Are you moving to Fort Sam Houston and wondering if a VA loan can help you buy with zero down? You are not alone. Military families across Bexar, Comal, and Guadalupe counties use VA financing to make smart, timely moves with confidence. In this guide, you will get the essentials on eligibility, costs, appraisals, and local tips specific to San Antonio so you can plan your purchase with clarity. Let’s dive in.
VA loan basics
VA loans are mortgages backed by the U.S. Department of Veterans Affairs. They exist to help eligible service members, veterans, certain Guard and Reserve members, and some surviving spouses buy a primary residence.
The big advantages are simple. You may be able to buy with no down payment if you have full entitlement, you will not pay monthly mortgage insurance, and interest rates are often competitive. VA loans are also assumable by a qualified buyer if you sell later, which can be a plus in some rate environments.
There are tradeoffs. Many borrowers pay a one-time VA funding fee at closing, and VA appraisals check for specific minimum property requirements related to safety and habitability. A good lender and agent team will help you plan for both.
Why VA in San Antonio
San Antonio’s market has long been more affordable than other large Texas metros, which pairs well with VA’s no-monthly-MI advantage. You will find a wide range of homes near Fort Sam Houston, from historic areas near downtown to planned communities north and northeast of post.
Neighborhoods near Fort Sam include Government Hill, Tobin Hill, Midtown, Alamo Heights, Terrell Hills, and parts of Downtown. Popular commuter suburbs include Schertz, Cibolo, Selma, Universal City, New Braunfels, and Seguin. These areas vary in price points, HOA structures, and commute times. For current price snapshots and trends, review updates from the San Antonio Board of Realtors.
Eligibility and COE
To use a VA loan, you must be eligible based on your service history and discharge status. Your lender will verify this through your Certificate of Eligibility, or COE. You can also request it yourself.
If you are just getting started, you can confirm your eligibility and request a Certificate of Eligibility directly through VA. Many VA-approved lenders can retrieve your COE for you once you provide basic service details.
Entitlement and limits
The VA guarantees a portion of your loan to the lender. That guaranty reduces lender risk and enables favorable terms. Since 2020, borrowers with full entitlement are not limited by county loan limits for zero-down purchases. That means qualified buyers with full entitlement can pursue higher price points without a down payment.
If you have used your VA loan before and have not restored entitlement, your remaining entitlement may be reduced. In that case, a down payment could be required at certain price levels. Your lender will calculate how much entitlement remains and what, if any, down payment is needed. When in doubt, confirm the latest policy details on VA.gov and with your lender.
Funding fee and exemptions
The VA funding fee is a one-time cost paid at closing or rolled into your loan. The percentage depends on whether this is your first VA use or a subsequent use, your service category, and your down payment amount.
The most important point for many buyers is the exemption. Veterans who receive compensation for a service-connected disability are exempt from the funding fee, and certain surviving spouses may be exempt as well. Review the current rules on VA funding fees and closing costs, and be sure your lender has your rating letter if you qualify for the exemption.
Two practical tips:
- You can usually finance the funding fee into your loan amount, which can keep cash to close down.
- Sellers can agree to pay many customary closing costs and may cover the funding fee as a concession, but these items are negotiable and subject to VA rules.
VA appraisal basics
Every VA purchase requires a VA appraisal. The appraiser confirms market value and that the home meets minimum property requirements for safety and livability. You can read the VA’s explanation of the process in the VA appraisal overview.
A VA appraisal is not a home inspection. You should still hire a licensed inspector to review systems and condition in detail. For a quick primer on the difference, see the CFPB’s guide on home inspections versus appraisals.
Neighborhoods and commute
Location matters when you are balancing budget and time in the car. Fort Sam Houston sits just east of downtown. Living close by often means shorter commutes and older housing stock. Moving north and northeast toward Stone Oak, Schertz, or New Braunfels can stretch your dollar per square foot, but it can add drive time depending on traffic and gate access.
As you shortlist neighborhoods, map your likely routes to post, consider gate hours, and test your commute at your expected travel times. If schools, amenities, or parks are on your list, plan a weekend scouting trip to compare what each area offers.
Taxes, insurance, and HOAs
Texas has no state income tax, but property taxes are a key part of your monthly housing budget. Bexar County and its city and special districts can create meaningful differences between neighborhoods. Use the Bexar County Appraisal District to look up taxable values, exemptions, and estimated rates for specific properties. Buying outside Bexar? Check regional data through the Comal Appraisal District. Your lender will estimate your taxes in the loan quote, but local tools help you verify.
