PCSing to Joint Base San Antonio Before 2026? Avoid These 10 Crucial Mistakes

by Anthony Sharp

If you're PCSing to Joint Base San Antonio before 2026, you've got a big move ahead. As a USAF veteran and now a San Antonio Realtor®, I've been in your boots and helped many military families relocate here.

San Antonio welcomes over 80,000 active-duty personnel across JBSA's three bases, so you're joining a huge community. But even with that strong support system, a PCS can feel overwhelming.

In this guide, I'll share the top 10 mistakes JBSA-bound families make and how to avoid them. With the right local knowledge, your San Antonio homecoming can be exciting instead of stressful.

👉 Ready to land smoothly in San Antonio? As a fellow veteran and relocation specialist, I'm here to help. Contact me at (210) 997-0763 or SharpRealtyGroupTX.com/consult for a free PCS housing consultation.

Mistake 1: Relying on Base Housing Without a Backup Plan

It's tempting to think "We'll just live on base" and call it a day. After all, on-base housing offers convenience and built-in community.

But assuming base housing will be available can set you up for disappointment. At JBSA bases like Lackland and Fort Sam Houston, privatized housing often has waitlists from a few weeks to 6+ months during peak PCS season.

Why it's a mistake: If you bank on on-base housing and it falls through, you could end up scrambling for an off-base rental or living in temporary lodging much longer than planned.

How to avoid it: Always have Plan B (and C) for housing. Apply for base housing as soon as you have orders – it's free to get on the list.

At the same time, start exploring off-base communities that fit your budget and lifestyle. Many military families ultimately choose to live off base to take advantage of more housing options and financial benefits.

If you use your BAH to buy a home off base, you keep any leftover allowance and build equity rather than "losing" it to base rent. I've had clients save a few hundred dollars each month this way.

Bottom line: Don't put all your eggs in the base housing basket. About 73% of my military clients choose to buy rather than rent when they PCS here.

Mistake 2: Waiting Too Long to Start Your Home Search

PCS orders in hand, but thinking "We'll house hunt when we get there"? Think again.

One of the costliest mistakes is underestimating how long it takes to secure a home with a VA loan and PCS timeline. Real estate in San Antonio moves fast, and the VA loan process has extra steps.

Why it's a mistake: VA loans typically take 30-50 days to close. If you start late, you may find yourself stuck in base lodging or a month-to-month rental.

How to avoid it: Start your home search early – ideally 2-3 months before your report date. Here's a smart timeline:

90+ days out: Choose a Realtor® who knows military moves and get VA loan pre-approval
60 days out: Begin virtual house hunting if you can't visit in person
45 days out: Aim to have an offer accepted on a home by this point
Arrival/30 days out: Ideally closing right around your arrival

Pro Tip: Start "House PCS" planning the same day as "Household Goods" planning. The more runway you give yourself, the smoother your landing in Texas will be.

Mistake 3: Underestimating San Antonio Commute Realities

"It's only 20 miles, that should be 20 minutes... right?" Not exactly.

One big surprise for newcomers is San Antonio's traffic and commute times around JBSA. The mistake is picking housing based solely on distance without factoring in traffic patterns and gate congestion.

Why it's a mistake: If you misjudge your commute, you might face an hour on the road each way when you expected 20 minutes. A route that looks quick on Sunday afternoon might be a parking lot at 6:30 AM on a weekday.

For example, many Lackland families love Alamo Ranch. But if you leave at 0700, a normally 25-minute drive can swell to about an hour due to traffic.

How to avoid it: Do a reality check on commute times before you commit to a home. Use Google Maps with live traffic during typical rush hour.

Most JBSA families aim for a commute under 30 minutes. Popular neighborhoods include Schertz/Cibolo (Randolph area), Alamo Ranch/Westover Hills (Lackland area), and Alamo Heights/Terrell Hills (Fort Sam area).

Timing is everything: Leaving even 30 minutes earlier might cut your commute in half. If you have flexibility with PT or work call times, you can beat traffic.

Mistake 4: Choosing a Neighborhood Without Researching Its "Feel"

San Antonio is a city of many neighborhoods – each with its own character, amenities, and vibe. A critical mistake is to zero in on a house online and neglect to vet the neighborhood beyond the basics.

Why it's a mistake: You might end up in a location that doesn't suit your lifestyle or misses key needs. Maybe the home is beautiful but there's no playground nearby and you hear highway noise at night.

How to avoid it: Do thorough neighborhood recon, both online and in person (or via a trusted proxy).

Identify your priorities: Schools, safety, social life, proximity to amenities – rank what matters most. If you have kids, you might prioritize neighborhoods with other young families and great schools.

Leverage local insights: Ask your sponsor or colleagues already at JBSA what areas they recommend. Ask your Realtor for honest input about which areas are up-and-coming and which have that "x-factor" community feel.

