Since military members tend to move every few years, you’ve likely learned a thing or two about how a PCS move is connected to real estate market trends. National and local trends affect the area around your new base and influence your decision whether to buy, sell, or rent your home.
Add in the military lifestyle specifics, like military rentals whose prices are coincidentally (or maybe not) the exact same as BAH rates and the heated competition for the most in-demand neighborhoods, and it's very clear that there’s a lot for military members to interpret when it comes to real estate decisions.
As if dealing with various real estate landscapes across the country wasn’t challenging enough, in 2026, more so than in most years, you’ll need to be deeply connected to your new or existing location to take advantage of any real estate trends in your neighborhood.
2026 Real Estate Market Trends
Although real estate professionals are predicting more balanced national trends (more inventory, steadying home sale prices, and interest rates staying near 6%), 2026 is all about micro or hyperlocal real estate trends. So, don’t expect the real estate happenings in your current neighborhood to transfer to your new location.
If that sounds daunting, keep in mind that you’re already kind of familiar with the dynamics of microtrends, because that’s what you’re essentially working with when navigating housing options near military bases. These markets often play by their own rules compared to markets farther from the base.
Now is the time to recheck your finances and decide what is affordable. Review the new BAH rates for 2026 (see our BAH calculator) and heavily consider an experienced real estate agent’s help who specializes in your chosen neighborhoods, especially if you’re searching for a home or want to sell a house from a long distance.
Insight for Military Home Buyers
There are many steps to buying a house, and one of the most crucial is the local housing market research you’ll need to understand before falling in love with a listed property. However, the overall 2026 real estate market looks a little healthier compared to the last couple of years. However, military home buyers will still find some markets more challenging than others.
For example, within the National Capital Region (the Pentagon, Fort Belvoir, Joint Base Andrews, Fort Meade), the area’s home prices have steadily risen—although not as steeply in recent years—despite government layoffs and the recent slow pace of sales.
Although there will be wiggle room in your overall home search inventory, there isn’t a surplus of housing in most areas. By no means have we moved into a solid buyers market. Well-priced and move-in-ready houses are in high demand.
Military buyers forced to move by a PCS will compete with sidelined civilian buyers who have been waiting for interest rates to drop to 2.5% levels, but have finally realized those rates aren’t returning anytime soon, and cannot put their move off any longer.
However, if you happen to be moving to some of the cities in Florida (Tampa), Arizona, Texas, and Tennessee that boomed over the pandemic, you may have some luck with extra surplus and slower price growth. But, be ready to move on any listing that fits your finances and lifestyle because you won’t be the only buyer searching for a deal!
Off-Market Home Sales
Another growing microtrend buyers should be aware of is a lean toward off-market sales. These listings never appear on a public website. Instead, well-connected real estate agents negotiate deals with buyers and sellers who prefer privacy and a very controlled buying and selling process.
New Construction Homes
If you’ve dreamed of a new build home, this might be the year you find your dream house. There’s an extra inventory of new construction homes from a backlog over the last two to three years, and builders are offering plenty of incentives, like rate buy-downs, to keep interest in the properties high. The challenge will be to find new construction communities with attractive commute times to military bases.
Photo by fstop123 by Getty Images Signature from Canva.com
How Can I Buy a House?
If you’re a first time home buyer, the process of finding and buying a new house probably seems overwhelming and even intimidating. You should know that these feelings are common and that you just need a little education to understand the details. These resources will help you learn the steps to buying a house.
- Home Buying 101: What You Need to Know Before Buying a Home
- How to Choose a Real Estate Agent: Key Questions Buyers and Sellers Should Ask
- Do I Need a Buyer's Agent to Buy a Home?
Information for Military Home Sellers
If there is one real estate market trend that remains consistent over several years, it is that home sellers still have the upper hand in many markets because there is plenty of buyer demand. They’ve just been less confident in the economy and their personal finances recently, so the home selling pace has slowed somewhat.
Home sales across the country in the fall and winter of 2025 picked up a little, and many real estate trend experts use this as a predictor for the spring and summer 2026 moving season. Military home sellers should be able to use this momentum, along with the typical PCS move cycle, to capture interested buyers.
However, the days of relying solely on "as is" sales, all-cash buyers, and monster bidding wars are likely behind us. Home sellers should prepare and prep their houses to their max budget to quickly find buyers who prefer move-in-ready property. Although you might have to invest more upfront to attract the best buyers, don’t forget about the possible military home sale tax benefits involved with capital gains after the sale.
Home Staging and Marketing
Keep in mind that professional home staging might be essential in your market. It's becoming increasingly common, especially if the staging is included in an overall marketing package that bundles professional photography and advertising. Some neighborhoods require a professional touch to garner the highest asking prices. Also, don’t be surprised if your agent also suggests drone videos. They’re in high demand for upper-end and luxury properties.
In all marketing materials, keep your focus on how buyers will view your house on their phone. Clear, concise, logical, and detailed photos are a must. Do not share your listing with less-than-stellar pictures. Buyers will scroll past your listing to view those with well-staged and strategically lit photos.
Do You Pay Taxes When You Sell a House?
You’ll most likely pay taxes when you sell your house. It's something to plan for when you initially purchase the property. However, there are ways to work within the tax code to delay or possibly diminish some of the tax burden. Learn more:
- Tax Tips for Military Members Selling or Renting a Home
- Extending the Capital Gains Exclusion for Military Rental Properties
What Military Renters Need to Know
Military renters could benefit from buying or selling trends, depending on the location. In areas where home sales are flat, many homeowners will choose to become landlords of military rentals instead of selling for less than they think their home is worth. More landlords equals more rental properties on the market for renters to choose from.
It's important for first-time renters and landlords stay in clear communication with each other to avoid newbie mistakes. These resources will help you be informed before signing a rental agreement.
Rent-to-Own
If you happen to love the current rental home you’re living in and the owners want to sell, it might be a good time to consider the pros and cons of a rent-to-own situation.
Apartment Living
If you’re choosing an apartment for this PCS, the national trend leans towards more affordable pricing, or at least rents staying the same as in recent years. Look for move-in incentives, military discounts, and other special pricing to maximize your savings.
All in all, home buyers, sellers, and renters will notice some rebalancing in the real estate market outlook for 2026. This means there could be a bit of good news during your housing journey. However, hold reality close and don’t expect drastic changes in interest rates, housing affordability, and inventory numbers. Remember, you’ll play by your local market’s rules, which won’t necessarily reflect the nation’s home buying, selling, and renting trends.
Thinking of buying a home? See our free resource below that will walk through closing on a home.
