Orders just dropped for your Guam PCS? Selling while coordinating flights, pack-outs, and lodging can feel like a race against the clock. You want a clean sale, the right price, and a timeline that fits your orders. This guide gives you a clear, Guam-specific checklist, key military entitlements to leverage, and the documents to gather so you can move with confidence. Let’s dive in.
Quick game plan for Guam PCS sellers
- Start with base housing. Your Housing Service Center processes TLA and can explain local lodging rules and submission steps. Review the Naval Base Guam Housing Service Center guidance and TLA process on the official site at Joint Region Marianas. If you are at Andersen AFB, check the Andersen AFB housing information.
- Plan your timeline around pack-out. Confirm HHG pickup, potential Storage-in-Transit, and allowable durations with your Transportation Office and DFAS guidance for OCONUS moves, such as the DFAS OCONUS-to-CONUS overview.
- Price with today’s market in mind. Recent reports show elevated inventory in 2025 across segments on Guam, so competitive pricing and strong marketing matter to shorten days on market.
- Decide early if you need a Power of Attorney. If you will be away for showings or closing, set up a durable POA acceptable to Guam escrow and the recorder.
Your step-by-step seller checklist
After orders arrive
- Notify your chain of command and Housing Service Center, then start TLA, DLA, and HHG planning. For a clear overview of entitlements like DLA, review this PCS entitlements guide.
- Interview a local listing agent experienced with military moves who can coordinate virtual tours, contractor access, and closing logistics.
- Decide sell vs rent. Consider your timeline and holding costs. In slower segments, pricing and presentation are critical.
- If you will be remote, arrange a durable POA that your title company and the Guam recorder will accept.
Pre-listing prep
- Order a pre-listing home inspection and a WDO and termite check. Lenders, including VA and FHA, often expect WDO clearance in tropical markets. For typical cost ranges, see this overview of termite inspection costs.
- Gather records: deed, any survey, permits for renovations, HOA or condo docs, warranties, recent tax statements, and major repair receipts.
- Request a mortgage payoff letter so your closer can produce accurate seller net sheets.
- Complete high-impact fixes that can block loan approvals or appraisals, such as roof, electrical, plumbing, or termite remediation if needed.
Listing and marketing
- Use a fresh comparative market analysis and avoid overpricing. Consider targeted concessions like closing cost help or a rate buydown to attract qualified buyers.
- Invest in professional photos and video. Many military buyers shop remotely, so clear visuals and virtual showings help.
- Set a showing plan that works when you are on TDY or traveling. Provide your agent with access instructions and limits.
Under contract
- Expect inspections and an appraisal. Decide whether to repair or offer credits to keep closing on track.
- Sync closing with your HHG pickup and flights. If dates do not align, request approved Storage-in-Transit and keep all receipts per the DFAS OCONUS-to-CONUS guidance.
- Clarify WDO and termite treatment in writing. Decide whether you will complete treatment or provide a credit, and obtain clearance if required by the buyer’s lender.
Closing and move-out
- Provide escrow with final payoff figures and your POA if you will sign remotely. Give written instructions for proceeds delivery.
- Confirm recording and fee allocations on your settlement statement. Guam recording fees and certain deed requirements are set by statute. Review the Land Management provisions in the Guam Code Annotated Title 21, Chapter 60.
- Keep copies of TLA, TLE, DLA, SIT, and repair receipts for reimbursement and taxes.
- Schedule final utility readings and insurance changes. Provide forwarding information to escrow and your agent.
Guam-specific rules to know
- Required deed language and recording fees. Guam law sets the recorder’s fee schedule and requires specific statements for certain conveyances, including a water and power availability statement for many land transactions. Your title or escrow team must comply with the Guam Code Annotated Title 21, Chapter 60.
- Seller disclosures. Guam has historically used more limited statutory disclosures than many states. Buyers often request detailed condition information, permits, and utility details. Track legal updates with the Guam Real Estate Commission, and work with your agent to provide clear, accurate information.
Use your PCS entitlements wisely
- TLA and TLE. TLA applies for OCONUS assignments like Guam, and TLE may apply for CONUS travel days. Your Housing Service Center processes authorizations and periodic claims. Start early, save receipts, and follow the steps on the Joint Region Marianas housing page.
- DLA can offset move-related costs such as deposits and utilities. Review your pay grade and dependency status in the PCS entitlements overview.
- HHG and SIT. If closing does not match pack-out, request SIT through your Transportation Office and confirm authorized durations using DFAS and local transportation guidance.
Taxes: the military “stop-the-clock” rule
If you lived in your home for 2 of the last 5 years, you may qualify to exclude up to $250,000 in gain if single or $500,000 if married filing jointly. Military sellers have a special option that can extend the five-year lookback. Under IRS rules, you can elect to suspend the five-year test for up to 10 years during qualified extended duty. See the rules and worksheets in IRS Publication 523.
Sample timeline you can adapt
- Day 0: Orders received - contact HSC and Transportation Office, interview listing agents, decide sell vs rent.
- Weeks 2 to 6: Pre-listing inspection, WDO and termite report, request payoff letter, prepare POA if needed, plan light repairs and staging.
- Weeks 4 to 12: List the home with professional media, monitor showings and feedback, adjust pricing or concessions if needed.
- Contract to close: 30 to 60 days typical depending on loan type and repairs. Align pack-out and lodging with the target close date.
- Closing week: Confirm recording costs, payoff, and proceeds delivery. Complete utility transfers and final walk-through.
What to gather for a smooth sale
- PCS orders copy for HSC, Transportation, and finance
- Mortgage payoff statement
- Deed, any survey, permits, warranties, HOA or condo documents
- Recent property tax statements and receipts
- WDO and termite report plus any treatment receipts and clearance
- Durable POA if you will be remote
- TLA, TLE, DLA, SIT receipts for reimbursements and tax records
Common obstacles and easy fixes
- Closing date and pack-out do not match: request authorized SIT and keep receipts per DFAS OCONUS-to-CONUS guidance.
- Remote closing while deployed: set up a durable POA, pre-sign where allowed, and use a title company comfortable with remote signers.
- Lender WDO requirements: order termite inspection early and address treatment or credits before appraisal review.
- Unclear local fees: ask your closer for a seller net sheet and review recording requirements in the Guam Code Annotated.
Selling during a PCS is manageable when you control the timeline, documents, and approvals. With the right plan and a local expert, you can protect your equity and hand off the keys on time. If you want a concierge-style sale that syncs with your orders, connect with Tia Perez for a tailored plan and on-island coordination.
FAQs
How does TLA work when I sell my Guam home during a PCS?
- TLA is processed by your Housing Service Center and typically requires periodic claims with receipts, so start early and keep documentation organized.
What if I cannot attend my Guam closing in person?
- Set up a durable Power of Attorney acceptable to your title company and the Guam recorder, and provide clear written proceeds instructions.
Do I need a termite or WDO inspection to sell in Guam?
- Many lenders expect a WDO clearance in tropical markets, so ordering your inspection early helps you avoid delays or last-minute treatment.
What taxes might affect a military seller leaving Guam?
- The military “stop-the-clock” option in IRS rules may help you meet the ownership and use test, and you should keep records for any depreciation if you rented.
Which Guam-specific closing costs should I expect?
- Expect statutory recording fees set by Guam law, plus typical escrow and title fees allocated by contract, so ask your closer for a detailed net sheet.
How do I coordinate HHG pickup with my home’s closing date?
- Work backward from closing, schedule HHG with your Transportation Office, and request Storage-in-Transit if dates will not align.
