Your New Year Home Buying Plan for San Antonio

If you're starting 2025 with orders to JBSA or you've decided this is the year you finally stop renting in San Antonio, you need a plan that actually fits how our market moves. I'm Anthony Sharp, Air Force veteran, San Antonio Realtor, and the guy who's walked dozens of military families and civilians through this exact process. Your new year home buying plan for San Antonio starts with understanding what January through March inventory looks like, how Texas property tax timing affects your closing, and which financing moves give you the most leverage right now.

The San Antonio market entering 2025 sits in that rare sweet spot. Buyers have negotiating power without losing access to quality inventory. Median home prices hover around $297,000 across the metro, with days on market stretching to 52-87 depending on neighborhood and price point.

For service members using VA loans, the 2025 Bexar County limit of $806,500 covers nearly every home you'll consider with zero down payment required. That combination creates opportunity if you execute with intention.

Ready to find your San Antonio home? View our hand-picked military-friendly listings at sharprealtygrouptx.com

Why January Launches Your Strongest Buying Window

Most buyers think spring is prime time, but that's when competition heats up and sellers dig in on price. January through early March flips that script completely. Inventory stays steady thanks to year-round PCS turnover, but you're competing against fewer buyers who are still recovering from holiday spending or waiting for tax refunds.

Sellers who list in January are motivated. They're chasing job relocations, financial deadlines, or they've already moved and are carrying two mortgages. I've seen this pattern repeat every year since I started serving San Antonio buyers.

Homes that sit through December suddenly become negotiable in early January. Sellers realize they miscalculated holiday buyer activity. You gain leverage on price, closing cost credits, and repair negotiations that evaporate by April when the spring rush hits.

Days on market average 39 across San Antonio right now. That gives you time to inspect thoroughly without facing same-day bidding wars.

Build Your Financial Foundation Before You Search

Your credit score and debt-to-income ratio determine which homes you can afford and which loan products make sense. Pull your credit report from all three bureaus in early January, not the day before you apply for pre-approval. If your score sits below 620, focus on paying down revolving balances and disputing any errors before you engage a lender.

Calculate your true monthly housing budget by adding principal, interest, property taxes, homeowners insurance, and HOA fees if applicable. San Antonio property tax rates run approximately 2.2-2.5% of assessed value annually depending on jurisdiction. A $300,000 home costs roughly $550-625 per month in taxes alone.

Insurance rates have climbed across Texas, so budget $150-250 monthly for a standard policy on a median-priced home. That's before you factor in your mortgage payment.

VA loans eliminate private mortgage insurance, which saves you $150-300 monthly compared to conventional loans with less than 20% down. The VA funding fee (2.3% for first-time use with zero down, 3.6% for subsequent use) gets rolled into your loan amount, so you're not writing a check at closing. If you're service-connected disabled at 10% or higher, you're exempt from the funding fee entirely, which saves thousands on a $300,000 purchase.

Get Pre-Approved with a Lender Who Understands Military Moves

Pre-qualification is a soft estimate based on what you tell a lender over the phone. Pre-approval means they've pulled your credit, verified your income and assets, and issued a commitment letter stating exactly how much they'll lend you. Sellers and listing agents treat these documents very differently, especially in neighborhoods near Randolph, Lackland, and Fort Sam where multiple offers still happen on well-priced homes.

Choose a lender experienced with VA loans and PCS timelines. Not every loan officer understands how to document BAH, how to handle mid-purchase deployments, or how to coordinate funding when you're closing remotely from another duty station.

Mortgage rates as of late December 2025 sit around 5.4% for VA 30-year fixed products. Conventional loans run slightly higher at 5.6%. Those rates assume strong credit and standard loan amounts. Your actual rate depends on your profile.

Lock your rate once you're under contract, not during pre-approval. The exception is if you're seeing upward rate trends and your lender offers a float-down option.

Map Your Neighborhood Priorities to Your Duty Station and Lifestyle

San Antonio sprawls across Bexar, Comal, and Guadalupe counties. Commute times vary wildly depending on which gate you use and what shift you work.

If you're reporting to Randolph, focus your search on these areas:

• Schertz

• Cibolo

• Universal City

• Converse

These areas keep your commute under 20 minutes and offer strong resale potential when you PCS out. Lackland buyers often land in West San Antonio, Helotes, or south Bexar County, trading shorter drives for larger lots and newer builds.

Fort Sam Houston families have the widest range because the base sits central. Northeast San Antonio, Alamo Heights, Terrell Hills, and Stone Oak all work if you value established neighborhoods, walkability, and top-rated school districts. Budget accordingly, these areas push above the metro median.

School quality drives many family decisions, especially if you're planning to stay beyond your first assignment. Schertz-Cibolo-Universal City ISD, Comal ISD, and North East ISD consistently rank among the top districts in the metro. Verify current ratings and boundary maps because they shift as new schools open.

