PCS Home Sale
PCS FSBO Cost Calculator
See what FSBO actually nets on a military timeline — not just the commission you skip. Compare agent vs for-sale-by-owner after pricing risk, buyer-broker fees, carrying costs, and dual housing if orders move up.
The FSBO math gap
Skipping an agent only helps if you keep more net — and on a PCS, that is often false.
MilitaryByOwner and other FSBO boards sell the commission savings. For most PCS sellers the harder costs are a weaker sale price, a buyer agent you still pay, and the weeks your mortgage overlaps temporary lodging when the closing date slips. This calculator puts those side by side.
Active duty / Guard / Reserve
Commissions are not reimbursed on a standard PCS. Your comparison is net proceeds after pricing, fees, and timeline risk.
DoD civilians
Orders may authorize real-estate expense claims, including customary broker fees (within the 10%-of-sale aggregate). Toggle Civilian below to model reimbursement.
Not the DNRP “95%”
That figure is typically an equity advance under Guaranteed Home Sale for eligible civilians — not a 95% commission rebate for uniformed sellers.
Home & commissions
What a well-marketed listing should clear in your area.
Typical listing-side rate after the 2024 practice changes. Edit to match local quotes.
Still commonly offered by sellers to attract showings — including many FSBO listings.
Title, escrow, transfer taxes, and similar seller-side costs.
FSBO risks (editable)
Pricing mistakes, weaker marketing, and negotiation drag. Start at 3% and stress-test higher.
Yard signs, flat-fee MLS, photos, and advertising you pay yourself.
Extra carrying time before closing if the FSBO path is slower.
Mortgage, taxes, insurance, and utilities while the home is still yours.
Weeks you might pay the old house plus lodging or rent at the new duty station.
Old PITI share plus temporary lodging or first-month overlap.
Agent path nets more
Estimated net advantage of listing with an agent under your assumptions.
Agent net
$374,000
FSBO net
$368,645
With an agent
FSBO
True out-of-pocket cost of commissions on the agent path: $20,000 (not reimbursed on a standard active-duty PCS). FSBO opportunity cost from haircut + timeline: $15,340.
Estimates only. Local customs, concessions, taxes, and your specific orders change the result. This is not finance, legal, or tax advice — verify entitlements with your finance office.
If the math points to an agent
Get matched with a veteran or military-spouse agent who knows PCS timelines, VA assumptions, and remote closings. Free for families — no referral fee charged to you.
Common questions
- Does the military reimburse realtor commissions on a PCS?
- For active-duty, Guard, and Reserve sellers on standard PCS orders: no. Broker fees are personal expenses under the Joint Travel Regulations. DoD civilians with real-estate entitlements in their orders can often claim customary broker fees (within a 10%-of-sale cap for reimbursable sale expenses). Confirm with your finance office — your orders control.
- Where does the “95% reimbursed” number come from?
- It is usually a mix-up with the DoD National Relocation Program (DNRP) Guaranteed Home Sale, which can advance about 95% of your equity to eligible civilian employees. That is not a commission rebate for uniformed sellers, and it is not available on a typical active-duty PCS.
- If commissions are not reimbursed, why would FSBO still lose?
- Because the real costs of FSBO on a PCS clock are pricing mistakes, extra days carrying the mortgage, dual housing if the sale slips past report date, and the buyer-broker fee many FSBO sellers still pay to get showings. A 2–3% weaker sale price on a $400,000 home is $8,000–$12,000 — often more than the listing-side commission you hoped to keep.
- When does FSBO still make sense?
- Off-cycle sales with no report-date pressure, a buyer already lined up (neighbor, coworker, relative), or a market where you have already priced with a CMA and can handle showings, contracts, and repairs yourself. If orders can move up, or you are leaving the area, a PCS-fluent agent is usually the safer net.