Your Complete Guide to Buying a Home in Schertz, Texas
When I first arrived at Randolph AFB years ago, I understood what every military family faces during a PCS, the pressure to find the right home quickly in an unfamiliar market while juggling a dozen other moving parts. That's exactly why I created this guide to buying a home in Schertz for you.
As a US Air Force veteran and San Antonio Realtor who's walked in your boots, I know Schertz isn't just another suburb. It's a military-strong community where nearly half the residents have served, home values remain competitive, and you're just 10-20 minutes from Randolph AFB. Whether you're arriving on orders, retiring in place, or investing near base, I'll walk you through every step with the same decisive clarity I bring to every client conversation.
Why Schertz Works for Military Families
Schertz sits in that sweet spot northeast of San Antonio where you get genuine Texas Hill Country charm without sacrificing convenience. The commute to Randolph AFB averages 15-20 minutes depending on your neighborhood. You're positioned for easy access to Joint Base San Antonio locations if your assignment shifts.
I've helped dozens of military families settle here. They consistently tell me three things matter most: the proximity to base, the strong veteran community, and schools that understand military kids.
The Schertz-Cibolo-Universal City Independent School District earned a B rating from the Texas Education Agency in 2025. Eight campuses improved their overall grades with multiple schools earning distinction designations. Samuel Clemens High School boasts a 95% graduation rate while campuses like Norma J. Paschal Elementary consistently rank in Texas's top tier.
When your family is already managing deployment cycles and TDYs, having stable quality schools removes one major stressor. That's non-negotiable for most families I work with.
Understanding the Schertz Real Estate Market Right Now
Let me give you the ground truth on what you're walking into. Schertz home prices in late 2025 sit at a median of approximately $350K to $365K. Inventory has improved compared to early 2024, giving buyers more negotiating room than we saw during the post-pandemic frenzy.
Homes currently spend an average of 60-120 days on the market depending on price point and condition. Properties under $350K still move fastest, especially in military-friendly neighborhoods.
Here's what that means tactically. If you're using a VA loan and targeting homes in the $300K to $400K range, expect competition. Multiple-offer situations still happen, especially in popular neighborhoods like Belmont Park and Rhine Valley.
But unlike 2021-2022, you're no longer forced into waiving inspections or offering $30K over asking just to get a contract signed. We're in a more balanced market where smart buyers with solid pre-approvals and local representation win, not just the fastest bidder.
Top Schertz Neighborhoods for Military Buyers
Every neighborhood in Schertz has a different profile. Matching your family to the right one saves you years of regret. Let me walk you through the four I recommend most often to military buyers.
The Crossvine
The Crossvine offers modern homes in the $350K to $500K range with resort-style amenities including pools, fitness centers, and walking trails. It's about 15 minutes from Randolph's main gate and attracts a mix of officers, senior NCOs, and civilian contractors. The HOA is active but reasonable, and new builds here qualify for energy-efficient financing incentives.
Belmont Park
Belmont Park sits in the $300K to $400K sweet spot. It remains the most affordable entry point for first-time buyers and junior enlisted families. I've closed multiple VA loans here for E-5s and E-6s who wanted to stop renting and start building equity.
Rhine Valley
Rhine Valley gives you bigger lots and a bit more breathing room in the $320K to $450K range. If you've got kids who need yard space or you're planning to stay long-term, this is your zone. The commute stays easy via FM 78, and you're close to shopping and schools.
Riata
Riata represents the starter luxury tier at $380K to $550K with modern finishes and open floor plans. This neighborhood attracts retiring military who plan to stay in Schertz permanently. It also draws dual-military couples looking for long-term investment properties.
The Military Home Buying Process in Schertz
Standard civilian home buying advice misses critical details when you're on military orders. Let me walk you through the process the way I handle it for every PCS client.
Get Pre-Approved with a VA-Savvy Lender
You need more than just a pre-approval letter. You need a lender who understands VA funding fees, BAH calculations, and how to structure offers that compete without requiring massive cash reserves. I work with a vetted network of VA loan specialists who close on time and communicate clearly throughout the process.
Define Your Criteria Around Your Timeline
Most agents ask what you want. I ask when you need to close and work backward. If you're arriving mid-PCS with 30 days to find housing, we're targeting move-in-ready homes and negotiating fast timelines.
If you're house-hunting months out, we can consider new builds or homes needing minor updates. Your timeline drives the strategy, not wishful thinking.
Complete Virtual and In-Person Tours
I provide 360-degree video tours for families still stationed elsewhere. But I always recommend flying in for a final walkthrough weekend if possible. Schertz neighborhoods look similar online but feel different in person.
Traffic patterns, noise from I-35, and proximity to schools and base gates all matter when you're living it daily.
Write a Competitive Offer
VA loans get a bad reputation among some sellers who don't understand them. My job is to position your offer so it competes with conventional financing. That means clean contract terms, realistic timelines, and proactive communication with listing agents.
