VA Form 26-1880 to request entitlement restoration immediately after your sale
Work with your lender to track COE (Certificate of Eligibility) updates in real time
9.5 Timeline Worksheet: Mapping Your Moves
Use the Timeline Worksheet to plot your key dates for:
Listing your current home
Accepting o ers
Scheduling inspections and appraisals
Contingency deadlines
Closing dates
Move-out/move-in coordination
Temporary housing (if needed)
Checklist: Coordinated Sale & Purchase Readiness
Discussed sale and purchase timeline with agent and lender
Mapped out contingency deadlines and risks
Explored bridge or short-term financing (if needed)
Confirmed VA loan eligibility and timing requirements
Created a backup housing or rent-back plan
Reviewed all closing timelines in both contracts
Tip: Build in 3–5 days of flexibility between closings to accommodate last-minute issues.
Section 10: Understanding Commission Changes & the NAR Settlement
Navigating a New Era of Real Estate Representation
In March 2024, the National Association of Realtors (NAR) reached a $418 million antitrust settlement that will significantly reshape how real estate commissions are handled—particularly the way buyer’s agents are compensated.
As a home seller, these changes may directly a ect how you list your home, negotiate o ers, and work with your real estate agent. This section breaks down what’s changing, why it matters, and how it may impact military and veteran sellers in particular.
10.1 Background: What the NAR Lawsuit Was About
For years, most home sellers paid commissions that were split between the listing agent (representing the seller) and the buyer’s agent. These commission rates were often negotiated in private, but displayed publicly on the MLS (Multiple Listing Service).
The lawsuit argued that this structure:
Artificially inflated commissions
Reduced competition
Prevented buyers from negotiating their agent’s fee directly
10.2 Key Terms of the NAR Settlement
E ective August 2024, the NAR settlement introduces several critical changes:
Commissions will no longer be displayed in the MLS
Sellers are no longer required to o er compensation to a buyer’s agent
Buyers must sign a written agreement with their agent before touring homes
Buyer agents may ask their clients (the buyers) to cover their commission directly—rather than the seller doing so
Tip: This means sellers are no longer automatically responsible for paying the buyer’s agent’s fee—unless they choose to do so as part of the negotiation.
10.3 What This Means for You as a Seller
You now have more flexibility—but also more responsibility—in deciding how to handle buyer agent commissions:
Option 1:
O er a buyer agent commission as a seller incentive
Helps attract more buyers who may not be able to pay out-of-pocket
May lead to a faster or smoother sale
Still negotiable and not required
Do not o er a buyer agent commission
May reduce interest from buyers using agents expecting seller-paid fees
Could limit access to VA buyers or first-time homebuyers with tight budgets
10.4 Can a Veteran Buyer Pay Their Agent's Commission?
Yes, as of this publication. The VA issued a circular to temporarily allow VA loan buyers to pay.
Tip: If you want to remain accessible to VA buyers, it’s important to discuss buyer agent compensation strategy with your real estate professional.
10.5 Transparency, Negotiation, and Written Agreements
The settlement shifts focus to direct, transparent agreements:
Buyers must now sign a written agreement outlining how their agent will be paid
Sellers should explicitly outline in their listing whether they are o ering buyer agent compensation
Agents must clarify who pays what—no more assumptions
Checklist: Commission Awareness for Sellers
Understand that o ering a buyer agent commission is now optional
Discuss with your agent whether o ering buyer compensation makes sense for your target buyer pool
Consider how this may impact VA buyers and first-time buyers
Make sure all compensation terms are clearly stated in your listing
Stay updated with local MLS and state-level rule changes following the settlement
Section 11: Receiving, Reviewing, and Negotiating Offers
From O er to Acceptance—Choosing the Right Path Forward
Receiving an o er on your home is exciting—but not all o ers are equal. Especially for military and veteran sellers, the o er that works best isn’t always the highest—it’s the one that best aligns with your financial goals, timeline, and unique military circumstances.
This section will help you understand how to compare o ers, navigate contingencies, use a seller net sheet to estimate your proceeds, and account for relocation, PCS, or transition timelines during negotiations.
11.1 What’s in a Purchase O er?
O er price
Financing type (VA, FHA, conventional, or cash)
Earnest money deposit (upfront commitment)
Contingencies (see below)
Closing timeline
Requests for seller concessions or credits (e.g., to cover closing costs or inspections)
Military Tip: If you’re operating under PCS orders or a transition deadline, make sure o er timelines match your move schedule.