Insurance costs also vary. Properties in flood zones may require flood insurance, which changes your monthly payment. Ask your agent and lender to check flood status early so there are no surprises. In planned communities, HOA dues can add to your monthly outlay, so include them in your affordability math.
Condos and manufactured homes
If you are shopping for a condo, confirm the community is VA approved before you write an offer. Only condo projects on the VA list are eligible for VA financing. You or your lender can verify status on the VA approved condo list.
Manufactured homes have stricter VA rules, and not every lender offers this product. If you are considering a manufactured home, involve your lender early to confirm eligibility and underwriting requirements.
Step-by-step process
Use this simple checklist to keep your purchase on track:
- Confirm eligibility and get your COE. Request it on VA.gov or let your lender pull it for you.
- Get preapproved with a VA-experienced lender. Ask about entitlement status, funding fee exemptions, and estimated monthly payment.
- Partner with a local agent who understands VA clauses and military timelines. You want help negotiating seller concessions and aligning with PCS dates.
- Build a neighborhood short list. Compare commute, taxes, HOA costs, and potential flood status.
- Make a strong, clean offer. Plan for a standard inspection and be ready for the VA appraisal.
- Coordinate occupancy with PCS. If you need flexibility on move-in timing, your lender can advise on VA occupancy rules. The JBSA Housing Office is also a helpful contact for on-base resources.
- Close and move in. Decide whether to finance the funding fee or negotiate concessions. Schedule utilities and confirm gate access steps.
Negotiation tips for VA buyers
- Be clear on concessions. VA allows sellers to cover many closing costs and reasonable concessions, which can reduce your cash to close. Your agent will structure this within VA guidelines.
- Strengthen your offer beyond price. Short option periods, flexible closing dates, and clear communication about appraisal timelines can help.
- Show readiness. A clean preapproval letter and proof of funds for any earnest money or closing funds signal that you are prepared.
Refinance options later
Once you own the home, you will see two common VA refinance paths. An Interest Rate Reduction Refinance Loan, or IRRRL, can lower the rate on an existing VA loan with minimal documentation. A VA cash-out refinance can replace your current loan and pull equity if that fits your goals. Your future decision should weigh interest rates, costs, and how long you plan to keep the home.
Local resources
- Eligibility and COE: Start with VA home loan eligibility and COE.
- Funding fee rules: See VA funding fee and closing costs.
- Appraisal process: Review the VA appraisal overview.
- Market snapshots: Check the San Antonio Board of Realtors for area updates.
- Property taxes: Use the Bexar County Appraisal District and the Comal Appraisal District for local estimates.
- Condo eligibility: Verify communities on the VA approved condo list.
- PCS and housing support: Contact the JBSA Housing Office.
- State assistance: Explore resources from the Texas Veterans Commission.
Ready to get started?
Buying near Fort Sam is both a financial decision and a lifestyle choice. With the right plan, a VA loan can help you keep cash in the bank and still land a home that fits your commute and your goals. If you want help narrowing neighborhoods, running tax and payment scenarios, and crafting a VA-smart offer strategy, connect with a local guide who understands military timelines.
Reach out to Cynthia Emerson to set up a consult, dial in your budget, and start a custom VA-ready home search today.
FAQs
Who qualifies for a VA loan near Fort Sam Houston?
- Eligible active-duty service members, veterans, certain Guard/Reserve members, and some surviving spouses may qualify, which you can confirm by requesting a COE through VA.
Do VA loans always require zero down payment in San Antonio?
- Not always; many buyers with full entitlement can buy with no money down, but prior VA use or reduced entitlement may require a down payment at certain price points.
What is the VA funding fee and can I avoid it?
- It is a one-time fee that many borrowers pay at closing, but veterans receiving VA disability compensation and certain surviving spouses are exempt when documented properly.
Is a VA appraisal the same as a home inspection?
- No; the appraisal checks value and minimum property standards, while a home inspection provides a deeper review of the home’s condition and systems.
Can the seller pay my closing costs or funding fee in Bexar County?
- Sellers can pay many customary costs and may agree to cover the funding fee within VA’s concession limits, but these items must be negotiated in your contract.
Are San Antonio condos VA eligible?
- Only if the condo project is on VA’s approved list, so you or your lender should verify approval before writing an offer.