Research crime and amenities: Check crime maps, use apps like Nextdoor, and see how far the nearest grocery store or ER is. Do a Google Street View of the local shopping center.

In summary: You're not just buying a home, you're investing in a community. We'll find you not just a great house, but a place that truly feels like home.

Mistake 5: Forgetting the Family Factor – Spousal Employment & Support Networks

Many PCS checklists focus heavily on the service member's needs, but remember, a PCS is a family journey.

A common mistake is failing to plan for your spouse's career opportunities and family support systems in the new location. San Antonio has a robust job market and tight-knit military community, but you must tap into those resources.

Why it's a mistake: Your spouse might face a brutal commute to work or struggle to find employment without proper networking. This can strain a family and hurt morale.

How to avoid it: Include your spouse's goals and needs in your PCS game plan from day one.

Leverage JBSA resources: The Military & Family Readiness Centers offer spouse employment assistance, resume workshops, and hiring fairs. Don't hesitate to reach out early.

Research the job market: San Antonio's economy is diverse – healthcare, education, cybersecurity, hospitality, government. Depending on your spouse's field, certain areas might be better to live in.

Tap into networks: Join local Facebook groups for military spouses in San Antonio. There are also groups like Hiring Our Heroes – MilSpouse and Military Spouse Professional Network chapters.

Companies in San Antonio truly value military spouses and many have programs to recruit them. A happy spouse and family = a happy service member able to focus on the mission.

Mistake 6: Overlooking School Logistics and Waitlists

For families with kids, schools can make or break your PCS experience. One big mistake is assuming school enrollment will be automatically smooth.

In the JBSA area, you have many education choices – excellent public school districts, on-base schools, charter schools, private schools – but some have waitlists or special requirements.

Why it's a mistake: Moving is hard enough on kids; scrambling for a school spot compounds the stress. If you live off base, your child cannot automatically attend on-base schools – you typically must apply as a transfer student and hope there's space.

Popular districts like North East ISD, Northside ISD, Alamo Heights ISD, and Schertz-Cibolo-UC ISD are well-regarded but some specific schools can be at capacity.

How to avoid it: Research and act on school needs early – ideally as soon as you know you're moving.

Identify your school preferences: Are you set on public schools and which districts? If you prefer on-base schools, then living on base might become a higher priority.

Contact School Liaison Officers (SLOs): Each JBSA installation has an SLO who can help military families transition their kids' education. They give you the scoop on enrollment and local school ratings.

Get on waitlists if needed: Apply early for DoD on-base schools or charter school lotteries. Even some public schools allow transfers from out-of-district if space allows.

In Texas: The Military Interstate Children's Compact helps with transferring credits, sports eligibility, and getting kids into the right grade after a move.

Mistake 7: Not Fully Understanding Your VA Loan

The VA loan is an incredible benefit for military homebuyers – one of your greatest assets. Yet, I often see PCS families who either don't take full advantage of it or stumble through the process with lenders who aren't familiar with VA nuances.

Why it's a mistake: If you misunderstand how your VA loan works, you might waste money or miss opportunities. Some folks think they need a big down payment or perfect credit when VA loans allow zero down payment and no PMI.

Not realizing the VA has stricter property condition requirements could lead you to put an offer on a home that fails the VA appraisal.

How to avoid it: Educate yourself on VA loan basics and choose experts who know the terrain.

VA Loan Benefits: You can often buy with 0% down, no private mortgage insurance (PMI), and competitive interest rates. There is a VA Funding Fee (2.15% if zero down for first-time use), but it can be rolled into the loan.

The Process: VA loans have a few extra steps including a VA Appraisal to ensure the home meets Minimum Property Requirements. Good lenders can close in 30-45 days.

Choose the Right Lender: Work with a VA-experienced lender like Navy Federal, USAA, Veterans United, or local brokers who do tons of VA deals in SA.

With the right guidance, using your VA benefit will be a smooth process that gets you a great home at a payment you can afford.

Mistake 8: Trying to DIY Your House Hunt From Afar

In the age of Zillow and Redfin, a lot of people start their home search online – which is fine. But a major mistake is attempting to handle a PCS house hunt all on your own, long-distance, without professional help.

Why it's a mistake: House hunting remotely is challenging. Photos can be deceiving and you might not learn important details about the home or neighborhood.

Real estate in popular JBSA areas moves fast. Without someone on the ground, you could lose out if you're not ready to act quickly.

How to avoid it: Assemble a "PCS relocation team" – your own trusted experts.

A knowledgeable Realtor®: Ideally one who has been through military moves themselves. I often do video tours for clients, walking through every room and even FaceTiming live.

As a buyer, hiring an agent usually costs you $0 – the seller typically pays the commission. It's truly having a professional in your corner for free.

A reliable local lender: They should be ready to provide updated pre-approval letters on evenings/weekends as needed. In a hot market, you may need to submit an offer quickly.

