If you’re a veteran or active-duty service member with PCS orders and a mortgage interest rate between 2% and 3.5%, you’re facing a decision many military homeowners never expected to be this complicated:

Do I sell — or do I keep the home and rent it out?

For homeowners leaving Northern Virginia, the answer is often clearer than it first appears.

You’re Holding an Asset That Can’t Be Replaced

Interest rates in the 2–3.5% range are no longer available — and may not be again for a very long time.

That low-rate mortgage gives you:

• A payment advantage future buyers and investors can’t replicate

• A built-in hedge against inflation

• A strong likelihood of positive cash flow or near break-even rents

Selling now means giving up a financing asset that’s arguably more valuable than the home itself.

Northern Virginia Is a Long-Term Rental Stronghold

Northern Virginia isn’t just a hot market — it’s a structurally strong one.

Key demand drivers include:

• Proximity to Washington, DC

• Defense, government, and contractor employment

• Ongoing military rotations (including Quantico and Pentagon assignments)

• Limited housing supply compared to demand

These factors make Northern Virginia rentals consistently desirable, especially for single-family homes and townhomes.

Renting Converts a PCS Move Into a Wealth-Building Event

Instead of viewing a PCS as a disruption, renting your home allows you to:

✔ Let tenants pay down your mortgage
✔ Benefit from long-term appreciation
✔ Maintain ownership in a top-tier market
✔ Preserve flexibility to sell later under better conditions

Many veterans who kept their first PCS property later say it became their best-performing asset over time.

“But I’m Moving — I Can’t Manage a Rental From Another State”

That’s exactly where professional property management matters.

Managing a rental remotely without support often leads to:

• Late-night emergency calls

• Tenant issues you can’t address in person

• Compliance mistakes

• Stress that distracts from your new duty station

A professional manager turns your rental into a passive asset, not a second job.

Why Professional Property Management Is Critical for PCS Landlords

At Mo Wilson Properties, we work with military homeowners who have transferred out of Northern Virginia and want to protect their investment without being involved day-to-day.

We help by:

• Pricing your home correctly for today’s rental market

• Screening tenants professionally (critical in HOA-heavy communities)

• Coordinating maintenance with local, trusted vendors

• Handling rent collection, notices, and documentation

• Acting as a buffer so you’re not fielding tenant calls from another time zone

Your role becomes owner, not operator.

Keeping the Property Preserves Your Options

Selling now is permanent. Renting keeps options open.

By holding the property, you retain the ability to:

• Move back after a future assignment

• Sell later when rates or pricing improve

• Refinance strategically if conditions change

• Build long-term equity while someone else pays the loan

Flexibility is one of the biggest advantages military homeowners have — renting preserves it.

The Numbers Often Make Sense — Even If Cash Flow Is Modest

Many PCS landlords worry only about monthly cash flow. But with a low interest rate, the real return often includes:

• Principal paydown

• Appreciation

• Rent growth over time

• Tax advantages (consult your CPA)

Even modest or break-even cash flow can still result in a strong total return over time.

Final Thought for Veterans and Active-Duty Owners

If you:

• Locked in a 2–3.5% interest rate

• Own a home in Northern Virginia

• Are PCS-ing to another duty station

You’re holding an asset most investors would love to acquire — but can’t.

Keeping the property and having it professionally managed allows you to serve your next assignment while your investment continues working for you.

Optional Call to Action

If you’re PCS-ing out of Northern Virginia and want to explore renting your home without stress or guesswork, Mo Wilson Properties specializes in helping military homeowners manage confidently from afar. www.MoWilsonProperties.com (703) 878-0000. We are Veteran family owned real estate company.

Prince William County Rental Market Trends (2020–2026): What Landlords Need to Know

Understanding rental market trends is critical for landlords who want to price correctly, reduce vacancy, and protect long-term returns. In Prince William County, the rental market has gone through distinct phases of growth and stabilization since 2020.

Below is a high-level look at how rents have changed — and what it means for property owners today.

Rental Market Snapshot: 2020–2026

Illustrative trend shown above reflects aggregated rental index data from regional housing reports and listing platforms. While individual neighborhoods and property types vary, the overall direction is clear.

Key Takeaway:

👉 Rents increased sharply from 2020–2023 and then began to stabilize from 2024–2026.

