Buying a home while on active duty comes with unique challenges — PCS orders, deployment uncertainty, and limited time to navigate the process. But it's absolutely doable, and San Antonio is one of the best cities in the country to do it in.
Why San Antonio Makes Sense for Active Duty Buyers
San Antonio is home to Joint Base San Antonio — one of the largest military installations in the United States, encompassing Fort Sam Houston, Lackland AFB, and Randolph AFB. The local real estate market is well familiar with military buyers, and VA loans are processed here routinely.
Beyond that, San Antonio's relatively affordable home prices mean your VA benefit goes further here than in most other major military cities.
Using Your VA Loan on Active Duty
Active duty service members are fully eligible for the VA home loan benefit. You need a minimum of 90 continuous days of active duty service to qualify for a Certificate of Eligibility.
The VA loan gives you:
- Zero down payment
- No private mortgage insurance
- Competitive interest rates
- No prepayment penalty if you sell or pay it off early
What About PCS Orders?
One of the biggest concerns active duty buyers have is getting PCS orders after buying. Here's what you need to know:
You can rent the home out — VA loans require the home to be your primary residence at purchase, but if you receive orders and have to move, you're allowed to rent the property out. Many active duty service members in San Antonio have built rental portfolios this way.
You can use your VA benefit again — your entitlement can be restored after selling, or you may be able to have remaining entitlement to purchase again at your next duty station.
BAH and Your Mortgage Payment
Your Basic Allowance for Housing can be used to qualify for a mortgage. Lenders count BAH as income, which increases your buying power significantly. In many cases, active duty buyers find their BAH covers most or all of their mortgage payment — essentially having their housing paid for while building equity.
Tips for Buying on Active Duty
- Get pre-approved before you start shopping — your schedule is tight and you don't want to lose a home because financing wasn't ready
- Work with a VA-experienced lender — not every lender understands military timelines and VA nuances
- Factor in your BAH zone — San Antonio's BAH rates are set for Bexar County and reflect local housing costs
Ready to Get Started?
If you're stationed at JBSA and thinking about buying, the process is more straightforward than most active duty members expect. A 10-minute call is all it takes to know exactly where you stand.
Book a free call with Trey or start your pre-approval here.
Trey Garza | NMLS# 2700813 | Efinity Mortgage | San Antonio, TX