Top VA Loan Neighborhoods Near Randolph AFB & Fort Sam Houston

So, you just got orders to Fort Sam or Randolph Air Force Base. Now you've got about 60 days to figure out where you're going to live in a city you probably don't know much about.

Here's the good news: I'm going to show you three neighborhoods that check off every single box.

I'm Anthony Sharp, a USAF veteran and San Antonio Realtor®. I've helped dozens of service members and their families use their VA loan benefits to settle around these bases. Over my years in uniform and in real estate, I've guided hundreds of families to great homes, often with zero down using VA loans.

One grateful client wrote, "Anthony was hands down the best realtor I've ever worked with. He made the entire process smooth and stress-free from start to finish."

Here's a peek at one success story: One family used their VA loan benefit to buy a home near Randolph AFB. We targeted neighborhoods in Cibolo and found a beautiful new build 15 minutes from the base.

They paid $385K, will see it appraise around $445K, and are pocketing about $60K in equity while paying less than BAH. Moments like these remind me why I love helping military families.

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Understanding Fort Sam Houston and Randolph AFB Locations

Fort Sam Houston sits on the northeast side of San Antonio, right off the I-35 corridor. Randolph Air Force Base is located just further northeast near Universal City.

Here's the thing most people don't realize when they PCS: San Antonio sprawls. We're talking about 500 square miles of urban area.

If you pick the wrong neighborhood, you're looking at a 45-minute commute each way. That's 90 minutes a day you're losing. Location isn't just important here—it's everything.

The neighborhoods I'm going to show you aren't just close to base. They're established military communities where your neighbors understand deployments, TDYs, and PCS moves.

More importantly, these neighborhoods have the inventory and the builders who work with VA home loans every single day.

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Top 3 VA Loan Neighborhoods for Both Randolph AFB & Fort Sam Houston

Here are my top three picks that work for BOTH bases. We're talking 10-30 minute commutes, homes starting in the low $300,000s, and neighborhoods where your BAH actually makes sense.

Plus, I'm going to show you how to use your VA loan benefits to get into these homes with zero down and no PMI.

Neighborhood #1: Schertz and Cibolo – Your Closest Play

If you're stationed at Randolph Air Force Base, this is your sweet spot. You are literally 10 minutes from Randolph's main gate.

Fort Sam Houston? About 20 to 30 minutes down I-35.

But here's what makes this area special: it was basically built for the military. VA loans are everywhere here. The builders know them, the sellers expect them, and the appraisals come in.

Home Prices and BAH Math:

Homes in Schertz and Cibolo run between $300,000 and $425,000. You're looking at 3 to 4 bedrooms, 1,800 to 2,400 square feet.

With your VA loan, you're putting zero down. That $370,000 home? You're using your certificate of eligibility—not coming up with $75,000 like a conventional buyer.

Your BAH at both Fort Sam and Randolph for 2025 (E-7 with dependents) is around $2,100 a month. A $370,000 home with zero down? You're looking at around $2,400 a month including property taxes.

And there's no PMI—that saves you another $200 a month. You're basically covering your mortgage with BAH and maybe adding a couple hundred bucks a month.

Why Military Families Love It:

First, Schertz ISD is one of the top-rated school districts in San Antonio. The graduation rate is around 96%.

Second, you've got everything here: HEB, Target, tons of restaurants. You're not driving back to base for groceries.

Third—and this is huge—military community. Your neighbors understand your lifestyle. They get why you leave at 4:00 AM.

Featured Community:

Crossvine in Cibolo is worth checking out. It's right off FM 78 with builders like Katie Homes, Coventry, and Perry.

Homes range from $300,000 to about $600,000, but they're closing out soon. If you're PCSing in the next 90 days, move quickly on this one.

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Neighborhood #2: Stone Oak – Your Upscale Option

This is North Central San Antonio with a completely different vibe. You're 20 minutes from Fort Sam, about 25 minutes to Randolph.

What you're getting for those extra minutes: one of the most established, amenity-rich areas in the entire city.

Who This Area is For:

If you're a senior NCO, warrant officer, or junior officer looking for something upscale, this is your zone. Stone Oak has been rising in popularity as one of San Antonio's most desirable areas.

Home Prices:

Homes range from $400,000 up to $700,000. We're looking at 2,200 to 3,500+ square feet, 3 to 5 bedrooms.

Here's the play with your VA loan: target homes in the $450,000 to $550,000 range to stay close to BAH. That gets you a beautiful 2,800 square foot home with mature trees, resort-style amenities, and top-tier schools.

A $500,000 home, VA loan, zero down? You're at about $3,200 a month with taxes and insurance, no PMI.

If you're dual military or one spouse has civilian income, this is very doable. You're building equity in an area that holds value incredibly well.

What You Get:

Stone Oak has everything: HEB, Costco, the Shops at La Cantera (one of the best outdoor malls in Texas). Restaurants, entertainment, gyms, and some of the best schools in San Antonio.

If you're planning to be here for more than one tour or thinking about retiring in San Antonio, Stone Oak is a very strong long-term hold.

Canyon Springs is an excellent community here with homes from $450,000 to $600,000. Golf course, multiple pools, parks. The resale market is very strong.

When you PCS out in three to four years, you can sell and likely make money, or rent it out. Stone Oak rentals stay occupied because of the schools and location.

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Neighborhood #3: Bay Ridge in Selma and Live Oak – New Construction

This is northeast San Antonio, right between Fort Sam and Randolph. If you want brand new construction with a military-friendly commute to either base, this is it.

Perfect Location:

You're 15 minutes from Fort Sam, 12 minutes from Randolph. Being centrally located between both bases makes this incredibly convenient.

Unlike Cibolo, you're getting newer communities with all the latest finishes and floor plans. This is the sweet spot for first-time homebuyers who want something move-in ready.

