How to Use Your VA Loan Like a Pro in San Antonio’s 2025 Market

Anthony Sharp (far right) celebrates with a military family after helping them buy a new home using their VA loan.

Hello! I'm Anthony Sharp – US Air Force veteran turned Realtor in San Antonio, also known as "Military City USA." I've walked in your boots and now I help fellow servicemembers and veterans become homeowners.

In this guide, I'll show you how to use your VA home loan like a pro in San Antonio's 2025 market. My goal is to answer your questions, share insider tips, and get you mission-ready to buy a home with confidence.

Let's strategize your path to homeownership in San Antonio!

Why VA Loans Are Ideal for Military Home Buyers

The VA home loan is a game-changer for veterans and military families. This benefit, earned through service, offers unique advantages that make it easier to buy a home compared to conventional loans.

Zero Down Payment

With a VA home loan, you don't need a down payment. You can finance 100% of the purchase price, meaning no money down for most purchases. This frees up your cash for upgrades or emergencies, a considerable advantage!

No PMI & Competitive Rates

Unlike other loans, a VA loan doesn't require private mortgage insurance (PMI), which saves you hundreds each month. On top of that, VA interest rates are often lower than conventional rates. In 2023, San Antonio VA borrowers enjoyed some of the lowest rates in the country, around 5.75%.

Easier Qualification

The credit and income requirements for VA loans are more flexible. You don't need perfect credit or a huge income to qualify. What you do need is a Certificate of Eligibility (COE) from the VA and stable income.

If you're a veteran, active-duty member, or Guard/Reserve, chances are you qualify. Guard members can earn eligibility after 90 days of active service or 6 years of honorable service.

Buyers' Benefit, Not a Seller's Burden

Some think a VA loan is a disadvantage for buyers. That's a myth. VA loans close just as reliably as other loans (with a good agent and lender). Plus, there's a perk for sellers: VA home loan seller concessions. Sellers can cover your closing costs and up to 4% of the purchase price in extra concessions (like paying escrowed taxes or buying down your interest rate). This flexibility makes your offer more attractive!

Bottom Line: The VA loan is arguably the most powerful benefit for military home buyers. It was created to honor your service and help military families build wealth through homeownership. I've seen firsthand how this benefit changes lives. Military buyers in San Antonio often tell me they never thought they could afford a home – but with a VA loan, they did. And you can too!

San Antonio's 2025 Market: A Golden Opportunity for VA Buyers

Welcome to San Antonio, "Military City USA," where one in eight residents has a tie to the military. This city is home to central installations like Lackland AFB (zip code 78236), Fort Sam Houston, and Randolph AFB – and it's consistently ranked among the best places for veterans to live. (Over 80,000 active-duty personnel and 250,000 veterans live here!)

All that to say: if you're looking for a VA loan for veterans in San Antonio, you're in the right place. The community gets us, and so does the housing market.

Why 2025 is an Ideal Time to Use Your VA Loan in San Antonio

Buyer-Friendly Housing Market

After the frenzy of the past few years, San Antonio real estate is calming down in 2025. More inventory and price adjustments are creating a more balanced playing field. In fact, active listings in Texas grew by nearly 30% year-over-year. The median home price in San Antonio dropped 3.7% in 2024, hovering around the low $300,000s. Plus, the supply of homes has increased to about 4-5 months, giving you more room to shop without being rushed into a decision.

For VA buyers, this slower pace plus the zero-down advantage is like having the high ground in a battle – more leverage and less competition.

Affordability & Growth

San Antonio remains one of the most affordable large cities in Texas. As of early 2025, the median home price is around $297K – much lower than Austin (~$557K) or Dallas (~$413K). You'll get more house for your BAH here.

The city is also growing rapidly. There was a surge of new construction with over 165,000 new starts in the state recently. From turnkey new builds to established neighborhoods, you have plenty of options. Many new developments even offer incentives for military buyers, such as covering closing costs or adding upgrades. San Antonio's growth and military-friendly vibe make it a sweet spot for VA buyers in 2025.

Military-Friendly Lending Environment

San Antonio earned its nickname "Military City" for a reason. Local lenders understand VA loans inside and out. In 2023, over 9,500 VA home loans were issued in the San Antonio area, making it one of the hottest VA-buying markets in the nation. Lenders here compete for veteran business, often offering special lending programs and perks, such as discounted fees and streamlined approval processes. This vet-centric lending culture is something you won't find in less military-dense areas.

The takeaway: VA buyers have a home-field advantage in San Antonio's loan market.

