PCSing to San Antonio and wondering how to use your VA home loan benefit with confidence? You are not alone. Between orders, timelines, and a fast-moving market, it helps to have a clear plan that fits Military City USA. In this guide, you’ll learn how VA loans work, what to expect from appraisals, how local taxes and insurance factor into your budget, and the steps to win a home near Joint Base San Antonio. Let’s dive in.
VA loan basics that matter here
VA loans are a powerful benefit for eligible active duty, veterans, and some surviving spouses. Lenders originate the loan, and the VA guarantees part of it, which can allow you to buy with little or no down payment and no private mortgage insurance.
You use the benefit through private lenders who follow VA rules. The VA does not lend directly, and lenders can add their own underwriting guidelines.
Who is eligible and how to prove it
Eligibility depends on your service history and discharge status. To confirm, request your Certificate of Eligibility, also called a COE. You can review VA home loan eligibility and apply for a Certificate of Eligibility online, or have your lender request it for you.
If you are assigned to Joint Base San Antonio, get your COE early in your PCS process. A valid COE speeds prequalification and strengthens your offer.
Entitlement and loan amounts today
Since 2020, if you have full entitlement, your purchase price is not capped by county loan limits. Your maximum is driven by lender approval and underwriting. If you have partial entitlement or a prior VA loss, lenders calculate how much you can borrow with no down payment based on remaining entitlement and required guaranty. Lenders may set their own limits.
Costs to expect with a VA loan
Most VA purchases include a one-time VA funding fee, which varies by service type, first or subsequent use, and down payment amount. Veterans with a qualifying VA disability rating are typically exempt from the fee. You can pay it in cash, roll it into the loan, or cover it with allowed seller concessions when permitted. Review current rules on VA funding fee and closing costs before you finalize numbers.
You will also have standard closing costs. Some can be paid by the seller, subject to VA and lender limits.
Occupancy, underwriting, and credit
VA loans are for primary residences. You certify you will occupy the home, typically within about 60 days after closing. PCS orders and deployments can allow reasonable exceptions.
Underwriting looks at your ability to repay. The VA emphasizes residual income, which is the money left after your monthly obligations. The VA does not set a universal minimum credit score or maximum debt-to-income ratio, but lenders do. Many lenders look for mid-600s or higher scores, and they may allow higher DTI when residual income is strong.
VA appraisal and property requirements
A VA appraisal has two jobs: estimate market value and confirm the home meets the VA’s Minimum Property Requirements for safety, sanitation, and structural soundness. An appraisal is not a home inspection. Protect yourself with your own inspection and, if needed, specialty inspections. Here is a clear overview of the difference between an appraisal and a home inspection.
Minimum Property Requirements include working heating, hot water, adequate roof condition, no major hazards like exposed wiring, and safe access. If repairs are required, you can negotiate with the seller to complete them before closing or discuss escrow options if the lender allows.
Timelines vary by market. In busy periods, appraisal scheduling, repair bids, and re-inspections can add time. Build a little cushion into your PCS plan.
Local appraisal flags in Bexar County
San Antonio properties often trigger a few common checks:
- Foundation and soil movement in some areas, which may require evaluation.
- Roof condition after hail and wind seasons.
- Termite or other pest evidence and treatment documentation.
- Flood and drainage concerns in low-lying areas or near creeks, which can mean flood insurance requirements if in a designated flood zone.
If you are considering a condo, the project usually needs VA approval for a standard VA loan. For 2 to 4 unit properties, you must occupy one unit as your primary residence.
San Antonio context to plan for
Military City USA is anchored by Joint Base San Antonio, which includes Fort Sam Houston, Lackland AFB, and Randolph AFB. This creates seasonal surges tied to PCS moves and more frequent cross-base commuting.
Neighborhoods that many military buyers consider include parts of the North Central and Northeast sides such as Stone Oak, close-in options like Alamo Heights and Terrell Hills, and nearby communities like Schertz, Cibolo, and Converse. Your best fit depends on commute tolerance, housing type, and budget. Run sample commute times for your duty location.