Year-by-Year Breakdown

2020–2021: Pandemic Shift & Early Growth

• Increased demand for suburban housing

• Remote work pushed renters outward from DC and Arlington

• Rents began rising steadily as inventory tightened

2022: Acceleration Year

• One of the strongest rent growth periods in Prince William County

• Limited housing supply + high demand

• Many landlords saw double-digit increases compared to pre-pandemic levels

2023: Peak Growth Period

• Rents reached new highs

• Demand remained strong, but affordability concerns began to appear

• Pricing strategy became more important than ever

2024–2025: Market Normalization

• Rent growth slowed to low single digits

• Vacancy rates stabilized

• Overpricing began leading to longer days on market

2026: Stability Over Surges

• Rents remain historically high, but increases are modest

• Market favors well-managed, well-priced homes

• Professional pricing and tenant quality matter more than aggressive rent hikes

What This Means for Prince William County Landlords

✔ Rental income is significantly higher than in 2020
✔ The era of automatic, rapid rent increases is over
✔ Pricing too high now causes longer vacancy, not higher returns
✔ Strategic management is the difference between stability and stress

This is no longer a “set it and forget it” rental market.

Why Professional Management Matters in a Stabilizing Market

As the market levels out, landlords who rely on outdated pricing, delayed maintenance, or poor communication risk losing ground.

At Mo Wilson Properties, we help landlords adapt to current market conditions by:

• Using local rent data and real-time trends to price accurately

• Reducing vacancy through professional marketing and screening

• Coordinating maintenance quickly to protect rent levels

• Providing transparent reporting so owners can track performance

In a stable market, execution matters more than optimism.

Final Thoughts

From 2020 to 2026, Prince William County rental rates:

• Rose sharply

• Reached new highs

• Entered a more balanced, sustainable phase

Landlords who understand these shifts — and manage accordingly — are positioned to win long-term.

If you want help navigating today’s rental market with confidence and clarity, Mo Wilson Properties is built to support owners through every market cycle.

Optional CTA

Thinking about your rental pricing or property performance in Prince William County?
Contact Mo Wilson Properties for a professional market review and see how today’s trends impact your home. (703) 878-0000 www.MoWilsonProperties.com

The 5 Biggest Mistakes Virginia Landlords Make When They Self-Manage — and How to Avoid Them

Owning a rental property in Virginia can be an excellent long-term investment — but only if it’s managed correctly. Many landlords start out self-managing with the best intentions, only to discover later that small missteps can lead to lost income, legal trouble, or constant stress.

Across Virginia, the same five mistakes come up again and again. Understanding them — and knowing how professional property management prevents them — can protect both your property and your return.

1. Not Fully Complying With Virginia Landlord–Tenant Law

Virginia landlord–tenant law is highly specific. Self-managing landlords often make mistakes such as:

• Using non-Virginia or outdated lease agreements

• Mishandling security deposits or timelines

• Issuing incorrect notices for rent, entry, or termination

• Taking the wrong steps during an eviction

Even minor errors can lead to court delays, dismissed cases, or financial penalties.

How Mo Wilson Properties Avoids This

At Mo Wilson Properties, leases, notices, and processes are handled using Virginia-compliant documentation and procedures. Our systems are designed to keep owners aligned with current state and local requirements, reducing legal exposure and costly mistakes.

2. Inadequate or Emotion-Based Tenant Screening

One of the most expensive mistakes landlords make is choosing a tenant based on:

• A compelling story

• Personal trust

• Incomplete screening

This often leads to late rent, lease violations, property damage, or eviction.

Our Approach

Mo Wilson Properties uses a structured tenant screening process that evaluates credit, income verification, rental history, and overall qualification — helping owners avoid problem tenants and reduce turnover.

3. Incorrect Rent Pricing

Self-managing landlords frequently:

• Underprice out of fear of vacancy

• Overprice and suffer extended vacancy periods

Both scenarios cost money.

How We Protect Your Income

Mo Wilson Properties uses local market analysis and rental data to price homes accurately from the start — helping owners maximize rent while minimizing vacancy time.

4. Delayed or Poorly Coordinated Maintenance

DIY landlords often:

• Delay small repairs until they become big ones

• Use unvetted contractors

• Attempt repairs that should be handled professionally

This can increase costs, upset tenants, and even create liability concerns.