11.2 Comparing Buyer Types
The type of financing a buyer uses can significantly impact the strength and speed of the o er:
A buyer’s o er typically includes: Buyer
Cash
VA Loan
FHA Loan
Conventional Loan
Fast, no lender delays, no appraisal Often lower o er; still inspect contingencies
No down payment needed; military-aligned buyer
May require repairs if MPR issues arise; appraisal must match price
Low down payment; flexible credit requirements May require more inspections or longer timelines
Often quick closing; strong if high down payment
May not o er closing help; more rate/credit sensitivity
VA sellers: Don’t overlook VA-financed o ers. VA buyers are often loyal, stable, and highly motivated to close.
11.3 Understanding Contingencies
Contingencies are conditions that must be met before the sale is finalized. Common types include:
Financing contingency – Buyer’s loan must be approved
Appraisal contingency – Home must appraise at or above sale price
Inspection contingency – Buyer can request repairs or cancel based on findings
Home sale contingency – Buyer must sell their current home before closing Title and HOA review – Allows buyer to exit if title/HOA documents reveal issues
Tip: Fewer contingencies typically mean less risk for you—but more leverage for the buyer.
11.4 Estimating Net Proceeds With a Seller Net Sheet
The o er price is only part of the story. What matters most is your net proceeds—what you walk away with after all expenses.
A Seller Net Sheet includes:
O er price
Mortgage payo
Real estate commissions (if applicable)
Title, escrow, or legal fees
Seller-paid buyer concessions or closing cost credits
Repair or inspection credits
Taxes or prorated HOA dues
11.5 Negotiating With Military Timing in Mind
If you’re active duty or transitioning, you may need to negotiate specific terms to match your schedule:
Delayed closing to allow for pack-out or relocation
Lease-back agreement (stay in the home temporarily after closing)
Flexible closing date based on when your new housing is ready Early closing if you need proceeds to buy at the next duty station
Tip: Make sure your real estate agent communicates these needs upfront and reflects them in countero ers.
11.6 Strategies for a Win-Win Negotiation
Checklist: O er Review & Negotiation Readiness
Section 12: Preparing for Appraisal and Inspection
Ensuring Your Home Stands Up to Scrutiny—And Stays on Track to Close
Once your home is under contract, the next big hurdle is passing the inspection and appraisal—two steps that often determine whether a sale closes on time, gets delayed, or falls through. For sellers working with military or VA buyers, this phase is especially important, as VA appraisals come with stricter property condition standards known as Minimum Property Requirements (MPRs).
Proper preparation can prevent last-minute surprises, costly negotiations, or unnecessary delays. This section walks you through everything you need to know.
12.1 Understanding the Two Key Evaluations
Inspection and appraisal serve di erent purposes:
Evaluation
Home Inspection
Appraisal
Conducted By Purpose
Identifies property condition and needed repairs
Confirms fair market value and checks livability
Independent inspector (hired by buyer)
Licensed appraiser (assigned by lender)
Tip: VA appraisals include a basic condition check—so even if the buyer waives an inspection, a VA appraiser may still flag issues that must be fixed.
12.2 VA Minimum Property Requirements (MPRs)
VA buyers can only purchase homes that meet the VA’s MPRs, which ensure that properties are safe, sound, and sanitary.
Common MPR red flags include:
Exposed wiring or missing handrails
Peeling paint on homes built before 1978 (lead-based paint risk)
Active roof leaks or signs of water intrusion
Non-functioning heating or major systems
Missing smoke detectors or broken windows
Standing water in crawlspaces or foundation damage
Unsafe stairs or decks
Tip: Even minor issues can delay a VA loan closing. Preparing ahead of time helps keep the deal on track.
12.3 Prepping for the Inspection
A pre-listing inspection or simple maintenance check can help you get ahead of buyer concerns. Focus on these areas:
Plumbing: Check for leaks under sinks and around toilets
Electrical: Replace broken outlets or light fixtures; secure wires
Roof: Address visible damage or leaks
HVAC: Make sure systems are clean and working
Windows/Doors: Ensure they open, close, and lock properly
Foundation: Repair visible cracks or moisture issues
Presentation counts: A well-maintained appearance reassures buyers and inspectors alike.
12.4 Handling Buyer Repair Requests
After the inspection, most buyers will submit a Request for Repairs—especially if safety issues or VA-required repairs are identified.