Strong Resale and Rental Demand

Buying with a VA loan isn't just about today – it's a wise investment for the future. San Antonio's massive military population means there's always a demand for housing. Homes for sale near military bases (like Lackland, Fort Sam Houston, and Randolph AFB) tend to sell quickly and at strong prices.

If you receive orders to move, you'll find plenty of military families looking to rent. Many of my clients have turned their homes into income-generating military rentals. In one case, we did a smooth "military-to-military housing hand-off", where a PCS'ing family bought my client's home, benefiting both parties. Knowing there's a built-in market for your home – whether you sell or rent – adds a layer of financial security to using your VA loan here.

In short, San Antonio's 2025 market is mission-ready for VA buyers. You've got reasonable prices, lots of choices, a supportive community, and an arsenal of VA-savvy pros ready to help. Now, let's walk through how to use your VA home loan step by step.

VA Home Loan Process: Step-by-Step Guide

Using your VA loan might feel complex, especially if you're a first-timer. But don't worry – I'm breaking it down into clear steps. Follow these steps, and you'll transition from "just starting" to "just closed" with ease, like a Basic trainee fresh off the bus.

1. Get Your COE (Certificate of Eligibility)

This is your golden ticket – it proves you're eligible for a VA loan. You can request it through the VA's eBenefits portal or have a lender pull it for you.

If you're a veteran with an honorable discharge and enough service, or active-duty past the minimum service period, you're good to go. If you're in the National Guard or Reserve, you may need to show an extra form (like NGB-22 or points statement), unless you've met active-duty thresholds.

Pro Tip: If you're unsure about eligibility, use an online VA eligibility tool or ask a lender to help. It can save you time and hassle.

2. Pre-Approval with a VA Lender

Next, secure pre-approval with a lender who specializes in VA loans. This involves filling out a complete loan application, having a credit check, and reviewing your income.

Getting pre-approved shows sellers that you're serious and ready to buy. Significantly, VA lenders often understand military pay nuances, like BAH and BAS, and they'll guide you through any VA-specific requirements.

Having a pre-approval letter in hand is essential. It's your "permission slip" to start house hunting. Once you're pre-approved, you know exactly how much you can afford.

3. House Hunting (with a VA-Savvy Realtor)

Now comes the fun part – shopping for your new home! When you're using a VA loan, it helps to work with an agent who understands VA benefits and the military lifestyle.

A VA-savvy agent (like me!) will help you target homes that meet VA requirements, such as having a decent roof and a solid foundation. I also pay attention to commute times to bases, PCS timelines, and school districts that military families prefer.

Plus, many new construction builders offer incentives for VA buyers, like paying your closing costs. I know which Cibolo streets save you time on your commute to Randolph AFB, for example.

Let's find the one – your ideal home!

4. Making an Offer (Use Your VA Advantages)

Once you've found the perfect home, it's time to make an offer. Here's where you can really use your VA loan like a pro.

Many sellers are willing to cover your closing costs (sometimes up to 4% of the purchase price). This means you could close with $0 out of pocket!

We can also negotiate home warranties or repairs. If the house needs minor fixes, some sellers will preempt any issues flagged by the VA appraisal. Since you're not using your savings for a down payment, you can offer a solid price and close more quickly than a cash buyer.

For example, I helped a fellow veteran buyer win a home by negotiating $29,000 off the price, plus credits for closing costs. The seller was happy to work with a VA buyer, and my client got a fantastic deal. That's the power of combining market knowledge with your VA benefits!

5. VA Appraisal & (Optional) Home Inspection

Once you're under contract, your lender will order a VA appraisal. This appraiser will confirm the property's value and check if it meets VA Minimum Property Requirements (MPRs). For example, they'll make sure the roof is sound and that there's safe access to the house.

Note: The VA appraisal is not a complete home inspection – it's more focused on value and safety. I always recommend getting a separate home inspection. It's cheap insurance to know what you're buying, from the foundation to the HVAC system.

The appraiser may flag any issues that need repairs, and we can use that information to negotiate or even walk away if needed.

6. Clear to Close and Moving In!

Once the appraisal and any contingencies are cleared, your loan will go through final underwriting. After that, you'll get the clear to close.

On closing day, you'll sign your closing documents (sometimes remotely if you're out of state or deployed). Once signed, the house is yours!

Pro Tip: In Texas, you can even close remotely via online notarization. I've handled closings from 7,000 miles away, ensuring it's smooth and easy for clients who are deployed or relocating.

Before you know it, you're moving into your new home with a VA loan in hand!