Our Maintenance Coordination

Mo Wilson Properties coordinates maintenance using reliable, local vendors, responding quickly to issues and addressing problems proactively to protect the property and tenant satisfaction.

5. Letting Emotions Drive Business Decisions

Self-managing landlords sometimes:

• Let rent slide “just this once”

• Avoid enforcing lease terms

• Delay difficult conversations or actions

Unfortunately, inconsistency almost always leads to bigger problems.

Our Professional Buffer

Mo Wilson Properties acts as a neutral, professional intermediary, enforcing leases consistently and documenting all actions. This protects owners while preserving professionalism in tenant relationships.

Why Many Virginia Landlords Choose Professional Management

Most landlords don’t struggle because they don’t care — they struggle because property management is a system, not a side task.

Professional management helps eliminate:

• Compliance guesswork

• Costly tenant mistakes

• Time-consuming emergencies

• Emotional decision-making

Mo Wilson Properties provides full-service residential property management designed to protect your investment, your income, and your time.

Final Thought

If you’re self-managing a rental in Virginia and feel like:

• You’re constantly reacting instead of planning

• You’re unsure if you’re fully compliant

• Your time investment outweighs your return

It may be time to consider a different approach.

Mo Wilson Properties helps Virginia landlords avoid the most common self-management mistakes — before they become expensive ones. Give us a call (703) 878-0000 or visit www.MoWilsonProperties.com

Not Every Bad Property Management Review Is a Bad Thing

When owners search for a property management company, reviews matter — but they don’t tell the whole story.

In fact, a company with only five-star reviews should sometimes raise an eyebrow.

Why? Because good property management isn’t always popular.

Good Management Means Tough Decisions

A strong property management company does more than schedule repairs and collect rent. We are responsible for:

• Enforcing lease terms

• Collecting rent on time

• Charging tenants for damages

• Issuing notices when rent isn’t paid

• Evicting tenants who refuse to comply

And here’s the reality most people don’t talk about:

Tenants who violate leases are often the loudest reviewers.

When someone is charged for damage, loses a security deposit, or faces eviction, frustration can turn into a negative online review — even when the lease and the law were followed exactly.

The Bigger Risk for Owners

The real danger isn’t a bad review.
The real danger is a property manager who avoids conflict.

Managers who refuse to enforce leases often:

• Allow chronic late payments

• Ignore damage issues

• Create legal and financial risk for owners

• Protect tenant feelings instead of owner assets

That may keep reviews quiet — but it costs owners money.

How Smart Owners Read Reviews

Instead of counting stars, smart owners look for context:

• Are complaints about rent enforcement or damage charges?

• Does the company respond professionally and factually?

• Do owner reviews consistently show trust and long-term results?

A calm, documented response often says more than the review itself.

Our Approach

We believe in:

• Clear leases

• Fair treatment

• Consistent enforcement

• Protecting the property and the owner

That means we won’t always make everyone happy — and that’s okay.

Because good property management isn’t about popularity.
It’s about accountability.

Final Thought

A few negative reviews can actually be a sign that a property management company is doing its job.

If you’re an owner who wants protection, transparency, and strong enforcement — that’s where we come in.

📞 Contact us to talk about managing your property the right way. (703) 878-0000  www.MOWilsonProperties.com

A towing operator that has contracted with the landlord of a multi-family dwelling may not tow a vehicle for having an expired registration or inspection sticker without providing 48 hours’ warning through a written notice posted on the vehicle. This notice must include the date of posting, and the towing operator must provide a copy of it to the landlord.

A towing operator who fails to post the correct notice, or who tows a vehicle without allowing proper notice, can be fined up to $100 and will be required to reimburse the vehicle’s owner for any towing, storage, or safekeeping costs.

(This is being reviewed in House Bill 925)in Virginia.

Disconnecting Utilities

We’ll now shift to House Bill 906 and SB 480, which concern disconnection of service by a public utility for failure to pay. A public utility is one that’s owned and operated by a locality in Virginia.

