Short answer: Sell if you don't plan to come back, the rent won't cover your full costs, or you need your VA entitlement back for the next house. Rent it out if the rent covers the mortgage plus taxes, insurance, repairs and empty months, and you're ready to be a landlord from far away. Either way, watch two clocks: the IRS home-sale exclusion (military members can pause the 5-year test for up to 10 years) and your VA entitlement.
New orders just landed. You're leaving Fort Gordon. Now one big question sits on the kitchen table: What do we do with the house?
You love this home. Selling feels final. Renting it out feels risky. Here's the good news: there are only a few real choices, and some simple numbers will tell you which one fits.
We're the Fairey Team, based in Evans, a short drive from post. Our Team Lead, Ehrin Fairey, moved 19 times as a military kid, served on active duty in the Air Force, and still serves in the Air Force Reserve. Here's how we help families decide.
First, a Quick Note on the Name
It's Fort Gordon. The Army renamed the post Fort Eisenhower in 2023. In June 2025, it restored the Fort Gordon name, this time honoring Medal of Honor recipient Master Sgt. Gary I. Gordon. You'll still see "Fort Eisenhower" on older paperwork.
What's at Stake
Get this right, and your house keeps working for you. Get it wrong, and you could pay two housing bills from three states away, owe tax you didn't need to owe, or find your VA loan won't stretch at the next duty station.
Know this up front: your BAH is set by your new duty station, not your old house. Once you leave, the Evans mortgage gets paid by the sale, the rent or your own pocket.
Your Three Options
Option 1: Sell
Selling is the cleanest exit. The loan gets paid off, and you walk away with your equity.
Selling usually makes the most sense when:
- You don't expect to come back to the Fort Gordon area.
- Your expected rent won't cover your full monthly cost.
- You want your full VA entitlement back for your next purchase.
Have a VA loan? A qualified buyer can assume it, which can help if your rate is low. If that buyer is an eligible veteran who substitutes their own entitlement, yours can be restored.
Option 2: Rent it out
Renting lets you keep the house while a tenant helps pay the mortgage. It can work well.
Renting usually makes sense when:
- The rent covers the mortgage, taxes, insurance, repairs and some empty months.
- You may come back to Fort Gordon someday.
- You have cash for surprises and are ready to run it like a small business.
Just remember: the mortgage is still yours. Rented or empty, the payment is due every month.
Option 3: Hold it, then sell later
That can be smart. It can also quietly close a tax door, so read the capital gains section first.
The Simple Math: Will the Rent Cover It?
Will the rent cover everything, not just the mortgage? Add up your monthly cost as a landlord:
- Mortgage payment (principal, interest and escrow)
- Landlord insurance. A standard homeowners policy may not cover a rental. Ask your insurance agent to switch it.
- Property taxes. Columbia County's homestead exemption only lasts while the owner lives in the home as a primary residence. Once it's a rental, expect a bigger tax bill. Our Columbia County property tax guide explains the numbers.
- Repairs and upkeep.
- Property management, if you hire it.
- Empty months between tenants.
Compare that total with a realistic rent. If the rent barely covers the mortgage, think hard.
Not sure what it would sell or rent for? Start with a free home valuation. Our guide on what your Evans home is worth and how to price it walks you through it.
How Your VA Entitlement Works When You Leave
If you sell and pay off the VA loan, you can have your entitlement restored. VA.gov lists that as one way to reuse your benefit.
If you keep the home, part of your entitlement stays tied up in it. You may still have "remaining entitlement" for the next house. VA figures it as 25% of the county loan limit, minus the entitlement you've already used and haven't restored. With only partial entitlement, county loan limits apply. For Columbia County, the 2026 limit is $832,750. A big loan at the next duty station could mean a down payment.
If you pay off the loan but keep the house, VA allows a restoration one time only.
A new VA loan still has to be for a home you'll live in. The Consumer Financial Protection Bureau notes you may be able to rent out your current VA home and use remaining eligibility for your next primary home. Ask your lender to pull your Certificate of Eligibility early so you know your numbers before you choose.
For VA loan basics here, see our Fort Gordon VA loan and 2026 BAH guide.
The Capital Gains Clock (and the Military Pause Button)
When you sell your main home, the IRS lets you exclude up to $250,000 of gain from income, or $500,000 for most married couples filing jointly. To get the full exclusion, you generally must have owned the home and lived in it for at least 2 of the 5 years before the sale.
The catch: rent it too long and you can fall outside that window. The good news for service members: IRS Publication 523 says members of the uniformed services can choose to suspend the 5-year test period for up to 10 years while on "qualified official extended duty." That generally means duty of more than 90 days (or indefinite) at a station at least 50 miles from the home, or living in government quarters under orders.
Picture this: you lived in your Evans home for 3 years, then spent 6 years on extended duty and sold. In a near-identical IRS example, those 6 years are set aside, and you still meet the 2-year test.
A few more things to know:
- Depreciation is taxed. If you rent the home out, you can't exclude the gain from depreciation you claimed, or could have claimed, after May 6, 1997.
- One home at a time. You can't suspend the 5-year period for more than one property at a time.
- Rental time after you move out generally isn't "nonqualified use." That rule mostly hits people who rent first and move in later.
Talk with a tax pro. MilTax from Military OneSource offers free tax software and free consultations for eligible service members and families.
