How should Wichita Falls sellers time a fall/winter 2025 listing given higher 2025 BAH and reports of late-year PCS delays?

With 2025 BAH up at Sheppard AFB and some Air Force PCS moves pushing beyond the expected Oct–Dec arrival dates, list early fall or prep for a January re-launch. Price to match local sales data, spotlight VA-friendly terms, and target Sheppard-bound buyers.

Why timing matters this fall/winter

Higher 2025 Basic Allowance for Housing (BAH) gives Sheppard-bound buyers more room in their monthly budgets, while select Air Force PCS orders are being pushed beyond October–December because of funding constraints. That combo can keep demand alive later than a “normal” year, especially near base.

What the numbers say (Sheppard AFB + Wichita Falls)

• 2025 BAH at Sheppard AFB: With dependents ranges from $1,341 (E-1) to $2,592 (O-4); selected examples include E-5: $1,452 and E-6: $2,019. These are effective Jan 1, 2025.

• PCS backdrop: On Aug 15, 2025, Air Force Times reported some airmen could see PCS moves delayed into Oct–Dec due to funding issues. Separately, DoD said summer household-goods pickups were on track overall, but the June 18 termination of the Global Household Goods Contract may keep families cautious.

• Local market:

  • Median sold price: $205,000; Median DOM: 30 days.

  • Near Sheppard (ZIP 76306) median sold price: $152,000; median DOM: ≈24 days.

  • 2025 median price is up vs. 2024 ($205k vs. $199.9k); median DOM is basically flat (30 vs. 29 days).

So…when should you list?

Option A: List in early fall (mid-September to early October).
You’ll capture (1) lingering summer PCS buyers who finally got orders funded, and (2) locals who want to close before the holidays. Expect decent activity close to Sheppard, where DOM has been under a month.

Option B: Prep now, launch (or re-launch) the first week of January.
New BAH takes effect Jan 1, and many newly arrived or on-base renters shop after the holiday stand-down. A clean January go-to-market lets you refresh photos, reset days-on-market, and hit buyers whose budgets just increased with 2025 BAH.

Pricing & terms that work for Sheppard-bound buyers

• Price to local comps, not just BAH math. Use 2025 Wichita Falls comps and 76306 micro-comps as your guardrails; then confirm with your net sheet.

• Lean VA-friendly. Advertise VA-ready: clear WDI, FHA/VA-friendly repairs done, and an allowance for closing costs or rate buydown instead of a big list-price drop—often more attractive to military buyers watching monthly payments.

• Stage for speed. Median DOM citywide is ~30 days, but sub-30 is common near base when homes are clean, move-in ready, and well-priced. (MLS CSV)

Marketing plan for sellers near Sheppard AFB

1. “PCS-ready in 7 days” launch: pre-inspection, handyman punch list, pro photos + floor plan, and same-day syndication.

2. Targeted reach: promote to relocation channels and Sheppard-adjacent search terms (e.g., sell my house near Sheppard AFB, PCS home sale, military relocation).

3. Show VA strengths: call out assumable loans (if applicable), recent big-ticket updates, and fully funded repairs that help VA appraisals cruise through.

4. Flexible possession: consider early occupancy after funding or short leaseback to accommodate late-year arrivals and training schedules.

5. Price checkpoints: watch activity at $150k–$160k in 76306 and the $240k–$260k band in 76308/76310; small price trims to the next search bracket can unlock saved-search alerts. (MLS CSV)

What to expect if PCS delays intensify

• Scenario: More Oct–Dec delays. Keep your listing live through mid-November with fresh media and weekly micro-updates; pause only if showings stall. If you go under contract late, ask your agent to negotiate flexible close/possession aligned with the buyer’s funded orders. 

• Scenario: Logistics smooth out. You’ll still benefit from new-year BAH budgets and winter buyers who prefer less competition. 

Why list with Renee Adkins – Hirschi Realtors

Sellers highlight Renee’s responsiveness, market knowledge, and ability to get homes under contract quickly—exactly what you want when timing around PCS windows. Read recent client feedback on Renee’s RealSatisfied profile and her site’s testimonials. 

Bottom line

• If you’re ready now: Aim for a mid-September to early-October launch to catch late-year movers and stay visible into November.

• If you need a beat: Use the holidays to prep and hit the first week of January when new BAH kicks in and buyer alerts surge. 
  
  

Thinking about selling near Sheppard AFB or anywhere in the Wichita Falls area? As your listing agent in Wichita Falls, I’ll use hyper-local sales data, VA-friendly prep, and a PCS-savvy marketing plan to shorten days on market—without leaving money on the table.

Text or call Renee Adkins – Hirschi Real Estate to get your pricing & prep plan based on your home, timeline, and the current buyer pool.

Sources: Defense Travel Management Office 2025 BAH table; Air Force Times PCS funding-delay report (Aug 15, 2025); Military Times HHG status update (Jul 24, 2025); Federal News Network on GHC termination (Jun 18, 2025); internal MLS CSV provided by client.