Key Takeaways
- Two bases, one housing market: Fort Stewart (Hinesville) and Hunter Army Airfield (Savannah) are both 3rd Infantry Division installations, but their housing markets are different — Hinesville/Ludowici vs. Southside Savannah.
- PCS timelines are tight: Most soldiers get 30-60 days between receiving orders and reporting to their next duty station. Traditional listings take 60-120 days in this market.
- Dual housing costs destroy budgets: Carrying a Savannah mortgage while paying rent or a mortgage at your new duty station can cost $2,000-$4,000+/month out of pocket beyond BAH.
- Savannah's seasonal market makes winter PCS worse: If you receive orders in October-February, buyer traffic drops 30-50%, making traditional sales even less likely to close in time.
- SCRA protections apply: The Servicemembers Civil Relief Act protects you from certain financial obligations, but it doesn't sell your house — you still need a buyer.
- Cash close in 7-14 days: A marketplace cash sale closes before your report date, eliminates dual housing costs, and requires zero repairs or showings.
You knew the PCS was coming eventually — but now you're holding the orders and the clock is running. Fort Stewart and Hunter Army Airfield generate thousands of Permanent Change of Station moves every year, and the Savannah-area housing market is not built for the speed military families need. In peak season, homes sit 55-75 days on the MLS. In winter, that stretches to 80-110+ days. Your report date doesn't care about Savannah's seasonal buyer traffic.
This guide is for military families at Fort Stewart and Hunter AAF who need to sell fast. It covers the dual-housing cost math that makes speed critical, why Savannah's market creates special challenges for PCS sellers, your SCRA protections, and how a cash marketplace sale can close before your report date with zero repairs and zero commissions.
Two Bases, Two Housing Markets
Fort Stewart is the largest Army installation east of the Mississippi, located in Hinesville — about 40 miles southwest of Savannah. It's home to the 3rd Infantry Division headquarters, multiple brigade combat teams, and support units. Military families at Fort Stewart typically buy in Hinesville, Ludowici, Flemington, or the western reaches of Bryan County. Median home prices in this corridor run $180,000-$250,000 — significantly below the Savannah average.
Hunter Army Airfield sits in Savannah proper, on the city's south side. It hosts Ranger Regiment elements, aviation units, and support commands. Military families at Hunter typically buy in Southside Savannah, Georgetown, the Islands corridor, or Pooler. Prices here track closer to the Chatham County median of ~$290,000.
The distinction matters for PCS sellers because the Hinesville market has a thinner buyer pool (heavily military-dependent) and slower absorption rate. If you're selling near Fort Stewart, the urgency for a fast sale is even greater — there are fewer retail buyers, and those who are looking are also military families with their own timeline constraints.
The Dual Housing Cost Math
This is the number that forces the decision. When you PCS, BAH shifts to your new duty station rate. If you haven't sold your Savannah home, you're carrying two housing costs simultaneously:
| Expense | Monthly Cost |
|---|---|
| Savannah mortgage (PITI) | $1,400-$2,200 |
| Housing at new duty station | $1,200-$2,400 (varies by location) |
| Savannah utilities (minimum) | $125-$200 |
| Savannah yard/maintenance | $100-$175 |
| Total dual housing cost | $2,825-$4,975/month |
| BAH received (new station) | $1,400-$2,800 |
| Monthly out-of-pocket gap | $1,000-$3,000+ |
Every month you carry the Savannah home after PCS costs you $1,000-$3,000+ beyond what BAH covers. Over a 3-month traditional listing cycle, that's $3,000-$9,000 in cash out of your family's pocket — on top of the 5-6% agent commissions you'll pay if the home eventually sells.
Some families plan to use DITY (Do-It-Yourself) move reimbursements to offset dual housing costs. The math rarely works — DITY payments are based on the government's estimated cost to move your goods, which typically runs $3,000-$8,000 for an E-5 to E-7 household move. That covers one or two months of dual housing, not a full listing cycle.
Savannah's Seasonal Challenge
PCS orders don't align with Savannah's real estate calendar. The best selling season in the Savannah area is March through June and September through November — when buyer traffic from military families arriving at Fort Stewart, retirees shopping for coastal homes, and investors looking for vacation rental properties all peak. But summer PCS moves (the most common military cycle) list homes in July and August when buyer traffic is strong. The problem hits hardest for fall and winter PCS orders — if you receive orders in October through February, you're listing in Savannah's slowest months, where days on market runs 30-50% longer than peak season.
A cash sale eliminates seasonal risk entirely. Investors buy year-round because they're evaluating properties on income and renovation potential, not personal preference. A marketplace generates offers in 24-48 hours regardless of the month.
Your SCRA Protections
The Servicemembers Civil Relief Act (SCRA) provides important protections for military homeowners, including a 6% interest rate cap on pre-service mortgages, protections against foreclosure during active duty, and the ability to terminate certain leases. However, SCRA does not sell your house, reduce your mortgage balance, or prevent the carrying costs from accumulating. It's a shield, not a solution.
The most relevant SCRA provision for PCS sellers is the capital gains tax exclusion extension. Under the Military Family Tax Relief Act, military members can suspend the 5-year use test for the primary residence capital gains exclusion during qualifying extended duty. This can be critical if you haven't lived in the home for 2 of the last 5 years due to deployments.
Your Three PCS Selling Options
1. Traditional Listing
List with a Savannah agent, hope for a buyer in 60-120 days, pay 5-6% commission. Works if you have 4+ months before your report date and the home is move-in ready during peak season. Does NOT work for October-February orders or tight timelines. You'll also need to coordinate showings from your new duty station — logistically painful.
2. Rent It Out
Keep the home and become a long-distance landlord. Property management runs 8-10% of rent. You'll carry the mortgage, handle maintenance remotely, and deal with tenant turnover from a different time zone. Some families make this work; many regret it within 18 months. The Hinesville rental market is particularly tenant-heavy, which compresses yields.
3. Cash Marketplace Sale (Propcash)
Submit once, receive multiple offers in 24-48 hours, close in 7-14 days. No repairs, no showings, no commissions. The closing attorney handles everything — you can sign remotely via mail-away package. Your Savannah mortgage is paid off at closing, and the dual-housing cost problem vanishes on day one at your new station.
How a Cash Marketplace Solves the PCS Timeline
The math for most military families is straightforward. A traditional listing might net an additional $15,000-$25,000 over a cash sale — but only if it actually sells within the listing period and only after subtracting agent commissions, holding costs, and the dual-housing out-of-pocket gap. When you factor in 3-4 months of $1,500-$3,000/month in dual housing costs plus $14,500-$17,400 in commissions on a $290,000 sale, the "premium" from a traditional sale often evaporates.
A marketplace cash sale from Propcash delivers certainty: you know the number, you know the date, and you know the mortgage gets paid off. Multiple investors compete for your property, which means you're not settling for one lowball. And the close happens before your report date — not 4 months after you've already left Georgia.
The Bottom Line
PCS moves don't wait for the Savannah real estate market. If you've received orders from Fort Stewart or Hunter Army Airfield, the single most expensive mistake is letting your home sit unsold while you pay dual housing costs from your new station. Get real numbers from multiple investors before you commit to a traditional listing that may not close in time.
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Data Sources: Fort Stewart / Hunter AAF installation data (U.S. Army), Servicemembers Civil Relief Act (50 U.S.C. §§ 3901-4043), Military Family Tax Relief Act, Defense Finance and Accounting Service BAH tables, Savannah Area REALTORS market reports. Propcash is a marketplace, not a military legal advisor — service members should consult a JAG officer for SCRA-specific questions.