SCRA Basics for Homeowners
The Servicemembers Civil Relief Act (SCRA) helps, but not always the way people think.
- The 6% interest cap applies to debts, including mortgages, taken out before you entered military service. For mortgages, it lasts through your service and one more year.
- Foreclosure protection also applies to mortgages that started before service. Lenders need a court order to foreclose during service and for one year after.
- Lease termination works the other way, too. A service member who signs a lease and then gets PCS orders can end that lease without penalty.
That last one matters if you become a landlord near Fort Gordon. Many tenants here are military families who can leave early on orders. Plan your reserves for it.
Fort Gordon Legal Assistance helps eligible clients with SCRA, lease and Georgia security deposit questions. Call 706-791-7812 or 7813.
Becoming a Long-Distance Landlord in Georgia
If you rent, know the basic Georgia rules:
- The home must be fit to live in. Georgia's Safe at Home Act (2024) put that duty into every residential lease entered into or renewed on or after July 1, 2024.
- Security deposits are capped at two months' rent.
- Late rent has a process. Before filing for eviction for unpaid rent, a landlord must first give written notice with three business days to pay or leave.
If you hire a property manager, know that Georgia treats managing rentals for others for a fee as brokerage work that requires a license. Ask to see it, along with the management agreement.
Timing a Sale With Your Orders
Here's the order we suggest:
- Get a value the week orders arrive. Know your likely sale price and rent before you decide anything.
- Pull your VA COE and talk with your lender about your next purchase.
- Pick your path and set a list date. Military OneSource calls May 15 to Sept. 30 peak moving season, and that can bring more military buyers to town.
- Prep before the movers pack. Photos look best before the boxes come out.
- Plan for signing from a distance. If you'll be gone before closing, ask early how you'll sign. Fort Gordon Legal Assistance offers walk-in power of attorney services if a spouse needs to sign for you.
Leaving soon? Our PCS timeline and checklist shows how the move itself fits around your house decision.
Your Simple 3-Step Plan With Us
- Tell us your report date and whether you may come back.
- We run both numbers. We'll show you what your home would likely sell for and what it might rent for, side by side.
- You choose with confidence. We'll help you carry out the plan, even after you've left.
Skip the math, and you could carry a house that drains you every month. Do it right, and you leave Fort Gordon with peace of mind: a check at closing or a rental that pays you back for years.
Frequently Asked Questions
Should I sell or rent my house when I PCS?
Rent if the rent covers the mortgage, taxes, insurance, repairs and empty months, and you're ready to be a landlord from afar. Sell if you won't come back, the rent falls short, or you need your full VA entitlement for your next home.
Can I get another VA loan if I keep my first home as a rental?
Often, yes. You may have remaining entitlement, which VA figures as 25% of the county loan limit minus the entitlement you've used and haven't restored. The new home must be your primary residence. Ask your lender to check your Certificate of Eligibility.
How do I restore my VA loan entitlement?
VA.gov lists three ways. Sell the home and pay the loan in full. Have a qualified veteran assume your loan and substitute their entitlement. Or pay the loan in full and keep the home, which you can do only once. You request restoration through a Certificate of Eligibility.
Do military members have to live in a home 2 of the last 5 years to avoid capital gains tax?
Generally, yes, but there's a military exception. IRS Publication 523 lets uniformed service members suspend the 5-year test period for up to 10 years while on qualified official extended duty. Gain from depreciation on a rental is still taxed.
Does the SCRA lower my mortgage rate?
Only if you took out the mortgage before you entered military service. Then the SCRA can cap the interest rate at 6% during your service and for one year after.
Can a military tenant break my lease?
Yes. Under the SCRA, a service member who signs a lease and then receives PCS orders, or deployment orders for 90 days or more, can end the lease without penalty.
Will I lose my homestead exemption if I rent out my house?
In Columbia County, the homestead exemption applies to a home the owner occupies as a primary residence. If you move out and rent it, expect to lose it, which raises your property tax bill. Confirm the details with the Columbia County Tax Commissioner.
Do I need a licensed property manager in Georgia?
If you pay someone to manage your rental, yes. Georgia's real estate license law treats property management for others for a fee as brokerage work, so that person needs to be licensed. Owners can manage their own rentals.
Let's Make Your Next Move Simple
Tell us your report date, and we'll run the sell-versus-rent numbers on your Evans and Columbia County home.
- Call:(706) 480-5203
- Email:[email protected]
- Visit: 2580 Evans Trade Center, Evans, GA 30809
- Next step:Military relocation help · Explore neighborhoods · Get your home value
Still weighing it from the other side? Read our guide on whether to rent or buy when you PCS to Fort Gordon, see what a Highland Lakes BAH actually buys in 2026, and check the commute to Fort Gordon from Evans, Grovetown and Columbia County.
Data notes: Capital gains rules from IRS Publication 523 (2025). VA entitlement rules from VA.gov and VA loan limits; 2026 Columbia County limit from FHFA. SCRA details from the U.S. Department of Justice. Rental tax and MilTax info from Military OneSource. Legal Assistance details from home.army.mil/gordon. Georgia rules from the Safe at Home Act (HB 404) and O.C.G.A. 43-40-1. Rules change. General information, not legal, tax or financial advice. Deemed reliable but not guaranteed.
Fairey Team | eXp Realty. Equal Housing Opportunity.