I've never lost a deal solely because my buyer used a VA loan. It's about how you present it.
Complete Inspections and Due Diligence
Texas gives you an option period to inspect the property and negotiate repairs. I don't gloss over issues to keep a deal alive. You're making a multi-year commitment, possibly while deployed, and you deserve full transparency on what you're buying.
We'll review inspection reports together and decide whether to request repairs, credits, or walk.
Navigate Appraisal and VA Requirements
The VA appraisal protects you by ensuring the home meets minimum property requirements. It also confirms the home is worth what you're paying. If the appraisal comes in low, we renegotiate.
If it flags safety issues, we get them resolved. This step is your protection, not a hassle.
Close Remotely If Needed
If you're still overseas or already at your next duty station, I coordinate remote closings with mobile notaries and digital signing. You can close on a Schertz home from anywhere in the world without flying back to Texas. That's standard procedure for me, not an exception.
What Sets Schertz Apart from Other San Antonio Suburbs
I work all over the San Antonio metro, so let me tell you why Schertz keeps winning for military buyers. You're getting better value per square foot, around $162 versus $230 in central San Antonio. You're gaining a genuine veteran community where local businesses offer military discounts.
Neighbors understand why your spouse deploys. That matters more than people realize when you're new to an area.
Schertz is positioned near major employers like Amazon, Caterpillar, and SYSCO. That matters if your spouse needs civilian career options or you're retiring and want local job opportunities.
The city also balances growth with stability. Schertz is expanding with new retail and dining, but it hasn't lost the small-town feel that makes it livable for families. You're 25 minutes from downtown San Antonio's culture and entertainment, but you come home to quieter streets and bigger lots.
Common Mistakes Military Buyers Make
After helping over 110 military families buy homes, I've seen the same mistakes cost people thousands. First, waiting too long to get pre-approved. You can't write competitive offers without knowing your budget and having a lender ready to move.
Second, skipping the inspection to save money. A $500 inspection can uncover $15K in hidden repairs. Always worth it.
Third, choosing a home based solely on proximity to base. Your assignment might change, but your mortgage stays with you. Buy for resale value and neighborhood stability, not just today's commute.
Fourth, not planning for BAH changes. If you're currently getting Randolph BAH rates and plan to rent this home during your next PCS, make sure the mortgage payment works with rental income. Don't just calculate based on your current housing allowance.
Fifth, underestimating Texas property taxes. They're higher than many states, so factor that into your monthly payment calculations from day one.
Frequently Asked Questions
How long does it take to buy a home in Schertz?
The typical timeline runs 30 to 45 days from accepted offer to closing. If you're on PCS orders with a tight timeline, I can expedite the process to close in as little as 21 days. Pre-approval and clear communication with all parties make fast closings possible without cutting corners.
Can I buy a home in Schertz while stationed overseas?
Absolutely. I coordinate remote closings for active duty buyers stationed anywhere in the world. You'll complete virtual tours, sign documents electronically, and work with mobile notaries for final paperwork. I've closed deals for clients in Germany, Japan, and Kuwait without them setting foot in Texas until after they owned the home.
What credit score do I need for a VA loan in Schertz?
Most VA lenders require a minimum credit score of 580 to 620, though you'll get better interest rates with scores above 660. I work with lenders who specialize in military financing and can often work with scores lower than conventional loan requirements. Your payment history and debt-to-income ratio matter as much as your score.
Are Schertz schools good for military kids?
Yes. SCUCISD earned a B rating from the state and multiple campuses received distinction designations in 2025. Schools here understand military family challenges, frequent moves, and deployment cycles. Many teachers are military spouses themselves, which creates a supportive environment for kids dealing with transitions.
Should I buy or rent in Schertz if I'm only here for three years?
I recommend buying if you plan to stay at least two to three years. Schertz homes maintain strong resale value and rental demand near Randolph stays high. Even if you PCS, you can rent the property and build equity while you're at your next duty station. We'll run the numbers together to make sure it makes financial sense for your specific situation.
Buying a home in Schertz doesn't have to feel chaotic, even on PCS timelines. With the right local knowledge, VA loan expertise, and someone who's been through it personally, you can find a home your family loves without the usual stress.
I built Sharp Realty Group specifically to serve military families because I remember what it felt like to move every few years. I remember buying sight-unseen and coordinating closings from overseas. You deserve better than generic real estate advice.
Whether you're landing at Randolph next month or planning two years out, I'm here to walk you through this guide to buying a home in Schertz. Let's find your family's next home together.
About Anthony Sharp
Anthony Sharp is a US Air Force veteran, San Antonio Realtor, and Military Relocation Expert serving families at Randolph AFB, JBSA, and throughout the San Antonio metro. With over 110 successful military home purchases and specialized VA loan expertise, Anthony understands the unique challenges of PCS moves and helps military families navigate the Texas real estate market with confidence.
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