PCS to San Antonio in 2025? The Ultimate Off-Base Housing Checklist

by Anthony Sharp, USAF (Vet) & San Antonio Realtor®

Military family unloading a moving truck during their PCS to San Antonio

PCS life in action

PCS to San Antonio in 2025? The Ultimate Off-Base Housing Checklist

I remember my own PCS to San Antonio. The mix of excitement and anxiety as Military City USA welcomed me with open arms. As a U.S. Air Force veteran turned San Antonio Realtor, I've been in your boots. This ultimate checklist is built from real-world experience relocating families to all parts of Joint Base San Antonio: Fort Sam Houston, Lackland AFB, and Randolph AFB.

Need help getting started?
Contact Me Today

On-Base vs Off-Base Housing: What’s Right for You?

Deciding between base housing and off-base living comes down to convenience versus choice. On-base housing offers short commutes and built-in community, but waitlists can be long. Off-base housing gives you more space, better variety, and freedom to choose neighborhoods and schools. Plus, BAH goes toward rent or mortgage, and what you don’t spend you can save.

Budget & BAH: Median home price is $290,000. Rent for single-family homes averages $2,000. BAH for an E-5 with dependents is about $1,935. That amount often covers rent or a mortgage for most neighborhoods around JBSA.
Convenience: On-base means fast access to work and services. Off-base gives you more housing styles, larger lots, and access to restaurants, parks, and stores. The choice depends on your priorities.
Family Needs: If schools, layout, or community vibe matter, off-base gives you more control. JBSA-area neighborhoods often have other military families and support systems built in. The right pick reduces stress and commute.

Your Off-Base Housing PCS Checklist (Step-by-Step Timeline)

3+ Months Out: Planning & Research

Confirm orders and get your timeline for moving. This gives you enough lead time to plan your housing search and moving logistics. Start your checklist and make a calendar.
Set your budget using BAH and any savings. Reach out to a VA lender to get pre-approved if you’re thinking about buying. This helps narrow your home search.
Research neighborhoods near your assigned base. Look at commute times, school zones, and lifestyle preferences. Focus on areas that suit your family’s needs.
Contact a Realtor with military relocation experience. They can build a personalized search, share video tours, and offer local insights. Choose someone familiar with JBSA and the surrounding market.
Reach out to the MHO and Readiness Center. These resources provide base-approved housing options, school info, and utility tips. Use them as a support hub.

2 Months Out: House Hunting & Decisions

Schedule a house-hunting trip if possible. If not, have your Realtor provide detailed walk-through videos and neighborhood feedback. Either way, start touring homes seriously now.
Decide whether renting or buying fits your PCS goals. Talk with your spouse and look at the math based on BAH, time on station, and long-term plans.
Pick two to three neighborhoods to focus on. Use school reviews, commute tests, and housing availability to choose the best options. Stay flexible as listings come and go.
Tour homes in person or online and take notes. Write down layout preferences, potential repair concerns, and distance to work or base gates.
If schools matter, check enrollment deadlines and required documents. Ask about military transfer support programs. Many districts offer quick registration for PCS families.

Ready to Start Your Home Search?
Let’s Find Your Home

1 Month Out: Lock In Your Home

Finalize your rental or home purchase. Sign the lease or go under contract with your Realtor’s guidance. Review terms carefully and schedule inspections if buying.
Notify the MHO once your housing is locked in. This helps cancel your spot on base waitlists or update your file. Keep everyone in the loop.
Book your household goods shipment early. Choose between a military move or a Personally Procured Move. Confirm timelines for pick-up and delivery.
Set up utilities to begin on move-in day. Call or set up online accounts for electricity, water, trash, and internet. Some neighborhoods require in-person setup.
Update your address with USPS and important accounts. Change info for banking, Tricare, subscriptions, and your base directory. This prevents delays or missed mail.

Moving Week: Arrival & Settling In

Pack a go-bag with documents, uniforms, and daily essentials. Keep items like chargers, clothes, and toiletries with you. If the truck is delayed, you’ll be prepared.
Do a walk-through of your new home before moving in. Note existing damage and take pictures if renting. If buying, confirm repairs are complete before closing.
Introduce yourself to nearby neighbors. A quick hello can go a long way, and they might share tips on local schools or hidden gems.
Register for school and services as soon as possible. Bring PCS orders, proof of residence, and school records. Some districts require appointments.
Make sure utilities are working and begin unpacking key areas. Focus on bedrooms and the kitchen to help everyone feel settled quickly.

Best San Antonio Neighborhoods for Military Families

Fort Sam Houston

Alamo Heights: Historic homes and walkable streets with top-rated schools. Only a 10-minute commute to base. Families who want charm and community love this spot.
Terrell Hills: Safe and well-kept with a strong local community. Close to base with easy access to downtown and major highways. Many military professionals live here.
Converse: Affordable and suburban with good parks and newer homes. About 15 minutes from Fort Sam. Ideal for first-time buyers or larger families.