Your options as a seller include:
Agreeing to complete the repairs before closing
O ering a repair credit at closing (buyer handles repairs after purchase)
Declining non-essential repairs and negotiating only critical fixes
Walking away (only in rare or contentious cases)
Tip: For VA buyers, repairs required by the VA must be completed before closing. They can’t accept credits in lieu of fixing safety or livability issues.
12.5 Negotiating Repair Credits & Post-Close Fixes
O ering credits instead of handling repairs yourself can simplify logistics—especially if you’ve already relocated or are under time constraints.
Things to keep in mind:
Credits must be documented in the purchase agreement or addendum
VA buyers can accept credits for cosmetic issues, but not for anything related to habitability or MPRs
Some lenders have caps on how much credit can be given (e.g., 4% of loan amount for VA loans)
Consult your agent and lender before o ering a credit to ensure it complies with VA and loan guidelines.
12.6 Inspection & Appraisal Timeline
Typically, these steps occur within the first 7–14 days after o er acceptance:
Tip: Delays in repairs or appraiser availability can push closing back, so prompt response is key.
Checklist: O er Review & Negotiation Readiness
Conducted a visual walkthrough and minor fixes before listing
Reviewed VA MPR checklist and addressed any issues
Scheduled pre-listing inspection (optional but helpful)
Prepared utility access and clean spaces for appraiser/inspector
Reviewed buyer’s repair requests with my agent
Completed all required VA repairs before re-inspection
Considered repair credits (if appropriate) with lender guidance
Section 13: Closing the Sale
Crossing the Finish Line—With Military Precision
The closing process marks the final step in your home-selling journey. It’s when the property o cially transfers to the buyer, you receive your proceeds, and—if you’re active duty or transitioning—your next chapter begins.
Whether you're heading to a new duty station, preparing for civilian life, or downsizing post-retirement, a well-coordinated closing can ensure a smooth hando and minimize stress. This section covers everything you need to know.
13.1 Final Walkthrough and Delivering the Keys
Within 24–72 hours of closing, the buyer will conduct a final walkthrough to confirm:
Agreed-upon repairs are complete
The home is clean and in the same condition as when the o er was made
No personal items or debris remain
Systems (HVAC, appliances) are still operational
As the seller, you should:
Complete all repair work by this time
Leave the home clean, with floors swept and surfaces wiped
Remove all personal items unless otherwise agreed (leave owner’s manuals, remotes, garage openers)
Leave the keys, mailbox keys, and any codes in a labeled envelope or digital file for your agent or title rep
Tip: If you're already relocated, coordinate with your agent or property manager to finalize key delivery and cleanup.
13.2 Understanding Closing Disclosures and Final Numbers
Your settlement agent or escrow o cer will provide a Closing Disclosure (CD) at least 3 business days before closing. This document outlines:
Final sale price
Mortgage payo amount
Commissions and fees
Taxes and prorated HOA dues
Credits to the buyer
Your total net proceeds
Tip: Review your net sheet (Appendix C) alongside the Closing Disclosure to ensure all expected amounts match.
Your proceeds may be:
Sent by wire transfer
Issued as a certified check
Directed to your next home purchase (if buying concurrently)
Military Tip: Always confirm wire instructions with your escrow company by phone—wire fraud targeting military sellers is on the rise.*
13.3 Utility Transfers and Final Readings
Coordinate utility shutdown or transfer to avoid extra charges—or service disruption for the buyer.
Before closing:
Contact gas, electric, water, trash, and internet providers
Schedule final meter readings
Confirm any auto-pay accounts are stopped
Leave a note for the buyer with provider names and contact info
Tip: Aim to schedule utility cuto /transfer for closing day or 1 day after—just in case of delay.
13.4 PCS or Relocation Coordination
If you’re moving as part of a PCS, transition, or cross-country relocation:
Provide your agent with your forwarding address for any closing mail or tax documents
Confirm POA documents are in place if you’re not attending closing
Arrange for movers/TMO to pack and ship remaining belongings
Have temporary housing or lodging arranged if closing does not align perfectly with your departure
OCONUS movers: Coordinate with your embassy or installation housing o ce for property transfer confirmation if needed.
13.5 After Closing: What Happens Next?
Once you’ve signed documents and the title has recorded:
You are no longer legally responsible for the property
You should receive your proceeds within 24–48 business hours
Your mortgage company will send a paid-in-full letter
The county will update property ownership records
You should store your final documents for tax and financial reference
Tip: Keep your Closing Disclosure, settlement statement, and deed in a secure location for at least 7 years.