Builders and Prices:

Homes run between $350,000 and $475,000. We're talking 1,900 to 2,800 square feet, 3 to 5 bedrooms.

Builders like Pulte, Lennar, and Dr. Horton are all here. These builders do VA loans all the time—they're familiar with the process, timeline, and what VA appraisers look for.

For a $400,000 home, new construction, VA loan, zero down, no PMI? You're looking at about $2,600 a month including taxes and insurance.

But you're getting brand new everything: new roof, new AC, new appliances. No maintenance surprises for at least 5 years. That matters when you're deployed.

Peace of Mind Warranties:

When you're military, peace of mind matters. New construction comes with warranties that stick with the home:

• 1-year craftsmanship warranty (doorknobs, cabinets, etc.)
• 2-year major mechanical warranty (plumbing, electrical, HVAC)
• 10-year structural warranty (foundation)

Bay Ridge by Pulte is worth highlighting. It's right off Topper Wine Road in Live Oak. Homes are in the high $300,000s to mid $400,000s with modern open floor plans.

They're building out fast, so if you like what you see, move quickly. Pulte does VA loans all day long and can usually close in 30 days.

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The Bottom Line

If you're PCSing to Fort Sam or Randolph, here's the summary:

Schertz and Cibolo – Closest to Randolph (10 min), solid for Fort Sam (20-30 min). Affordable, military-heavy, starting in the low $300,000s.

Stone Oak – Upscale option. 20 minutes to Fort Sam, 25 to Randolph. $450,000 to $500,000 range with lifestyle upgrade.

Selma and Live Oak – Brand new construction. Right between both bases (12-15 minutes). $350,000 to $475,000.

What all three have in common: they work with VA loans. Zero down, no PMI, and you're building equity instead of throwing away BAH on rental.

On-Base Housing Options

Randolph AFB: On-base housing via Corvias offers zero commute and utilities included. However, it uses your full BAH as rent with no extra cash to pocket. Large homes often have months-long waitlists.

Fort Sam Houston: On-post housing via Lincoln Military Housing has 925 homes in 8 neighborhoods. Same deal—full BAH as rent, utilities included, convenient location.

Many families find off-base VA loan homes give more space and build equity. It's your choice: on-base convenience or off-base investment.

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More Great Neighborhoods to Consider

Windcrest: Only 5–10 minutes from Randolph, 10-15 minutes from Fort Sam. Homes run $220K–$320K. Own police force, very low crime, great for E-5 or O-2 looking for value.

Converse: Adjacent to Randolph (5 min), 10-15 min to Fort Sam. Prices $200K–$280K. Budget-friendly, perfect for junior enlisted or first-time buyers.

Universal City: 5-10 min from Randolph, 20 min from Fort Sam. Homes start mid-$200,000s. Family attractions, strong rental market, excellent schools.

Alamo Heights: 5–10 min from Fort Sam. Upscale historic area, median $600K+. Top schools, beautiful older homes. Good fit for O-4+ or dual-income families.

All these are VA-approved with lenders who routinely finance purchases. As your VA-savvy agent, I coordinate inspections and appraisals to smooth out the process.

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Don't Forget - You Earned This Benefit

I work with VA buyers every single day. I know the builders who get it, the best incentives, the lenders that close on time, and the neighborhoods where your BAH makes sense.

Your VA loan is one of the best financial tools you've got. Zero down, no PMI, building equity.

All my contact info is below. If you have questions about these neighborhoods, the VA loan process, or anything about San Antonio, reach out. I'm here to help.

Welcome to San Antonio. Let's find you a home.

FAQ — Your VA Loan Questions Answered

Q: Do I really need an agent when using a VA loan?

Yes! VA loans have special rules and appraisal requirements. A VA-savvy agent ensures the process stays on track, coordinates inspections, and handles VA-required repairs ahead of time. Best of all, the seller pays the commission—not you.

Q: Which neighborhoods near Randolph AFB are VA-approved?

All the neighborhoods listed above are fully VA-friendly. Schertz/Cibolo, Windcrest, Converse, Stone Oak, and Selma/Live Oak all have VA loan homes. Many new-build communities are 100% VA-financeable. I'll confirm the builder and HOA meet VA requirements before you tour.

Q: What about Fort Sam Houston—where can I use my VA loan?

Fort Sam families often look in Windcrest, Converse, Schertz, or Stone Oak—all with VA-eligible listings. Even Alamo Heights has condos and homes that qualify. Affordable options in Converse or Windcrest (mid-$200Ks to $300Ks) help you maximize BAH while building equity.

Q: Are new construction homes VA-eligible?

Yes! Many new construction communities near both bases accept VA loans. Builders like Pulte, Lennar, and Dr. Horton offer VA financing. Crossvine in Schertz and Bay Ridge in Live Oak are great examples where builders handle VA loans daily and can close in 30 days.

Q: How does my BAH work with a VA loan?

Think of BAH as your tax-free mortgage subsidy. For example, with a $1,848 BAH (E-5), I helped a client buy a $285K home with $0 down and only $1,725/month mortgage—saving $123 monthly. We run these numbers for every client to optimize your budget.

Q: How do I find the best VA loan listings?

Start with a custom home search filtered for "VA Eligible" properties. My website has a "Homes Near JBSA Bases" section with current listings. Contact me directly for off-market or just-listed homes. I'll personally vet each property for school zones, commute times, and VA eligibility.

Q: What if I get stationed overseas—can I still buy?

Yes! Texas allows remote online closings with a webcam notary. You can sign documents from anywhere in the world. We manage virtual tours and digital documents to ensure your VA loan closes smoothly, even if you're stationed abroad or deployed.

Ready to make San Antonio home? Click here to get started with a no-pressure consult.