What is a VA Loan? Explained by a San Antonio VA Loan Realtor

If you're active duty, a veteran, or a military spouse getting ready to PCS to San Antonio, you've probably heard the term "VA loan" thrown around. Maybe you know it means something good for military families, but you're not entirely sure what it is or how it works.

I'm Anthony Sharp, a former Air Force officer, husband, father, and your San Antonio VA Loan Realtor. I'm here to break it down in plain English so you can make confident decisions about buying your next home near Joint Base San Antonio.

A VA loan is a zero-down-payment home loan backed by the U.S. Department of Veterans Affairs. It's one of the most powerful benefits you've earned through your service. In a city like San Antonio, where the median home price sits at $308,995 as of September 2025, it can be the key to homeownership without draining your savings.

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Why VA Loans Are Built Differently

VA loans aren't like conventional or FHA financing. I've walked dozens of military families through this process, and these benefits consistently surprise first-time buyers.

• No down payment required. You can finance 100% of your home purchase up to the Bexar County loan limit of $806,500 in 2025. Most San Antonio homes fall well below that ceiling, which means you're keeping cash in your pocket for moving costs, furniture, or an emergency fund.
  
• No private mortgage insurance (PMI). Conventional loans typically require PMI when you put down less than 20%, adding $100 to $300+ to your monthly payment. VA loans eliminate that expense entirely, saving you thousands over the life of your loan.
  
• Lower interest rates. Because the VA guarantees a portion of the loan, lenders view you as lower risk. They pass those savings to you, often 0.25% to 0.50% lower than conventional rates. On a $325,000 home, that difference can save you $50 to $100 every month.
  
• Flexible credit standards. The VA itself doesn't set a minimum credit score, though most lenders look for scores between 580 and 670 here in San Antonio. If you've had a rough patch financially, a VA loan is often more forgiving than other programs.
  
• Seller-paid closing costs. VA guidelines allow sellers to cover up to 4% of the purchase price toward your closing costs. This can include title fees, appraisal, and loan origination. In a balanced market like we're seeing in late 2025, that's a real negotiating tool.
  

Who Qualifies for a VA Loan in San Antonio?

Eligibility hinges on your service history and discharge status. Here's the baseline: you need 90 consecutive days of active duty during wartime (which includes August 2, 1990, to present) or 181 days during peacetime.

National Guard and Reserve members qualify after six creditable years. Surviving spouses may be eligible with proper documentation. Your discharge must be honorable or general under honorable conditions.

Once you meet those requirements, you'll request a Certificate of Eligibility (COE) through the VA's eBenefits portal, by mail, or most commonly, your lender pulls it electronically in minutes. The process is faster than most people expect.

On the financial side, lenders want to see stable income and a debt-to-income ratio below 41%. They also check for sufficient residual income to cover your family's living expenses after the mortgage is paid. I help my clients shore up their financial picture before we even start touring homes.

A solid pre-approval gives you confidence and leverage at the negotiating table. It tells sellers you're a serious buyer who can close without financing drama.

The VA Funding Fee: What You Need to Know

One cost that surprises buyers is the VA funding fee, a one-time charge that keeps the program running for future generations. For first-time use with zero down, the fee is 2.15% of the loan amount. For subsequent use, it's 3.3%.

On a $325,000 home, that's roughly $6,987 the first time or $10,725 the second time. The good news? You can roll that fee into your loan instead of paying it upfront.

Even better news? If you have a VA disability rating of any percentage, you're exempt from the funding fee entirely. This is a savings that can total $10,000 or more.

I always walk my clients through this calculation during pre-approval so there are zero surprises on closing day. Transparency builds trust, and trust is how I've earned 44 five-star reviews from families just like yours.

San Antonio's Market: Perfect Timing for VA Buyers

San Antonio isn't just "Military City USA" because we love our troops. It's because we're home to Joint Base San Antonio (JBSA), the largest joint base in the United States, supporting nearly 240,000 jobs and contributing $55 billion annually to the Texas economy.

Whether you're stationed at Lackland, Fort Sam Houston, Randolph, or Camp Bullis, you're part of a community that gets it. The military lifestyle isn't foreign here, it's woven into the fabric of everyday life.