Checklist: Seller Closing Day Readiness
Completed all buyer-requested repairs
Scheduled and passed final walkthrough
Reviewed and approved Closing Disclosure
Arranged key delivery, garage remotes, and security codes
Scheduled final utility readings and service cuto /transfer
Provide escrow agent with wire instructions or mailing address
Coordinated PCS/transition timing with agent and movers
Collected all documents for records and taxes
Section 14: After the Sale – What’s Next?
From Closing Day to New Beginnings
Congratulations—you’ve successfully sold your home. Whether you’re settling into civilian life, reporting to your next duty station, or moving closer to family, there are still important steps to complete after closing.
This section outlines what military and veteran home sellers need to do after the sale is final—from restoring your VA loan entitlement to organizing your records and accessing relocation or transition benefits.
14.1 Restoring Your VA Loan Entitlement
If you used a VA loan to purchase the home you just sold, you may be eligible to restore your VA entitlement—making you eligible to use the VA loan again for a future home purchase.
To fully restore your entitlement:
The home must be sold, and The VA loan must be paid in full at closing
Once these conditions are met, submit:
VA Form 26-1880 (Request for a Certificate of Eligibility)
Proof of property sale (closing statement or HUD-1)
Payo documentation (from your lender or title company)
Tip: Mail the form and documents to your Regional Loan Center or apply online through the VA's eBenefits portal.
Note: Entitlement restoration is not automatic. You must request it to reuse your benefit for a new purchase.
14.2 Document Storage & Post-Sale Recordkeeping
Keep all documents related to the sale in a secure, easy-to-access location. You may need them for taxes, VA restoration, or proof of homeownership history.
Essential post-sale documents include:
Final Closing Disclosure and ALTA Settlement Statement
Deed transfer and record of sale
Mortgage payo confirmation or satisfaction letter
Property tax documents or proration summaries
Receipts for repairs or closing cost credits
POA and relocation orders (if applicable)
Proof of capital gains exemptions or tax filings
Tip: Use a labeled binder, encrypted USB, or secure cloud storage for safekeeping. Retain for at least 7 years.
If your move is part of a PCS, separation, or retirement, you may be eligible for reimbursement of certain costs.
For Active Duty PCS Moves - You may receive:
Dislocation Allowance (DLA)
Personally Procured Move (PPM) reimbursements
Temporary Lodging Expense (TLE)
Storage reimbursements for household goods
Mileage or airfare to the new duty station
Tip: File through your installation’s Transportation O ce (TMO or JPPSO). Keep receipts and follow timelines
For Transitioning Servicemembers - If you’re separating or retiring:
You may receive a final move benefit to a location of your choice (within 180 days of separation or 1 year for retirees)
Transition assistance grants may be available from service branches or nonprofits
VA Vocational Rehab (VR&E) participants may get relocation funding
Tip: Consult with your Transition Assistance Program (TAP) counselor for help accessing these benefits.
14.4 Tax Planning and Capital Gains
Most military and veteran sellers qualify for a capital gains tax exclusion on the sale of a primary residence:
Excludes up to $250,000 (single) or $500,000 (married) in gains
You must have lived in the home 2 of the past 5 years
Military Exemption: If on active duty and assigned elsewhere, you may suspend that 5-year window for up to 10 years
Tip: File IRS Form 8949 and Publication 523 when reporting your home sale. Always consult a tax advisor—especially if you rented out your home at any point.
Checklist: Post-Sale Wrap-Up
Submitted VA Form 26-1880 for entitlement restoration
Secured all closing and sale-related documents
Notified USPS and financial institutions of address change
Scheduled and tracked relocation reimbursements (PCS or retirement)
Contacted tax advisor to confirm capital gains reporting
Evaluated next housing options (buy again, rent, etc.)
Enrolled in VA benefits or civilian programs if applicable
Section 15: Consumer Protection for Military Sellers
Defend Your Home—and Yourself—Against Fraud
Military families and veterans are among the most targeted groups for real estate-related scams and financial fraud. Whether you're selling your home while deployed, relocating during a PCS, or transitioning to civilian life, scammers may see your mobility and trust as vulnerabilities to exploit.
This section provides essential guidance to help protect yourself, your finances, and your property throughout the home-selling process.
