What Veterans Need to Know About San Antonio's Changing Construction Landscape

I've been in San Antonio long enough, both in uniform and as a Realtor, to know when something big is happening. Right now, this city's construction landscape is shifting faster than a formation change at Basic Training, and what veterans need to know about San Antonio's changing construction landscape could make or break your next home purchase.

The good news? We're positioned better than most.

The challenging part? You need to understand what's actually being built, where it's happening, and how it impacts your timeline and budget.

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Why San Antonio's Construction Boom Matters to You

San Antonio isn't just growing, it's exploding with strategic, long-term infrastructure investment that directly affects military families. Since 2022, greater:SATX has secured 85 projects representing more than $5.9 billion in capital investment and nearly 14,000 new jobs.

Sarah Carabias Rush, the newly appointed CEO of greater:SATX, reports an active pipeline exceeding $18 billion in potential investment and 20,000 new jobs. What does that mean for you?

More demand. More competition.

And a construction landscape that's trying, but struggling, to keep pace.

In October 2025, San Antonio recorded 2,639 home sales, representing an 11% year-over-year decrease, yet the average home price rose to $377,040, a 2% increase. Homes are spending an average of 83 days on the market, up 17% from last year, with months of inventory at 6.04, signaling a balanced but cautious market.

For veterans using VA loans, this means you've got leverage if you act strategically and understand where new construction fits into your plan.

JBSA Infrastructure: The Foundation of Long-Term Demand

The ongoing infrastructure modernization at Joint Base San Antonio isn't just routine maintenance, it's one of the largest military construction initiatives in Texas. Construction is currently underway on Airman Training Complex #8 at JBSA-Lackland, part of a multi-year program that started in 2019 to centralize Basic Military Training campuses.

These facilities are designed to house and train nearly 40,000 Air and Space Forces trainees annually, replacing training and housing structures that are more than 50 years old. JBSA's economic impact grew from $27.7 billion in 2011 to $55 billion in 2023, demonstrating sustained Department of Defense commitment to San Antonio as a strategic military hub.

For military homebuyers, this translates to sustained demand in JBSA-adjacent neighborhoods and confidence that property values will hold, even if PCS orders eventually take you elsewhere.

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Where New Construction Is Happening (And Where It Isn't)

San Antonio is experiencing one of the sharpest year-to-date declines in residential construction starts among major Texas metros. Texas saw 138 residential construction starts in Q1 2025 and 122 in Q2, with San Antonio trailing behind Austin and Houston, which are issuing 40% more single-family housing permits than their long-term averages.

Still, several neighborhoods remain hot spots for new construction that appeals to military families.

Alamo Ranch, Cibolo, and Schertz continue to attract VA buyers with master-planned communities offering modern home designs, energy-efficient features, and builder incentives like closing cost assistance or rate buydowns. These communities also provide HOA-maintained exteriors, a major win for military families who may deploy or relocate.

Stone Oak offers upscale suburban living with price ranges from $325K to $500K, strong North East ISD schools, and a 20- to 30-minute commute to Fort Sam Houston. Top builders include Toll Brothers, Ashton Woods, and Coventry, with perks like golf courses, walking trails, and community pools.

Potranco West and Cibolo Canyons are emerging as viable options for veterans seeking a balance between affordability and access to JBSA installations.

The construction upswing is expected to continue through 2025, supported by stable funding sources including a $2.5 billion airport master plan and substantial public sector projects reflecting ongoing robust investment due to population growth. However, the private sector is feeling economic challenges, making public infrastructure projects critical to cushioning the construction industry against broader financial uncertainties.

VA Loan Advantages in a Shifting Market

Your VA loan benefit is the single biggest advantage you have in this environment. The 2025 Bexar County VA loan limit is $806,500, well above San Antonio's median home price of approximately $330,000.

That means most homes are fully financeable with zero down payment.

Here's what that looks like in practice: while conventional buyers scramble to save 5% to 20% down, tens of thousands of dollars on a $300K+ home, you're walking in with 100% financing, no private mortgage insurance, and competitive interest rates. According to the National Association of Realtors, 16% of recent home buyers were veterans and 2% were active-duty service members, with the median down payment among all buyers at 19%, but VA buyers consistently put down $0.

First-time buyers now make up just 21% of the market, the lowest share since NAR began tracking in 1981, and their median age has climbed to a record 40. That delay costs equity, roughly $150,000 on a typical starter home when comparing homeownership at age 30 versus 40.

Veterans with VA loan eligibility bypass this obstacle entirely.

In October 2025, 92% of San Antonio homes sold close to their original list price, underscoring ongoing buyer interest even amid slower transaction volumes. With inventory levels expanding, 16,823 active listings, a 16% year-over-year increase, veterans have negotiating power if they work with someone who understands both the VA process and the local market.