Mid-point Check: We've covered the journey from start to finish. Feeling good so far? If you have any doubts or want one-on-one guidance through the process, reach out anytime. Helping military home buyers in San Antonio is what I do daily – and I'd be honored to assist you next.

As San Antonio's military relocation specialist, I can coach you through each step. 📞 Let's make your homeownership dream a reality!

How Many Times Can You Use a VA Home Loan?

One of the most common questions I get is, "Can I use my VA home loan more than once?" Put: YES, you can reuse your VA loan. This benefit is available for life, with no limit on how many times you can use it. Whether you need it twice, three times, or even a dozen times over the years, your VA entitlement is like a renewable resource.

Here's how it works:

When you use your VA loan to buy a home, a portion of your entitlement is tied up in that property. If you later sell the house and pay off the VA loan, you can apply to restore your full entitlement. This process, known as restoration of entitlement, allows you to reuse your benefit as if it had never been used before.

I've helped many veterans sell their homes and seamlessly transition into a new house using VA loans again – it's a smooth and easy process.

What if You Don't Want to Sell Your Home?

You may want to keep your first home as a rental, or you're moving for a PCS but plan to come back. The VA loan program has a feature called second-tier entitlement (or remaining entitlement), which may allow you to have two VA loans at once.

Here's an example: You buy a starter home near Lackland AFB, and then get orders to Fort Sam Houston. You decide to keep your Lackland home and rent it out, while using the remaining entitlement to buy a new home near Fort Sam. As long as the numbers work and you qualify for both payments, VA allows it. This is how many military families build their real estate portfolio over time.

A Couple of Important Things to Remember:

• Primary Residence Requirement: You must intend to occupy any home you buy with a VA loan as your primary residence. You can't use it to buy pure investment properties. However, after a reasonable period, you can rent out the home and move on.
• County Loan Limits: If you keep a VA-financed home without selling it, you may not have enough remaining entitlement to buy another house in a high-cost area with no down payment. County loan limits can affect how much of a no-down-payment VA loan you can get in those areas. But in places like San Antonio, you can buy two homes with partial entitlement.

The Big Picture

Using a VA loan for a second home purchase or subsequent homes is absolutely possible. I've worked with clients on their third or even fourth VA loan. In fact, Veterans United, a large VA lender, has even reported working with a veteran on their 9th VA loan over time.

The key is planning – and I'm here to help with that. We'll map out how to use your entitlement, and I'll guide you through steps like refinancing out of a VA loan (to free up your entitlement) if needed.

Rest assured, you won't lose your VA benefit after one use. The VA loan is your lifelong ally as you climb the property ladder.

VA Home Loan Assumptions Explained (Passing on Your Low Rate)

Here's a pro tip many veterans don't know: VA home loans are assumable.

This means someone else can take over your loan – with the same interest rate and same terms – if they qualify and you approve it. Why does this matter? Imagine you locked in a 3.5% rate on your VA loan in 2020, but now rates are much higher. When you go to sell your home, that low-rate loan could be golden.

A buyer (even a civilian) might jump at the chance to assume your VA loan at that low rate, rather than getting a new loan at today's higher rates. This can help your home sell faster and at a better price.

How to Assume a VA Home Loan

The process is actually more straightforward than starting a brand-new loan. Here's how it works:

• The buyer needs to meet credit and income qualifications to take over the payments.
• The VA and lender have to approve the assumption.
• The buyer will pay a one-time VA funding fee of 0.5% of the loan balance to assume the loan (unless they have a disability exemption).

For example, if the loan balance is $300,000, the funding fee would only be $1,500 – much lower than the funding fee for a new loan. Once approved, the buyer assumes your loan, including the benefit of your low interest rate and remaining term.

Important Points for the Seller (That's You!)

One crucial thing to know: If the person assuming your loan is not an eligible veteran, your VA entitlement remains tied up in that mortgage until it's paid off. This could limit your ability to use the VA loan again until the buyer refinances or pays off the loan.

However, if the buyer is a veteran, they can actually substitute their entitlement for yours, freeing up your entitlement. I've seen military-to-military housing hand-off deals, where one service member passes on their VA loan to another. It's a win-win for both parties – the buyer gets an outstanding loan, and the seller gets a quick sale while potentially keeping their full entitlement.

What If the Buyer Isn't VA-Eligible?

Even if the buyer isn't VA-eligible, a well-structured assumption can still work if you're not planning to use your VA loan again immediately. As your agent, I'll weigh the pros and cons with you, making sure the assumption benefits both sides.