Inspector & other pros: I coordinate inspectors who are thorough and don't mind you calling them after to discuss the report. Sometimes I'll be present at the inspection on your behalf.

You have enough on your plate with pack-outs, travel, and checklists. House-hunting can actually be fun when you have someone on the ground doing the heavy lifting.

Mistake 9: Getting Discouraged by a Competitive Market

In some JBSA-bound moves, the toughest battle isn't the move itself – it's the house bidding war you might encounter. "Buyer fatigue" is real: after losing out on a few houses, some families feel like throwing in the towel.

Why it's a mistake: San Antonio's market has been pretty hot. Certain areas near JBSA can see multiple offers on good homes.

If you quit or make a hasty choice at that point, you might regret it later – renting when you wanted to buy, or buying a house that doesn't truly meet your needs.

How to avoid it: Go in with the right mindset and a solid strategy.

Be offer-ready: Have that pre-approval letter in hand and be ready to see homes on short notice. The first weekend on market is crucial.

Define your "must-haves" vs "nice-to-haves": If competition is fierce, you may need to compromise on less important things. Know which battles you're willing to lose.

Get creative in offers: Flexible closing dates, larger earnest money deposits, or offering to cover a small appraisal gap can make your offer stronger.

Patience and resilience: If we lose one, we regroup and keep at it. Inventory changes daily and there's always another good house coming.

Don't let the market psyche you out. With preparation, savvy strategy, and perseverance, you will get a home that you love.

Mistake 10: Ignoring Future PCS Plans

When buying a home during a PCS, it's easy to fixate on immediate needs. But Mistake 10 is forgetting to consider your exit strategy – how the home will work when you PCS again.

Why it's a mistake: We military folks often only stay 3-5 years at a duty station. If you buy a home that isn't attractive to future buyers or tenants, you could struggle to sell it or rent it out.

For example, a quirky home way out in the country might be fun for you, but how many other buyers will want that? I've seen super customized homes sit on the market for months.

How to avoid it: Always keep resale and rental potential in mind when choosing a home.

Location for resale: Homes near JBSA bases, good schools, and job centers will generally have a more liquid resale market. Think about what the typical buyer/renter in San Antonio is looking for.

House Type & Features: Certain features boost future appeal: being in a strong school district, having a 4th bedroom or flex space, solid HVAC. A home on a cul-de-sac or with a larger lot often sells well.

Potential as a Rental: If you plan to keep this home as an investment when you leave, run the numbers. Will the expected rent cover the mortgage, taxes, insurance, and property management fee?

San Antonio's rents are fairly strong and homes near bases often have a steady stream of military renters.

By choosing a home with broad appeal near JBSA or major job hubs, you set yourself up for an easier sale or a reliable rental property in the future.

FAQs – People Also Ask

What is the biggest military base in San Antonio?

Joint Base San Antonio (JBSA) is a combination of three major bases – Fort Sam Houston, Lackland AFB, and Randolph AFB – forming the largest joint base in the DoD. Together they host over 80,000 active-duty personnel, making JBSA the biggest military presence in San Antonio.

Should I live on base or off base at JBSA?

It depends on your priorities. On-base housing offers convenience and community but has waitlists and limited selection. Off-base housing gives you more options, lets you build equity if you buy, and often provides better schools. Many families apply for on-base housing as a backup while actively house-hunting off base.

When should I start house hunting before a PCS to JBSA?

Start as soon as you get orders – ideally 3-4 months out. Most families begin seriously house hunting 8-12 weeks before their report date. This gives time for VA loan pre-approval and the 30-45 day closing process. Starting early means you control your timeline instead of the timeline controlling you.

Can my BAH really cover a mortgage in San Antonio?

In many cases, yes. San Antonio housing is relatively affordable. An E-5 with dependents gets roughly $1,980/month in BAH for JBSA, which can often support a home around $250,000 with a VA loan. Many E-5s and E-6s here become homeowners because their BAH makes owning cheaper than renting.

What are the best neighborhoods for military families near JBSA?

For Lackland: Alamo Ranch, Westover Hills, Helotes. For Randolph: Schertz, Cibolo, Universal City, Live Oak. For Fort Sam Houston: Alamo Heights, Terrell Hills, Oak Park, Windcrest. Stone Oak (north central SA) is popular for all bases with fantastic schools and about 25-35 minute commutes.

I hope this guide helps you avoid common pitfalls when PCSing to San Antonio's Joint Base. As both a veteran and a Realtor®, my mission is to serve you with the honesty and attention to detail that the military taught me.

If you have questions or need personalized advice, don't hesitate to reach out. I'm always happy to do a one-on-one consultation, even if you're months away from moving.

Your move is my mission – I'll be with you every step of the way to ensure your PCS to JBSA is the best move you've ever made.

Welcome to San Antonio, and here's to new beginnings in Military City USA!