Property taxes are a major part of monthly housing costs in Texas. Review tax history for homes you consider and explore exemptions if you qualify. Disabled veterans may be eligible for significant property tax relief. For eligibility and application processes, start with the Bexar County Appraisal District and the Texas Comptroller’s disabled veteran exemption guidance.
Insurance premiums vary by area and property features. Wind and hail coverage can be higher in some locations. Flood insurance is separate from homeowners insurance and is required for homes in FEMA special flood hazard areas.
For current market conditions like inventory and days on market, check the San Antonio Board of REALTORS before you shop so you can align expectations and offer timing.
Step-by-step game plan for PCS buyers
- Get your COE and preapproval.
- Secure your COE and a VA-specific preapproval from a lender who regularly closes VA loans in Bexar County. This sets expectations for timelines, appraisal, and underwriting.
- Choose VA-savvy partners.
- Work with an agent and inspector who know local VA issues. They can spot likely MPR flags early and write clean, competitive offers that match your PCS timeline.
- Map your commute radius.
- Prioritize neighborhoods that balance your drive to JBSA with amenities you value. Test-drive commute paths at your expected report times.
- Build a realistic budget.
- Include property taxes, homeowners insurance, and potential flood insurance. If you qualify, plan to apply for any veteran tax exemptions immediately after closing.
- Inspect smart, then negotiate.
- Use inspections to uncover issues that could affect VA appraisal. If the appraiser requires repairs, you can negotiate seller repairs, price credits, or permitted escrows with your lender’s guidance.
- Write a strong offer.
- Include a solid preapproval and reasonable earnest money, and align closing and occupancy with your orders. Clear communication about VA appraisal mechanics can ease seller concerns.
- Plan for appraisal timing.
- Build a buffer for scheduling and any re-inspection. Keep documentation and contractor bids ready to keep the process on track.
For base-specific newcomer help, visit JBSA relocation resources.
Condo and multi-unit tips
- Condos: Confirm the project’s VA approval status early. This can be a go or no-go factor for your loan.
- 2 to 4 units: You must occupy one unit as your primary residence. Underwriting and appraisal can factor in rental income differently than single-family homes, so coordinate closely with your lender.
Refinancing options to know
- IRRRL: If you already have a VA loan and rates improve, the Interest Rate Reduction Refinance Loan can offer a streamlined path to lower your rate. Read the VA’s guide to the Interest Rate Reduction Refinance Loan.
- Cash-out: VA cash-out refinancing can access home equity, subject to underwriting and loan-to-value limits. Funding fees and eligibility vary by refinance type.
Work with a veteran-led local team
Buying in Military City USA should feel mission-ready, not overwhelming. Our team pairs military-aware processes with disciplined service, from preapproval through closing and move-in. If you are planning a PCS, relocating across town, or exploring nearby communities along the I-35 corridor and Hill Country, we are here to help.
Have questions about neighborhoods, taxes, or how to structure a VA offer? Connect with David Abrahams to book a consultation and get a clear plan tailored to your orders and timeline.
FAQs
How fast can you close on a VA loan in San Antonio?
- With a proactive VA lender, a current COE, and quick appraisal scheduling, you can often close on a timeline similar to conventional loans, but plan for possible appraisal or repair-related delays.
Will a VA appraisal always require repairs in Bexar County?
- No, many homes pass without repairs, but local issues like roofs after hail, foundations, and termites sometimes trigger required fixes that you can negotiate with the seller.
Can a seller refuse a VA loan offer?
- Sellers should not discriminate solely because you are using VA financing, although some may favor offers they perceive as simpler; strong preapproval and clear communication help reduce concerns.
Do you need a down payment with a VA loan?
- Many qualified buyers can purchase with no down payment when they have sufficient entitlement and meet lender requirements, though some choose to put money down to reduce the funding fee.
Are there extra costs like a VA funding fee?
- Most VA purchases include a one-time funding fee unless you are exempt due to a qualifying disability rating; standard closing costs also apply and some may be paid by the seller.
Will using a VA loan affect buying again later?
- Using a VA loan uses entitlement, but you can often restore it after selling and paying off the loan or through specific procedures; ask a VA-savvy lender about your scenario.