Public utilities are restricted as follows from disconnecting residential customers for nonpayment of bills and fees:

• Electric utilities may not disconnect if, during the 24 hours following the scheduled disconnection, the temperature is forecast to be 32°F or below, or 92°F or higher.
• Gas utilities may not disconnect if, during the 24 hours following the scheduled disconnection, the temperature is forecast to be 32°F or below.
• Water and wastewater utilities may not disconnect if, during the 24 hours following the scheduled disconnection, the temperature is forecast to be 92°F or higher.
• National Weather Service forecasts must be used to establish predicted temperature ranges in the area where the customer is located.

  According to HB 906 and SB 480, no utility may disconnect a customer for nonpayment of bills or fees on any of the following days:

  • Fridays
  • Weekends
  • State holidays
  • Any day that falls before a state holiday

  Residential disconnections are also forbidden unless the customer’s account is 45 days in arrears.

  The bills require each subject utility to provide customers with a copy of its disconnection policy when service is established and when disconnection for nonpayment is scheduled. The policy must also appear on the utility’s website. All required notices must be in English and Spanish, and must include information about payment plans and energy assistance programs.

  Notices of nonpayment must be delivered by at least one of the following methods: mail, email, text message, phone call, or door hanger.

   

   

   

You need to file an “Unlawful Detainer” with the court.

With unlawful detainers,  they apply to squatters who occupy a property and claim to hold a lease that might or might not be genuine.

Imagine a scenario in which a property owner tries to get rid of a squatter by claiming trespass. Then, when sheriff’s deputies arrive to remove the squatter, the squatter claims to have a lease. At this point, law enforcement will be unable to remove the squatter, and the dispute becomes a matter for a civil court. A new bill, HB 1482, allows for emergency hearings in unlawful detainer actions of this kind that involve residential, single-family units.

According to HB 1482, an emergency hearing is possible if three conditions apply:

• The court finds, based on the evidence, that there is not, nor has there ever been, a rental agreement between the property owner and the defendant.
• The defendant is occupying the unit without the owner’s permission.
• The owner gave the defendant written notice to vacate the unit at least 72 hours before a summons was filed.

If there are grounds for an emergency hearing, this hearing must take place as soon as practicable, within 14 days of filing. If it’s not possible to hear the case within 14 days of filing, it must be heard within 30 days of filing.

Can my Landlord charge me EFT Charges for rent, security deposit and other amounts payable by a tenant. House Bill 1519 prohibits landlords  from charging any fee if a tenant wants to make payments using an EFT. The bill also would have made it a violation of the Consumer Protection Act to impose a fee or surcharge for using an EFT to purchase any good or service, with the exception of ATM service fees or cases where the purpose of the service is to expedite an EFT.  We use a program called Appfolio and as a property manager, we are eating the fees as the real estate property management company.  Most tenants can also pay with ACH and it does make collecting rent between tenant and landlord a lot easier and timely.

Let’s talk about some recent changes to Virginia law that affect lease provisions.

House bill 352 and SB 213 amend the Virginia Residential Landlord and Tenant Act (VRLTA) by altering the language it contains regarding early termination of leases by military personnel. These changes resolved conflicts between Virginia and federal law, and because the bills contain an emergency clause, they became law as soon as the governor signed them.

The new bills state that a member of the U.S. Armed Forces, including the National Guard, may terminate a rental agreement upon receiving either permanent change of station orders or temporary duty orders lasting longer than three months. Previously, the new duty assignment had to be at least 35 miles from the servicemember’s rental unit, but this distance requirement has been removed.

HB 352 and SB 213 add an additional justification for a servicemember breaking their lease early. A servicemember may now terminate a rental agreement if they receive a stop movement order in response to an emergency that is effective for either an indefinite period or a defined period lasting at least 30 days. The emergency must also prevent the servicemember from living in their rental unit.

Communication is always key between the tenant, landlord and or property manager to create a win-win situation for all parties.  Mo Wilson is a retired USMC who fought in Vietnam so we are very aware of our service members and how they are called for duty in an ever changing world.

Reston is a vibrant community in the heart of Northern Virginia that was founded in 1964.  A planned community, Reston is known worldwide for its forward-thinking concepts of what it means to be able to work and play where you live, and to be connected to those around you. The community includes a variety of neighborhoods from bustling urban settings to wooded tranquil escapes. Reston was influenced by the Garden City movement that emphasized planned, self-contained communities that intermingled green space, residential neighborhoods, and commercial development.