What Greater:SATX Development Means for Your Home Value

The appointment of Sarah Carabias Rush as greater:SATX's new CEO signals continued momentum in regional economic development. Since joining as chief economic development officer in early 2022, Rush has played a significant role in securing projects that have generated more than $5.9 billion in capital investment.

Her active pipeline now exceeds $18 billion in potential investment and 20,000 new jobs.

One of the organization's biggest wins, JCB, the world's largest privately owned construction and agricultural equipment maker, building a 720,000-square-foot facility on the city's South Side that could employ more than 1,500 people within five years, demonstrates the type of large-scale economic development reshaping San Antonio. For veterans, this means job security, population growth, and sustained housing demand.

Texas added 562,941 residents between July 2023 and July 2024, leading the country ahead of Florida and California, with a growth rate of 1.8%. Texas led the country in domestic migration, adding 85,267 people from other states, with net international migration contributing 319,569 new residents.

This population influx sustains demand for new construction and infrastructure upgrades across housing, education, healthcare, roads, parks, and utility infrastructure. For military families buying homes in San Antonio, that translates to property values supported by fundamental economic growth, not speculation.

How to Navigate New Construction as a VA Buyer

New construction offers veterans several strategic advantages: low-maintenance living, modern layouts, builder incentives, and warranties that protect your investment. But you need to know how to leverage your VA loan in the builder environment.

First, understand that builders often have preferred lenders, but you're not required to use them. Your VA loan is fully portable, and working with a VA-savvy lender who understands appraisal requirements can save you thousands.

Second, negotiate builder incentives. In a balanced market with 6.04 months of inventory, builders are motivated.

Ask for closing cost assistance, rate buydowns, or upgraded appliances, these perks can offset the VA funding fee or reduce your monthly payment.

Third, work with a Realtor who represents your interests, not the builder's. Even though purchasing a new build doesn't always require a Realtor, having someone by your side who understands VA appraisals, construction timelines, and contract language makes the process smoother.

One Sharp Realty Group client said: "Purchasing a new build doesn't usually require a realtor, however, we are super grateful we had him by our side. He made it smooth and had all the best point of contacts we needed along the way".

Final Thoughts: Your Mission, Should You Choose to Accept It

What veterans need to know about San Antonio's changing construction landscape boils down to this: the city is investing billions in infrastructure, JBSA is expanding, and your VA loan gives you a competitive edge in a market where inventory is growing but construction starts are slowing.

The fundamentals are solid. The opportunities are real.

But timing and strategy matter.

If you're PCS'ing to San Antonio or looking to put down roots near JBSA, this is your moment. Work with someone who's been in your boots, understands the VA process, and has the local network to make your move seamless.

Because at the end of the day, homeownership isn't just about four walls and a roof, it's about building wealth, stability, and a place your family can thrive while you serve.

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Frequently Asked Questions

How is JBSA infrastructure impacting San Antonio's housing market?

JBSA infrastructure modernization represents one of the largest military construction initiatives in Texas, with projects extending through 2026 and beyond. Construction of Airman Training Complex #8 at JBSA-Lackland is part of a multi-year program to house and train nearly 40,000 trainees annually.

JBSA's economic impact grew from $27.7 billion in 2011 to $55 billion in 2023, sustaining housing demand in base-adjacent neighborhoods and supporting long-term property values for military families.

What is the current San Antonio housing market outlook for veterans in 2025?

San Antonio's October 2025 housing market showed 2,639 home sales with an average price of $377,040 and median price of $305,000. Active listings increased 16% year-over-year to 16,823 homes, with months of inventory at 6.04, signaling a balanced market.

For veterans, the 2025 Bexar County VA loan limit of $806,500 makes most homes fully financeable with zero down payment, providing significant purchasing power.

Where are the best new construction neighborhoods for military families?

Top new construction neighborhoods for military families include Alamo Ranch, Cibolo, Schertz, Stone Oak, Potranco West, and Cibolo Canyons. These communities offer modern home designs, energy-efficient features, builder incentives, and proximity to JBSA installations.

Stone Oak provides upscale options ($325K to $500K) with strong schools and 20- to 30-minute commutes to Fort Sam Houston.

How do VA loan benefits help in San Antonio's changing market?

VA loans offer zero down payment financing with the 2025 Bexar County loan limit at $806,500, competitive interest rates, and no private mortgage insurance. While conventional buyers need 5% to 20% down (tens of thousands of dollars), VA buyers can finance 100% of home value.

With 92% of San Antonio homes selling close to original list price and inventory expanding, veterans have negotiating power in a balanced market.