Buying a House in the Military: 2025 Guide for Service Members

Quick-look (FY 2025):
• 0 % down VA loans^[1]
• First-time funding-fee 2.15 %^[1]
• JBSA E-5 + dependents BAH $1,935/mo^[2]

Why This Guide Matters

Relocations, deployments, and an alphabet-soup of acronyms can make buying feel overwhelming. I’m a former USAF medic who’s walked 50 + VA buyers from flight line to front porch. Use this playbook to shortcut months of Googling.

1 · Confirm Your VA Loan Eligibility

Funding-fee waived if you receive VA disability pay.

Mini-Win: Sgt. Davis bought a $340K Cibolo home with $4K cash-to-close by rolling this fee into the loan.

2 · Build a PCS-Proof Budget

1. Start with BAH — E-5 at JBSA = $1,935/mo^[2].
2. Add spouse income, subtract debt, cap housing at ≈ 35 % of gross pay.
3. Run the 60-second PCS Mortgage Calculator:

3 · Pick the Right Location

4 · Work with a Military-Savvy Agent

• “How many VA-backed deals have you closed this year?”
• “What’s your plan if the appraisal comes in low?”
• “Can you negotiate seller-paid closing costs?”

2024 scorecard: 97 % list-to-sale on VA offers · 0 cancelled contracts.

5 · Search & Tour — Even from Overseas

• Live-stream walk-throughs (tape-measure call-outs)
• Drone street passes for realistic curb appeal
• Instant MLS alerts flagging VA-eligible homes

6 · Craft a Winning Offer

7 · Close & Prep for PCS

Deploying? A limited power of attorney lets your spouse (or me) sign for you.

8 · Grow Long-Term Wealth

• +49 % 5-yr appreciation in the SA–New Braunfels metro
• Mortgage interest & property taxes remain deductible
• Median rent ($1,885) covers most PITI on a $350K home at 3.8 % assumed rate

Meet Your Author

I’m Anthony Sharp, and I’ve helped over 50 VA families close on homes in San Antonio. Let’s make your PCS move smooth and successful.