The September 2025 SABOR report shows 2,823 homes sold with a median price of $308,995, a modest 1% year-over-year increase. Active listings rose 13% to 16,579, giving you a 5.9-month supply and a more balanced market environment. Homes are spending an average of 78 days on the market, up 11% from last year.

This means sellers are more motivated to work with serious buyers. For VA buyers, this is gold. You have options, sellers are willing to negotiate, and your zero-down superpower puts you in a competitive position without overextending your budget.

View Available Listings – Browse military-friendly homes vetted for base proximity, schools, and family life.

How I Guide VA Buyers as Your San Antonio VA Loan Realtor

I'm not your typical agent who throws you on Zillow and waits for you to call. My process is built around your timeline, your budget, and your mission. Here's what working with me looks like.

Step 1: VA Loan Pre-Approval.

I connect you with VA-savvy lenders who understand military income, BAH, and deployment schedules. We get your COE, lock in your rate, and establish your buying power before you ever tour a property.

Step 2: Home Search with Military Lens.

Base commute, school zones, neighborhood safety, HOA rules, I filter every listing through the priorities that matter to military families. I also have access to off-market and pre-market listings so you see opportunities before the competition.

Step 3: Offer Strategy and Negotiation.

VA appraisals protect you from overpaying, but they can also kill deals if the home doesn't meet VA standards. I know how to structure offers with repair contingencies, seller credits, and appraisal gaps so we close without drama.

Step 4: Closing and Beyond.

I coordinate inspections, title work, and closing logistics, including mobile notary and e-closing for those already on orders. After you move in, my Settling-In Concierge helps you connect utilities, find contractors, and get plugged into the community.

Why Sharp Realty Group?

I've sold over $75 million in real estate and helped 110 families find or sell homes across San Antonio and the surrounding communities. But the number that matters most to me is 44, the five-star reviews from clients who trusted me with one of the biggest decisions of their lives.

I know what it's like to navigate orders, uncertain timelines, and the stress of finding a home in a city you barely know. That's why I treat every client like family, because we're all part of the same tribe.

My background as an Air Force officer taught me discipline, attention to detail, and the importance of mission execution. I bring that same mindset to every transaction. When you work with me, you're not just getting a San Antonio VA Loan Realtor, you're getting an advocate who understands your world.

Whether you're landing at Randolph, selling before your next duty station, or finally ready to plant roots after retirement, I'm here to make it happen. Let's turn your VA loan benefit into the keys to your San Antonio home.

Frequently Asked Questions

Can I use a VA loan to buy a fixer-upper?

Yes, but the home must meet VA's Minimum Property Requirements (MPRs) at closing. If it needs work, you might consider a VA Renovation Loan that rolls repair costs into your mortgage. This option lets you finance both the purchase and renovations in one loan.

What if I already used my VA loan once?

You can reuse your entitlement after selling your previous VA-financed home or by paying off the loan. If you still own that property, you may have remaining entitlement available for a second purchase. Many of my clients don't realize they can use their benefit multiple times throughout their lives.

Do I need to live in the home?

Yes. VA loans require you to occupy the property as your primary residence within 60 days of closing. You can't use a VA loan to buy an investment property or second home. However, you can rent out the property later if you move due to PCS orders.

How long does the VA loan process take in San Antonio?

From contract to close, expect 30 to 45 days on average. My team keeps the process on track with proactive communication and document coordination. We've closed deals in as little as 21 days when necessary for tight PCS timelines.

Can my spouse use the VA loan if I'm deployed?

Absolutely. If you have a valid power of attorney, your spouse can sign documents and close on your behalf. I've helped dozens of families navigate deployments and TDY orders during the home-buying process.

Ready to Start Your San Antonio Home Search?

The VA loan benefit is one of the most valuable tools in your financial arsenal. Combined with San Antonio's affordable housing market, strong military community, and robust job opportunities, it's the perfect time to make your move.

I'm here to make the process smooth, transparent, and tailored to your unique situation. Call me at (210) 997-0763 or email anthony@sharprealtygrouptx.com. Let's find your home.