Military relocation guide

PCSing to San Antonio?
Buy it right the first time.

Military City USA earns the name. Between Fort Sam Houston, Randolph and Lackland, thousands of families arrive on orders every year with a short window to figure out where to live. Here is what makes that go well.

Start with your gate, not the city

San Antonio is big, and the three main installations sit in different parts of it. Fort Sam is near the center and the Northeast. Randolph is out east toward Schertz, Cibolo and Universal City. Lackland is southwest. A twenty-minute commute to one is an hour to another. Pick your installation first, then look at the areas that actually serve it.

New Braunfels and Canyon Lake work well for Randolph and reasonably for Fort Sam, which is why so many military families land out that way.

VA loan, used properly

• Zero down and no monthly mortgage insurance, which is why the VA loan beats conventional for most eligible buyers.
• The funding fee is a one-time cost that can be financed, and veterans with a service-connected disability rating may be exempt.
• Entitlement can be restored or partially used, so owning a home elsewhere does not automatically disqualify you. Ask a VA-experienced lender to run your specific situation.
• The appraisal has minimum property requirements. Fixer-uppers and some rural properties can fail them. Your agent should know this before writing an offer.
• Texas has a property tax exemption for disabled veterans, with the amount tied to your rating. Ask the county appraisal district what you qualify for.

House hunting on a short trip

Most families get a few days. Make them count: get fully pre-approved before you fly, narrow to two or three areas in advance, and have your agent pre-tour and video everything on the shortlist so you only walk through real contenders. Build in a drive to the gate at your actual report time.

Buying sight-unseen

It happens constantly here and it works when the representation is real: live video walkthroughs with someone who opens cabinets and crawls the attic, a full inspection in the option period, and an agent who will tell you to walk away. That last part is the whole job.

Think about the exit now

You may be here three years. Buy something that rents or resells easily — proximity to a base, a sane commute, a layout people want — and you will have options when the next orders come.

San Antonio homesRelocation support

This article is general information, not legal, tax or financial advice. Rules, programs and local requirements change — confirm the details with your lender, attorney, title company, county office or another qualified professional.