15.1 Scams That Target Deployed or Remote Sellers
Military sellers—especially those overseas or operating under Power of Attorney (POA)—face heightened risk from fraudsters impersonating buyers, agents, or service providers.
Common real estate scams targeting military sellers:
Scam Type
Fake Buyer or Investor Scam
Wire Transfer Fraud
Phishing Impersonation
Fake Power of Attorney or Notary
What to Watch For Description
Scammer claims to be a cash buyer or investor o ering quick close, then asks for personal info or fees upfront
Criminal intercepts or spoofs legitimate wire instructions to divert your proceeds
Scammer poses as your agent, title o cer, or lender to steal sensitive info
Someone presents forged documents to try to take control of your transaction or title
Too-good-to-be-true o ers, refusal to speak by phone, poor grammar, insistence on email only
Last-minute wire changes, unfamiliar email addresses, pressure to act quickly
Misspelled names, incorrect contact details, requests for financial information
Verify all legal documents and confirm notary credentials before accepting
Tip: According to the FTC, military consumers reported over 100,000 fraud cases in 2023 alone—real estate and financial fraud among the top five.
Before engaging with any potential buyer, agent, or vendor, do your due diligence
Verifying Buyers:
Ask for pre-approval letters from a legitimate lender
Confirm their buyer’s agent is licensed and known to your agent
Be cautious of out-of-area or overseas buyers who communicate only by email and avoid phone or video calls
Avoid buyers who ask you to pay for reports, inspections, or processing fees upfront
Verifying Agents and Service Providers:
Confirm real estate licenses through your state’s real estate licensing board
Search names in Better Business Bureau (BBB) and CFPB complaint database
Validate escrow companies and title agents directly via phone using known business numbers—never trust contact info from an unsolicited email
Check contractor or repair licenses if dealing with pre-listing services
Tip: Use a MVP Heroes Housing Network agent whenever possible—these professionals are vetted and trained to protect military home sellers.
15.3 Secure Communication & Digital Hygiene
Use secure email and avoid sending sensitive documents (ID, bank info) over unsecured channels
Confirm all wire transfer instructions by phone using a number you trust—not one provided in an email
Enable two-factor authentication on your email and financial accounts
Avoid conducting real estate business using public Wi-Fi or unsecured connections
Tip: Many scams begin with a hacked email account—stay vigilant, especially as closing day approaches.
15.4 How to Report Real Estate Fraud or Suspicious Activity
If you believe you’ve been targeted or victimized, act quickly.
Report scams to:
Your real estate agent and title/escrow o cer immediately
Consumer Financial Protection Bureau (CFPB): consumerfinance.gov/complaint
Federal Trade Commission (FTC): ReportFraud.ftc.gov
VA O ce of Inspector General (if VA loan-related): vaoig.gov
Local law enforcement and your installation's legalo ce (if active duty)
Military-specific help:
Military Consumer Hotline via FTC: 1-877-382-4357
Armed Forces Legal Assistance Program (AFLAP): Use legalassistance.law.af.mil to locate a legal o ce
Checklist: Post-Sale Wrap-Up
Verified all buyers and agents through trusted channels
Refused to share sensitive data without confirmation
Reviewed all wire instructions by phone before transferring funds
Stored closing and financial documents securely
Enabled email security and monitored for phishing attempts
Reported suspicious contact or attempted scams promptly
Section 16: Real Estate Savings with the MVP Heroes Housing Network
What is the MVP Heroes Housing Network?
The MVP Heroes Housing Network (MVPHHN) is a national initiative powered by the Veterans Association of Real Estate Professionals (VAREP). It connects military and veteran heroes with a trusted team of certified real estate, lending, and business professionals—known as MVP Ambassadors—who are trained to understand and serve your unique needs throughout the homebuying process.
Who Qualifies?
The program is open to:
Active-duty servicemembers
Veterans of all eras
Reservists and National Guard
Gold Star and surviving spouses
To be eligible for MVP program benefits, you must:
Register at www.mvphhn.org
Complete the onboarding process
Connect with your local MVP team
Be represented at closing by an MVP Real Estate Ambassador
For additional savings, work with an MVP Lender and MVP Business Ambassadors
Real Rewards Disclosure
Post-closing payments are not available in Alabama, Alaska, Iowa, Kansas, Mississippi, Missouri, Oklahoma, Oregon, Tennessee, and Louisiana. However, a credit at closing is permitted in all 50 states. Actual savings vary based on the services used, home price, property type, and commission structure.
