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:
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A payment advantage future buyers and investors can’t replicate
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A built-in hedge against inflation
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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:
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Proximity to Washington, DC
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Defense, government, and contractor employment
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Ongoing military rotations (including Quantico and Pentagon assignments)
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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:
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Late-night emergency calls
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Tenant issues you can’t address in person
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Compliance mistakes
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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:
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Pricing your home correctly for today’s rental market
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Screening tenants professionally (critical in HOA-heavy communities)
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Coordinating maintenance with local, trusted vendors
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Handling rent collection, notices, and documentation
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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:
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Move back after a future assignment
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Sell later when rates or pricing improve
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Refinance strategically if conditions change
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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:
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:
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Locked in a 2–3.5% interest rate
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Own a home in Northern Virginia
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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
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Increased demand for suburban housing
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Remote work pushed renters outward from DC and Arlington
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Rents began rising steadily as inventory tightened
2022: Acceleration Year
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One of the strongest rent growth periods in Prince William County
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Limited housing supply + high demand
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Many landlords saw double-digit increases compared to pre-pandemic levels
2023: Peak Growth Period
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Rents reached new highs
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Demand remained strong, but affordability concerns began to appear
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Pricing strategy became more important than ever
2024–2025: Market Normalization
2026: Stability Over Surges
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Rents remain historically high, but increases are modest
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Market favors well-managed, well-priced homes
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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:
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Using local rent data and real-time trends to price accurately
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Reducing vacancy through professional marketing and screening
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Coordinating maintenance quickly to protect rent levels
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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:
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
Can a Virginia Landlord Charge a Pet Deposit for a Service Dog?
For many landlords in Virginia, pets are a sensitive topic — especially when it comes to deposits, fees, and property damage. One of the most common (and risky) questions landlords ask is:
“Can I charge a pet deposit if the tenant has a service dog?”
The short answer is no — and getting this wrong can expose landlords to serious legal consequences.
Here’s what every Virginia landlord needs to know.
Service Dogs Are Not Considered Pets
Under federal fair housing laws, which apply throughout Virginia, service dogs are not considered pets.
Because of this:
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A landlord may not charge a pet deposit
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A landlord may not charge pet rent
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A landlord may not charge a pet fee
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Breed, size, or weight restrictions do not apply
This is true even if the lease states “no pets allowed.”
What About Emotional Support Animals (ESAs)?
While service dogs and emotional support animals are different, the rule about deposits is the same:
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ESAs are also not considered pets
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Pet deposits, pet fees, and pet rent may not be charged
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Landlords may request reliable documentation supporting the need for an ESA (unlike service dogs, where documentation requests are limited)
Many landlords unintentionally violate fair housing law by treating ESAs like traditional pets.
What a Landlord Can Still Do
Although landlords cannot charge a pet deposit for a service dog, they are not left unprotected.
Landlords may still:
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Charge the standard security deposit (up to two months’ rent in Virginia)
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Hold tenants responsible for actual damage caused by the service dog
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Enforce reasonable rules regarding noise, cleanliness, and behavior
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Require that the animal does not pose a direct threat to others
What landlords cannot do is charge extra money upfront “just in case” damage occurs.
Common Mistakes Virginia Landlords Make
Landlords often run into trouble by:
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Charging a “pet deposit” anyway
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Renaming it a “pet fee” to bypass the rule
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Denying a service dog based on breed or size
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Asking for improper documentation
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Applying pet policies to assistance animals
Even well-intentioned mistakes can result in fair housing complaints, fines, and legal costs.
How Mo Wilson Properties Protects Landlords
At Mo Wilson Properties, fair housing compliance is built into every step of our leasing and management process.
We help landlords by:
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Properly handling service animals and emotional support animals
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Structuring deposits and fees in full compliance with the law
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Using compliant lease language
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Documenting communication and decisions correctly
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Protecting owners from avoidable fair housing violations
Our goal is to protect your investment without exposing you to unnecessary legal risk.
The Bottom Line for Virginia Landlords
✔ You cannot charge a pet deposit for a service dog
✔ Service dogs are not pets under the law
✔ You can recover for actual damages if they occur
✔ Mishandling this issue can be expensive
If you own rental property in Virginia and are unsure whether your lease or policies are compliant, it’s worth reviewing before a mistake turns into a problem.
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:
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Using non-Virginia or outdated lease agreements
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Mishandling security deposits or timelines
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Issuing incorrect notices for rent, entry, or termination
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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:
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A compelling story
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Personal trust
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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:
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:
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:
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Let rent slide “just this once”
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Avoid enforcing lease terms
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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:
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:
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You’re constantly reacting instead of planning
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You’re unsure if you’re fully compliant
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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
