Is San Antonio Still Affordable for Military Buyers in 2025?
As a U.S. Air Force veteran and a Realtor® in San Antonio, TX, I often receive questions. A common question is, “Can I afford a home here on my military pay?”
Yes, military families and military relocating to San Antonio can afford to buy homes here, especially with the benefits provided through the VA loan program and Basic Allowance for Housing San Antonio (BAH).
San Antonio's housing affordability in 2025 is among the best for military buyers compared to other Texas cities like Austin or Dallas. A recent study found that 87% of homes in San Antonio are affordable for middle-income buyers. In contrast, only 10% of homes in more expensive cities like Vegas are within reach.
⭐ Quick Takeaway: In 2025, the median home price in San Antonio is about $290,000. This is much lower than in other Texas cities like Austin, where the median price is over $550,000.
👉🏼 Call or Text Anthony Sharp – USAF Veteran & Realtor, for a free personalized affordability consult. I’ve helped many military families turn their BAH into zero-down homeownership, and I’m here to make it easy for you too.
2025 Market Snapshot: Costs & Trends in Military City USA
San Antonio’s housing cost market in 2025 is steady, yet still a bargain compared to Austin or Dallas. Here are the key numbers military homebuyers need to know:
- Median Home Price (2025): ~$290,000
- Average Rent (Off-Base): ~$1,700–$2,000 for a 3-bedroom single-family home, or about $1,300 for an apartment
- Mortgage Rates: ~6.5%–6.75% for 30-year fixed loans in mid-2025, but VA home loans can offer lower rates and no PMI, making homeownership more affordable.
- Property Taxes: ~2.0%–2.5% in San Antonio, with Texas having no state income tax
Why is San Antonio so affordable?
San Antonio’s proactive development, with ample land for new construction, helps maintain affordable prices. Local initiatives that support affordable housing, combined with this, ensure that military families don’t face high prices.
2025 Median Home Price Comparison
BAH vs. Housing Costs: Will Your Allowance Cover the Mortgage?
Basic Allowance for Housing (BAH) is a significant advantage for military buyers. This design covers 95% of housing costs for your rank, and it remains non-taxable. In San Antonio, BAH rates for 2025 goes further than in many other cities, making homeownership possible on a modest military salary.
How BAH Translates into Home Buying Power in 2025
- E-4 to E-5: With $1,980 BAH, an E-5 can afford a $250K home, with a mortgage payment of about $1,980/month.
- E-6 to E-7: An E-7 with $2,148 BAH can afford a $275K home.
- O-1 to O-3: An O-3 with $2,208 BAH can afford a $280K–$300K home.
- Senior Officers (O-5): An O-5 with $2,334 BAH can afford a $300K+ home.
2025 BAH vs Median Home Cost
| Rank | 2025 BAH | Median Home Cost in San Antonio |
|---|---|---|
| E-5 | $1,800 | $299,000 |
| E-7 | $2,500 | $299,000 |
| O-3 | $3,000 | $299,000 |
VA Loan = Zero Down, Lower Payments (vs. Conventional Loans)
VA loan benefits in San Antonio are a major factor in making homes affordable. You can use your VA loan entitlement to buy a home with no down payment and no PMI. This is a significant financial advantage over conventional loans, which usually need 3% to 5% down and PMI.
- Zero Down Payment: Saves you $15K–$60K upfront.
- No PMI: Conventional loans often require PMI of $100–$200/month on a $300K loan. VA loans have no PMI.
- Lower Rates: VA loans generally offer rates ~0.25% lower than conventional loans, further reducing your monthly payments.
Affordability by Rank: Real Scenarios
🏡 E-5 Family – Buying in Alamo Ranch
SSgt. Smith, an E-5 (8 years in, one dependent), is PCSing to Lackland AFB. With a BAH of ~$1,980, they’re eyeing homes in Alamo Ranch. At $260K, their mortgage (taxes and insurance included) came out to $2,100/month, comfortably within BAH range.
🏡 O-3 – Upgrading vs. Renting
Capt. Garcia (O-3) and family found they could buy a $320K new home in Stone Oak. Their mortgage was about $2,350/month, with $2,200 BAH covering most of it, leaving them with a $150/month difference.
Maximizing Affordability: Tips for Military Homebuyers
Focus on BAH-Friendly Neighborhoods
Areas like Alamo Ranch and Cibolo have homes priced between $250K and $350K. This makes them great for military families.
Use Your Exemptions & Benefits
If you’re VA disabled, you can apply for property tax exemptions that could save you hundreds each year.
FAQ: Military Home Buying in San Antonio 2025
Q: Is San Antonio really that affordable for military buyers in 2025?
A: Yes! San Antonio remains one of the most affordable major cities for military families. With a median home price of $290,000, it's 40–50% cheaper than Austin or Dallas. Most military families can find homes within their BAH range, making it easier to buy than in other areas.
In San Antonio, 87% of homes for sale are affordable for middle-income buyers. In more expensive cities like Vegas, only 10% are affordable.
Q: What are the 2025 BAH rates for San Antonio (JBSA area)?
For 2025, BAH for San Antonio (ZIP 78234) ranges from about $1,404 for E-1 without dependents to $2,334 for O-5 with dependents. For commonly asked ranks: an E-5 with dependents gets around $1,980 per month, which covers the mortgage on a $250K home.
Q: Can my BAH really cover a mortgage payment?
A: Yes! Especially with a VA loan, your BAH can often cover your mortgage. For example, an E-5 with $1,980 BAH can afford a home in the $250K–$280K range. We’ve had clients whose entire mortgage was below their BAH, effectively letting them live “for free” from their allowance.
Of course, if you buy above your BAH level or have other debts, you might need to contribute some of your base pay. But here in San Antonio, plenty of homes are priced within reach of 100% BAH coverage.
Q: Should I rent or buy during my PCS to San Antonio?
A: This depends on your situation. However, buying is often more advantageous in San Antonio due to the low home prices and the VA loan benefit. Renting means you pay the full amount of your BAH to a landlord, while buying lets you build equity. In fact, many families find that buying is cheaper than renting in the long run, even when factoring in mortgage payments and property taxes.
Q: Can a junior enlisted soldier or airman (E-4/E-5) afford to buy a home?
A: Absolutely! While E-4s and E-5s may have lower BAH, it can still cover a mortgage on a $250K home in many neighborhoods. With VA loans, there's no down payment, and you can often buy for the same monthly cost as renting.
Q: How do I get started on a home purchase in San Antonio?
A: It’s simple! Start by checking your BAH and budget to see what you can afford. Then, get pre-approved with a VA lender for an accurate price range.
After that, reach out to me, and we’ll begin the home search based on your needs (commute, schools, neighborhood preferences). I’ll help with everything from getting you pre-approved to negotiating the best deal for your family.
Have more questions? Call or text me or contact me here for a free consultation! Let's find the perfect home for you and your family in San Antonio, making the most of your military benefits.
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