The MVP Di erence
The only nonprofit HUD-approved Veteran Service Organization focused on homeownership MVP Ambassadors are vetted, trained, and certified
A portion of each transaction helps fund programs for heroes in need
We advocate for military and veteran housing rights in Washington, D.C. Your MVP Ambassador will disclose all available savings in writing—no hidden fees, no surprises. We’ve walked in your boots. We’ve got your six. And we’ll help you find your way home.
Appendix A: Home Prep & Staging Checklist
Get Your Home Market-Ready With Confidence
Use this checklist to ensure your home is clean, safe, and appealing to buyers—including those using VA loans, which require that properties meet certain minimum condition standards (MPRs).
General Cleaning & Decluttering
Remove excess furniture and personal décor
Deep clean all floors, windows, baseboards, and fixtures
Clear countertops, closets, and surfaces
Eliminate odors (pets, smoke, food)
Wash windows (inside and out)
Touch up scu ed paint or dirty walls
Kitchen & Bathrooms
Clean all appliances inside and out
Organize cabinets and drawers
Scrub sinks, showers, tubs, and toilets
Repair dripping faucets or loose handles
Replace worn caulk or grout
Remove personal items from countertops
Minor Repairs & Maintenance
Fix leaky faucets, squeaky doors, and loose railings
Replace burned-out lightbulbs and broken fixtures
Repair cracked tiles, torn screens, or broken windows
Confirm smoke detectors and CO alarms are working
Service HVAC, water heater, and appliances
Ensure doors and windows open, close, and lock properly
Exterior & Curb Appeal
Mow lawn, trim hedges, and weed garden beds
Clean gutters and downspouts
Sweep porch, walkway, and driveway
Power wash siding and walkways (if needed)
Touch up chipped exterior paint
Stage entryway with a welcome mat or small plants
Military-Specific Considerations
Optional Staging Touches
Add neutral bedding and throw pillows
Use mirrors or lamps to brighten dark spaces
Set dining table or add fresh flowers
Create cozy reading nook or o ce corner
Use neutral scents (avoid heavy candles or sprays)
Final Pre-Listing Check
Scheduled pre-listing walkthrough with your agent
Identified and addressed any potential VA MPR issues
Home is clean, decluttered, and photo-ready
Entryway, yard, and front door are welcoming
Lockbox or access plan in place for showings
Remove military gear, uniforms, name plates, and awards from view
Store documents or items with personally identifying information (PII)
Leave instructions for showings if property will be vacant during PCS
Confirm utilities will remain on for appraisal and inspections
Leave owner’s manuals, remotes, and keys labeled for new owner
Appendix B: PCS Seller Coordination Checklist
A Step-by-Step Timeline for Selling During a PCS Move
Selling a home under PCS (Permanent Change of Station) orders adds urgency and complexity. Use this checklist to stay on schedule and avoid costly delays.
PCS Orders Drop – 60–90 Days Out
Review your PCS report date and calculate time to sell
Notify your real estate agent and discuss timelines
Schedule initial agent walkthrough and pricing analysis
Begin decluttering and packing non-essentials
Request pre-listing repair quotes (if needed)
Contact your installation’s TMO/JPPSO o ce for moving coordination
Home Listing – 30–60 Days Out
Finalize staging, cleaning, and listing photography
Set showing schedule around pack-out/move-out
Secure POA documents if you’ll be unavailable for closing
Identify utility cuto or transfer dates
Review relocation benefits (DLA, TLE, PPM, etc.)
Move-Out – 15–30 Days Out
Confirm buyer timeline and projected closing date
Leave keys, remotes, appliance manuals in labeled folder
Ensure utilities remain on for appraisal and inspections
Coordinate cleaning or yard services if leaving before close
Set up mail forwarding with USPS
After Closing
Confirm proceeds have been wired to correct account
Store all closing and PCS paperwork securely
File for any relocation reimbursements (e.g., PPM)
Contact your agent with your new address for tax and VA correspondence
Appendix C: VA MPR (Minimum Property Requirements) Readiness Checklist
The Department of Veterans A airs requires that all homes financed with a VA loan meet certain Minimum Property Requirements (MPRs). These are designed to ensure the home is safe, sound, and sanitary. Use this checklist to avoid delays during the appraisal process.