I'll also ensure the buyer is fully releasing you from liability (so you're not on the hook if they default). A proper assumption protects you.

Bottom Line:

VA loan home assumptions are an excellent and unique feature. In a high-rate environment, it's like you're passing along a gift. If you're the buyer, don't forget – you could assume a VA loan with a low rate from the seller.

It's one more creative strategy in our toolkit, and another reason why Military City Lending programs and local knowledge matter. Many agents overlook assumptions; I don't. Use every angle to save money.

Refinancing and Home Improvement with VA Loans

Your VA benefits don't stop once you've bought a home. Over time, you can use the VA loan program to refinance for better terms or even fund home improvements. Here are two key options to know:

1. Streamline Refinance (IRRRL)

The VA offers a streamlined refinance, also known as the Interest Rate Reduction Refinance Loan (IRRRL). If interest rates drop or you want to lower your monthly payments, this program makes refinancing quick and easy.

• No appraisal in many cases.
• No income requalification in some cases.
• It's a VA home loan refinance that swaps your current loan for a new one at a lower rate or shorter term.

I've helped clients save hundreds per month using the IRRRL when rates dipped. Plus, closing costs can often be rolled into the loan, so your out-of-pocket costs are low.

Keep an eye on the market, and if rates fall a point or two below your current rate, let's talk about streamline refinancing. It's one of the easiest ways to save money as a veteran homeowner.

2. Cash-Out Refinance & Home Improvement Loans

If you've built up equity and need cash – for home improvements, debt consolidation, or other expenses – a VA cash-out refinance can be a powerful tool. This allows you to refinance your mortgage for more than you owe and take the difference in cash.

• You can use this cash for home improvements, like a new kitchen, a roof, or even solar panels.
• The VA doesn't offer a specific rehab loan like FHA's 203k, but some lenders provide VA renovation loans for improvements that meet VA standards.
• Energy Efficient Mortgages (EEM) allow you to add up to $6,000 for energy-efficient upgrades.

For example, I had a client who wanted to update their kitchen and add a patio. After a few years of ownership, we completed a VA cash-out refinance, lowering their interest rate and using the cash to cover the remodel. Their home's value increased, and they still kept an affordable payment.

3. VA Loans for Mobile or Manufactured Homes

Looking to buy a manufactured home? VA loans can be used for mobile homes, but there are extra requirements. The home must be:

• Permanently affixed to land you own.
• Meet VA property standards (e.g., typically needs to be a double-wide with a minimum square footage and a solid foundation).

Many lenders have stricter guidelines for mobile homes, often requiring higher credit scores or newer units. But it's possible! If a mobile home is your goal, I can connect you with a local lender who specializes in VA loans for mobile homes.

4. Other Situations – Guard/Reserve Refinances, etc.

These options apply to qualified National Guard and Reserve homeowners as well. If you ever face financial hardship, the VA has programs to help, including loan forbearance and modifications. Don't wait too long to ask for help – the VA really works hard to keep veterans in their homes.

To Sum Up

Owning a home with a VA loan isn't the end of the journey – it opens up ongoing opportunities. Whether you're looking to lower your rate, tap equity, or make home improvements, your VA loan benefits continue long after closing day.

As your Realtor for life, I'm here to help you navigate these options and keep your home "mission-ready." Having served in the Air Force, I bring the same attention to detail to your real estate needs.

Conclusion: Your Move, My Mission

Using your VA loan in San Antonio's 2025 market is like having a secret weapon in your homebuying arsenal. You've got an unbeatable financing tool and a city full of opportunities for military families. This guide has helped you understand how to use your VA home loan to reach your goals. We've covered a lot – from eligibility and the buying process to advanced strategies like reuse, assumptions, and refinances. The next step is up to you.

Here's my advice: Take action and leverage this benefit.

Whether you're PCS'ing to JBSA, upgrading from base housing to your own home, or a veteran finally ready to plant roots, the VA loan makes it easier. And you don't have to do it alone.

I'd be honored to be your guide and advocate. As a Realtor who has helped countless military families (with 100% of my past clients saying they'd hire us again), my mission is to make your move as smooth and successful as possible.

Your home is out there. Let's find it and finance it the smart way with your VA benefit. Call or email me anytime – even if you're exploring options. I'm always up for a chat about VA loans, neighborhoods near base, or the best coffee on the way to Lackland (important info!).

Thank you for your service, and I look forward to earning your trust as San Antonio's best Military Relocation Expert. Together, we'll make your American Dream a reality, one VA loan at a time.

Your Move, My Mission. 🇺🇸🏠