Lackland AFB

Alamo Ranch & Westover Hills: Newer developments with shopping and dining close by. Homes are modern and commute is about 15–20 minutes. Schools are highly rated in this part of Northside ISD.
Helotes: Quieter Hill Country vibe with larger yards and more space. Around 25 minutes from base. Offers a slower pace yet still close enough for daily commute.
Westlakes & Rainbow Hills: Closer to Lackland and more affordable. Perfect for short assignments or renting while learning the area. Plenty of military neighbors.

Randolph AFB

Schertz & Cibolo: Military-friendly communities with newer homes and top-rated schools. Commute to base is about 10–15 minutes. A great choice for long-term assignments.
Universal City: Just outside the Randolph gate. Budget-friendly homes and rentals, plus lots of support for incoming military families. Offers easy access to shopping.
Garden Ridge: Upscale and peaceful with large homes and lots. About 20 minutes away but worth it if you want space and quiet. Excellent resale value too.

Camp Bullis / Medical Center

Stone Oak & Encino Park: Well-known areas with great schools and easy access to North San Antonio. Best for families working at Camp Bullis or Fort Sam Medical Center. Homes here tend to be pricier but high quality.

Renting vs Buying Off-Base

Renting is ideal for flexibility and short assignments. It gives you time to explore neighborhoods and avoid a rushed purchase. Military clauses in leases also make early moves easier.

Buying builds long-term equity and lets you use your BAH to invest in a home. VA loans allow zero-down purchases with no PMI, which saves money upfront. San Antonio has stable values, so buying is a smart option for many.

Hybrid approach: Some families rent at first, then buy once they get familiar with the area. Others buy and rent the home out when they PCS again. Either route works with the right planning.

San Antonio Living: Embrace the Local Lifestyle

San Antonio is deeply connected to the military and welcomes newcomers warmly. It’s a city with rich history, modern amenities, and a strong sense of community. Families relocating here often feel at home right away.

Military pride is visible across the city. From local businesses to schools and festivals, military families are welcomed with open arms. Many neighborhoods near JBSA include other military households, which makes it easier to build connections quickly. The community understands PCS life and offers strong support systems.
The cost of living is lower than most duty stations. Your BAH will stretch further in San Antonio, especially for housing, groceries, and utilities. This allows families to enjoy a higher quality of life without straining their budget. You’ll find good value whether you rent or buy.
San Antonio’s climate is hot in the summer and mild in the winter. Most homes are equipped with central air and shaded outdoor spaces to keep you comfortable year-round. Summer temperatures often reach into the 90s, but winters rarely drop below freezing. You can enjoy outdoor activities most of the year.
Traffic is lighter than other major Texas cities. Commutes are usually manageable, especially if you plan around peak hours. Using alternate gates for base access and avoiding major highways at rush hour can save time. Many families choose neighborhoods with direct access to major roads for easier drives.
There’s always something to do on the weekends. Families enjoy visiting places like The Alamo, the San Antonio Zoo, and the Pearl District. The River Walk is a favorite for both locals and visitors. You’ll also find great local food, especially tacos and Texas BBQ, just about everywhere.

❓ Frequently Asked Questions: PCS to San Antonio

Should I live on or off base?

Off-base offers more freedom, choice, and space. BAH typically covers your rent or mortgage, especially in San Antonio. On-base may work better if you need immediate housing.

Where do most military families live in San Antonio?

Popular neighborhoods include Alamo Heights, Alamo Ranch, Schertz, and Cibolo. Each is near a different base and offers strong schools, military-friendly communities, and affordable homes.

Does BAH cover all rent or mortgage costs?

Usually, yes. BAH in San Antonio is designed to cover mid-level rental or mortgage payments. Families may choose to spend more or less depending on needs.

Should I rent or buy during PCS?

Renting offers flexibility. Buying makes sense if you’ll be here a few years or want to invest. Talk with your Realtor and lender to explore both options.

When should I start house hunting?

Start looking at least three months before your move. The earlier you begin, the more options you'll have. This is especially important during the busy summer PCS season.

What if I arrive before locking in a home?

Stay in base lodging or a short-term rental. Use this time to tour homes and finalize a lease or purchase. Your Realtor can also help find fast-move-in options.

Are there any homebuyer programs for military families?

Yes. VA loans, Texas Veteran Land Board, and first-time buyer classes are available. Some Realtors also offer perks or rebates for military buyers.

How can I reduce PCS stress?

Start early, stay organized, and lean on your support network. Use local groups, your Realtor, and on-base services. Keep communication open with your family throughout the move.