Safety & Functionality
All electrical outlets and lights are operational
No exposed wiring or open junction boxes
Smoke detectors installed on each level and in sleeping areas
Carbon monoxide detectors installed (where required by state law)
Handrails secure on stairways or steps with 3+ risers
Windows open, close, and lock properly
Exterior doors are secure and weather-sealed
Structural & Systems
Roof shows no active leaks or sagging
HVAC system functions properly (heating is required, AC not mandatory)
Water heater is installed safely and up to code
Plumbing is free of leaks and drains operate properly
No major cracks in foundation or signs of shifting
Crawl spaces and basements are dry and accessible
Sanitary & Livability
Home is free of pest infestations
No evidence of mold, mildew, or water damage
Bathrooms and kitchen are operational (sink, toilet, tub/shower)
Functional stove and space for refrigerator (if not provided)
Paint is intact—especially in homes built before 1978 (no peeling paint)
Exterior & Site Conditions
No excessive wood rot, siding damage, or broken steps
Yard is clear of hazards (open wells, broken glass, debris)
Gutters and downspouts are attached and working
Detached garages, sheds, or fences are structurally sound
No standing water near foundation or crawlspace
Appendix D: Offer Review & Negotiation Checklist
Compare, Clarify, and Counter With Confidence
Use this checklist to evaluate each o er beyond price and choose the best path forward.
O er Review
Reviewed buyer’s financing type (VA, FHA, conventional, cash)
Evaluated down payment and earnest money
Noted included or excluded contingencies (inspection, appraisal, sale of another home)
Confirmed buyer pre-approval or proof of funds
Aligned buyer's closing timeline with your PCS or transition schedule
Checked request for seller concessions or closing cost credits
Negotiation Strategy
Completed seller net sheet for each o er
Identified repairs or credits that may be requested
Prepared countero er strategy with agent
Prioritized o ers from VA/hero-aligned buyers if mission-aligned
Communicated accepted o er terms in writing and on time
Appendix E: Closing Day Checklist
Document Retention
Saved a digital and printed copy of:
Final Closing Disclosure
Mortgage payo confirmation
Warranty/repair receipts
Deed and settlement statement
Stored all docs securely (paper + cloud or encrypted USB)
Financial Follow-Up
Verified proceeds were received correctly
Filed relocation or transition reimbursements (PCS, TLE, PPM, etc.)
Initiated VA loan entitlement restoration (VA Form 26-1880)
Scheduled meeting with tax advisor for capital gains reporting
Updated VA eBenefits and lender records with new address
Appendix F: Target Buyers Who Serve—and Honor Their Mission
Messaging & Presentation
Included “VA financing welcome” in listing
Highlighted home’s proximity to bases, hospitals, schools, or precincts
O ered seller-paid concessions (especially valuable to VA buyers)
Noted flexible closing or rent-back options (important for relocating heroes)
Promotion Channels
Shared listing with MVP Heroes Housing Network
Posted on MilitaryByOwner, PCSgrades, or military Facebook groups
Partnered with Real Estate Ambassador a liated with the MVP Heroes Housing Network
O ered print flyers or one-pagers to veteran services o ces or unions
Appendix G: VA Entitlement Restoration Guide
This guide explains how to restore your VA loan entitlement after selling a property financed with a VA loan. Restoration is essential if you plan to reuse your VA loan benefit to purchase another home.
1- When Can VA Entitlement Be Restored?
When a VA-financed home is sold and the loan is paid in full
When a prior VA loan was assumed by another veteran who substituted their own entitlement
One-time exception: If you’ve paid o a VA loan but still own the home, you may restore your entitlement once (one-time restoration only)
2- Required Documents for Entitlement Restoration
VA Form 26-1880 (Request for Certificate of Eligibility)
Copy of the Closing Disclosure or HUD-1 showing loan payo and property sale
Mortgage payo statement (if separate from closing docs)
Proof of property sale (e.g., recorded deed or settlement statement)
How to Submit Your Request
Option A: Online via eBenefits (www.ebenefits.va.gov)
Log in to your eBenefits account
Navigate to 'Manage Your VA Benefits' > 'Housing' > 'Certificate of Eligibility' Upload VA Form 26-1880 and supporting documents
Option B: By Mail
Send completed packet to your VA Regional Loan Center (find yours at www.va.gov/housing-assistance/home-loans/contact)
Option C: Through Your Lender
Many VA-approved lenders can request entitlement restoration on your behalf electronically https://www.va.gov/housing-assistance/home-loans/contact http://www.ebene ts.va.gov/
Appendix H: VA Loan Seller FAQ Sheet
This FAQ sheet addresses common questions from home sellers about VA loans, especially when selling to a veteran or active-duty buyer. Understanding how VA financing works can help you make informed decisions, avoid delays, and support military buyers.
