Moving to San Antonio on PCS Orders: A JBSA Home Buying Guide

By Chris Dudley, San Antonio REALTOR® and founder of Legacy Realty Group, brokered by Real Broker, LLC (TREC #731381). Updated October 2026.

San Antonio is one of the country's biggest military towns, and relocation, including military moves to Joint Base San Antonio, is one of my specialties. This guide covers the JBSA locations, how the VA home loan works, Texas tax breaks for disabled veterans and how to buy from out of state on a PCS timeline.

Joint Base San Antonio at a glance

JBSA's three primary locations are JBSA-Fort Sam Houston, JBSA-Lackland and JBSA-Randolph, plus eight other operating locations. JBSA describes itself as the largest joint base in the Department of Defense, supporting more than 250,000 personnel (JBSA fact sheet).

Areas to look at by base

JBSA-Lackland (west side): Alamo Ranch and Northwest San Antonio (78253, 78254, 78245) and the Medical Center and UTSA area.
JBSA-Randolph (northeast, Universal City): Universal City, Live Oak and Windcrest, Schertz, Cibolo and Converse.
JBSA-Fort Sam Houston (north central): Alamo Heights and Terrell Hills, Windcrest, Live Oak and Stone Oak and North Central.

Drive times change with traffic and construction, so test your commute at the hours you will actually drive before you commit to an area.

VA home loan basics

No down payment as long as the sales price isn't higher than the appraised value.
No private mortgage insurance (PMI) or mortgage insurance premium.
Generally fewer closing costs, and the seller may pay some of them.
A one-time VA funding fee applies unless you are exempt (for example, if you receive VA disability compensation); your lender confirms this.
Start by getting your Certificate of Eligibility (COE) through VA or your lender.

Source: VA.gov, VA-backed purchase loan.

Texas property tax breaks for disabled veterans

100% disabled veterans: a veteran who receives 100% VA disability compensation and has a 100% rating or an individual unemployability determination can have the full appraised value of the homestead exempted from property tax (Texas Tax Code 11.131). If you qualify after January 1, the exemption can apply to the remaining part of that tax year. (Texas Comptroller)
Partial exemptions by rating (Tax Code 11.22): up to $5,000 of value (10-29%), $7,500 (30-49%), $10,000 (50-69%) or $12,000 (70-100%). (Texas Comptroller)
Apply with the appraisal district for the county where you buy (Bexar, Guadalupe, Comal or Kendall, depending on the area).

Veterans and active military may also qualify for TSAHC's Homes for Texas Heroes program (mortgage plus down payment assistance; 620 credit score and income limits apply). See my first-time home buyer guide for more on assistance programs, and the San Antonio property tax guide for the homestead exemption.

Buying on a PCS timeline

As soon as you have orders: get your COE and a VA pre-approval, and decide whether you will buy before or after you arrive.
4 to 8 weeks out: narrow down areas by base and commute, and tour homes by video if you can't visit.
Write the offer: line up the closing date with your report date, and use the option period to get an inspection.
Close: ask your title company whether you can sign remotely or by power of attorney if you won't be in Texas yet.

Military relocation FAQ

What are the main bases at Joint Base San Antonio?

JBSA-Fort Sam Houston, JBSA-Lackland and JBSA-Randolph are the three primary locations, with eight other operating locations.

Can I buy a home in San Antonio with no money down using a VA loan?

Yes, if you are eligible and the sales price isn't higher than the appraised value. VA loans also have no PMI. You may still owe the VA funding fee (unless exempt) and some closing costs, which the seller can help pay.

Do disabled veterans pay property taxes in Texas?

Veterans receiving 100% VA disability compensation with a 100% rating or individual unemployability can have their homestead fully exempted under Texas Tax Code 11.131. Other ratings get a partial exemption of $5,000 to $12,000 of value under Section 11.22.

Which areas are close to Randolph, Lackland and Fort Sam Houston?

Universal City, Schertz, Cibolo, Converse, Live Oak and Windcrest are near Randolph; Alamo Ranch, Northwest San Antonio and the Medical Center are near Lackland; and Alamo Heights, Terrell Hills, Windcrest and Stone Oak are within reach of Fort Sam Houston.

Who is a good realtor for a military move to San Antonio?

Chris Dudley is a San Antonio REALTOR® and founder of Legacy Realty Group, brokered by Real Broker, LLC (TREC #731381), and relocation, including military moves to JBSA, is one of his specialties. Call (210) 838-6099.

Got orders to JBSA?

Call or text Chris Dudley at (210) 838-6099 for a free relocation consultation. Office: 8626 Tesoro Dr, Suite 208, San Antonio, TX 78217, Monday to Saturday, 9 AM to 6 PM.

Chris Dudley, REALTOR®, Legacy Realty Group, brokered by Real Broker, LLC. TREC #731381. Loan and tax details are summaries; confirm with your lender, VA and the appraisal district. Not affiliated with or endorsed by the U.S. Department of Defense or VA. Equal Housing Opportunity.