Want a personalized valuation or buyer consultation? Get your free home analysis at sharprealtygrouptx.com/evaluation

Execute Your Home Search with Inspection Discipline

Once you're pre-approved and clear on target neighborhoods, I set you up with MLS alerts filtered for your criteria. VA-approved condos if that's your preference, new builds with rate buydowns, or resale homes where you can negotiate in. You'll also get access to coming-soon listings and off-market opportunities before they hit public portals.

When you find a strong candidate, don't skip the inspection to speed up closing or save $400. Even new construction needs third-party eyes on framing, mechanical systems, and drainage before you accept the keys.

Texas uses an option period, typically 7-10 days after contract execution. During that window you can terminate for any reason and recover your earnest money minus the option fee. Use that time to inspect, verify appraisal ordering, confirm your final loan approval, and walk the property a second time.

If major issues surface, we negotiate targeted repairs or a closing cost credit. That approach beats open-ended contractor work that delays closing.

Close on Time and File Your Homestead Exemption Immediately

Your closing date determines property tax proration, possession timing, and when your first mortgage payment hits. Coordinate with your lender, title company, and my team to lock in a date that aligns with your PCS report window or lease expiration. Remote eSign and mobile notary services let you close from anywhere, but confirm those logistics two weeks out.

After closing, file your Bexar County homestead exemption application by April 30th. This locks in your 2025 exemption and caps future assessment increases at 10% annually. That exemption saves roughly $3,000-5,000 per year on a median-priced home.

The application is free, filed online or at the county appraisal district, and requires proof of occupancy as your primary residence. If you're active duty and maintain legal residency in another state, consult a tax professional about how Texas homestead rules interact with your state of legal residence.

Your New Year Home Buying Plan San Antonio Action Steps

Now that you understand the market timing, financial prep, and neighborhood strategy, here's your execution checklist:

January Actions:

• Pull credit reports and address any errors

• Calculate your true monthly housing budget including taxes and insurance

• Connect with a VA-experienced lender for pre-approval

• Define your target neighborhoods based on commute and lifestyle

February Actions:

• Activate MLS alerts for your criteria

• Tour homes and attend open houses

• Submit offers with strong pre-approval backing

• Schedule inspections within your option period

March Actions:

• Negotiate repairs or credits based on inspection findings

• Lock your mortgage rate once under contract

• Coordinate closing timeline with your PCS or lease dates

• File homestead exemption immediately after closing

This timeline gives you maximum leverage during the winter buying window before spring competition arrives. You're working with motivated sellers while interest rates remain relatively stable.

Frequently Asked Questions

What credit score do I need to buy a home in San Antonio with a VA loan?

Most VA lenders require a minimum credit score of 580-620, though you'll qualify for better rates with scores above 680. If your score sits below 620, spend 60-90 days paying down revolving balances and disputing errors before applying for pre-approval.

How much are property taxes in San Antonio?

San Antonio property tax rates run approximately 2.2-2.5% of assessed value annually depending on your specific jurisdiction. A $300,000 home costs roughly $550-625 per month in property taxes. Filing your homestead exemption saves you $3,000-5,000 annually and caps future increases at 10% per year.

Should I buy near my base or prioritize schools and resale value?

Balance both factors based on your assignment length and family situation. If you're on a short tour (2-3 years), prioritize commute time and resale demand in military-heavy areas. For longer assignments or permanent party, school districts and neighborhood amenities justify slightly longer drives because they protect your equity when you sell.

Can I close remotely if I'm already at my next duty station?

Yes, remote closing is standard for military buyers. We use electronic signatures and mobile notary services to execute closing documents from anywhere in the world. Coordinate with your lender and title company two weeks before closing to confirm the process and timing.

What's the difference between pre-qualification and pre-approval?

Pre-qualification is an informal estimate based on information you provide verbally. Pre-approval means the lender has pulled your credit, verified your income and assets, and issued a commitment letter. Sellers only take pre-approval letters seriously, especially in competitive situations.

Your Next Move

Your new year home buying plan for San Antonio works when you combine market timing, financial preparation, neighborhood strategy, and execution discipline. I've guided transactions across Bexar, Comal, and Guadalupe counties because I treat every buyer like family, whether you're landing at JBSA on orders or you're a civilian ready to stop renting.

This market rewards prepared buyers who move decisively without rushing past due diligence. Let's map your plan, lock in your financing, and get you into the right San Antonio home before spring competition drives up prices and narrows your options.

Call me at (210) 997-0763, email anthony@sharprealtygrouptx.com, or visit sharprealtygrouptx.com to start your search with a Realtor who's been exactly where you are.

About the Author:

Anthony Sharp is a US Air Force veteran, San Antonio Realtor (License #734794), and Military Relocation Specialist serving buyers and sellers across Bexar, Comal, and Guadalupe counties. He specializes in VA loans, PCS coordination, and helping military families build equity in neighborhoods near JBSA Randolph, Lackland, and Fort Sam Houston.