1- Can I sell my home to a buyer using a VA loan?
Yes. VA loans are guaranteed by the Department of Veterans A airs and are available to eligible servicemembers, veterans, and some surviving spouses.
2- Will I have to pay extra costs because the buyer is using a VA loan?
Not necessarily. VA buyers cannot pay certain 'non-allowable fees,' which means the seller or lender must cover them. However, these costs are typically minimal and negotiable as part of the o er.
3- Will my home need to meet special inspection standards for a VA loan?
Yes. VA loans require the property to meet Minimum Property Requirements (MPRs), which ensure the home is safe, sound, and sanitary. These are assessed during the VA appraisal—not a separate VA inspection.
4- What happens if the VA appraisal comes in lower than the sale price?
The buyer may renegotiate the price, cover the di erence in cash, or walk away if the value gap can't be resolved. You can also appeal the appraisal through a Reconsideration of Value (ROV) process.
5- How long does it take to close with a VA loan?
On average, VA loans close in about 30–45 days, similar to conventional loans. Working with an experienced agent and lender helps ensure a smooth process.
6- Do I have to accept a VA loan o er?
No, but it's illegal to discriminate against VA buyers solely because they are using a VA loan. Evaluate each o er on its full terms—VA buyers are often well-qualified.
7- Will the VA do an inspection?
No. The VA does not perform home inspections. However, the VA appraisal will review the property's basic condition and flag any safety or livability concerns. Buyers may still hire a private home
Appendix I: Veteran and Military Legal Aid Contacts
This appendix provides national and regional legal aid resources for military members, veterans, and their families. These organizations can assist with housing issues, real estate transactions, landlord-tenant disputes, consumer protection, and Power of Attorney (POA) matters.
Website: https://www.militaryprobono.org
Description: Provides free legal help to junior-enlisted, active-duty military personnel referred by JAG attorneys. American Bar Association (ABA) Military Pro Bono Project
Website: https://legalassistance.law.af.mil
Description: Find legal assistance o ces for all service branches by ZIP code or base. Assistance includes real estate, POAs, and civil legal matters. Armed Forces Legal Assistance (AFLA)
Website: https://www.statesidelegal.org
Description: A nationwide resource connecting veterans and military families to legal self-help tools and pro bono programs. Stateside Legal
VA O ce of General Counsel
Website: https://www.va.gov/ogc
Description: Provides information about legal services related to VA benefits and helps with VA-accredited attorney and agent contacts.
Website: https://www.lsc.gov/what-legal-aid/find-legal-aid
Description: Federally funded nonprofit that provides legal aid to low-income individuals, including veterans, across all 50 states. Legal Services Corporation (LSC)
National Veterans Legal Services Program (NVLSP)
Website: https://www.nvlsp.org
Description: Provides legal representation to veterans seeking benefits and appealing VA decisions.
Website: https://www.vetsprobono.org
Description: O ers free legal assistance in federal appeals of VA claims. The Veterans Consortium Pro Bono Program
Military OneSource Legal Resources
Website: https://www.militaryonesource.mil/confidential-help/legal-assistance
Description: Access to free legal consultations, document review, and referrals for active-duty, Guard, Reserve, and their families.
National Guard Legal Assistance
Website: https://www.nationalguard.com/legal-assistance
Description: O ers legal services to Guard members including real estate, family law, and housing matters.
Smart. Strategic. Sold.
"We got PCS orders with just eight weeks to move. This guide gave us a game plan and checklists that kept us one step ahead the whole way."
— Sgt. Marcus R., U.S. Army
"I was retiring after 22 years of service, and selling felt overwhelming. This broke everything down in plain terms and helped me feel in control."
CMSgt. Teresa H. (Ret.), U.S. Air Force
"I was deployed when our home went on the market. Having this guide—and a realtor who understood military life—made all the di erence."
— Lt. Jake M., U.S. Navy
"After transitioning out of the Marines, I had no clue how to sell a house. This guide was like having a mentor on standby—it answered every question I had."
— Cpl. Andrew V., U.S. Marine Corps Veteran