JBSA Off Base Housing - Your Military Relocation Specialist in San Antonio

On-base housing has its perks, but off-base housing gives you freedom, value, and choice that many military families prefer. Here's why going off base is often the smarter move in 2025:

Maximize Your BAH (Basic Allowance for Housing)

Keep Your Allowance Difference: If your rent or mortgage is less than your BAH, you keep the extra – money in your pocket every month. Live under your means and save or invest the surplus!

Build Equity, Not Just Pay Rent: BAH isn't just for landlords. Use it to pay your own mortgage with a VA loan, and you're building equity for your family's future instead of giving that money away in rent.

More Options in Your Price Range: Off base, you can shop around. Whether your BAH is $1,800 or $2,400, there are homes in San Antonio to fit your budget – from affordable starter homes to larger new builds.

For 2025, BAH for JBSA ranges roughly from $1,791 for junior enlisted up to $2,505 for senior officers, so you have significant house-hunting power.

Family Freedom & Space

Choose Your Community: Off base, you decide where to live – whether it's a quiet suburb with great schools or a buzzy area with shops and dining. You're not limited to where base housing is located or waiting on a list.

More Home for Your Money: Enjoy a bigger yard for the kids and pets, a two-car garage, or that extra bedroom. The average off-base home around JBSA is ~2,300 sq. ft. with 3-4 bedrooms – plenty of room compared to many on-base units.

No Waitlists or Inspections Hassles: Say goodbye to housing waitlists and base inspections. Off-base, you move in on your schedule – it's your home, your rules.

Community & Quality of Life

Integrate into San Antonio Life: Experience the authentic San Antonio culture. Off-base neighborhoods let you mingle with civilians, find favorite local restaurants, and truly enjoy "Military City USA" beyond the gate.

From weekend BBQs with neighbors to exploring the River Walk downtown, you'll feel at home in the broader community.

School District Choices: Off base, you can access top-rated school districts for your kids. For example, Alamo Heights ISD (serving areas near Fort Sam) earned a "B" rating (87) in 2025, one of the best in the area.

These districts boast high college readiness and military family support programs. By choosing off-base housing, you're not limited to on-base schools – you can opt for academics that fit your child's needs.

Normalcy & Stability: Living in a civilian community can bring a sense of normalcy. Your family can build friendships beyond the military circle, and you'll have neighbors who aren't rotating out every two years.

Bottom line: Off-base housing gives you control – over your finances, your lifestyle, and your family's future. And I'm here to ensure you capitalize on every advantage.

One of the first questions I get is: "Will my BAH cover living off base in San Antonio?" The answer is yes – comfortably, in most cases.

JBSA 2025 BAH Overview: San Antonio's BAH is actually quite generous. For 2025, JBSA BAH for enlisted ranges from about $1,791 (E-1 through E-4 with dependents) up to $2,208+ (E-9).

For officers, it ranges roughly $1,968 (O-1 with dependents) up to $2,487 (O-6), and higher for general officers. Importantly, members with dependents get ~23% higher BAH than single members.

How Far Does Your BAH Go? Pretty far in San Antonio's housing market. For example, an E-5 with dependents gets about $1,935/month.

The average rent for a 3-bedroom house in San Antonio is around $1,731/month, and a 4-bedroom around $2,041. That means an E-5's BAH can fully cover a typical 3-bed rental.

Many of my clients use BAH to buy homes with a VA loan. For example, $2,000/month BAH can translate to roughly a $300,000 home purchase.

Instead of pouring BAH into rent, you could be building equity in a home that you can later sell or keep as a rental.

BAH vs. On-Base Housing: If you opt for on-base housing, you'll essentially sign over your entire BAH to the privatized housing company. Off base, if you find a place under your allowance, you keep the remainder.

For instance, if your BAH is $2,100 and your mortgage is $1,800, you pocket that extra $300 difference. That's gas, groceries, or savings for your family.

PCS moves can feel chaotic, so I've created a proven process:

Virtual PCS House Hunting: Are you still overseas or at your current duty station? I provide comprehensive virtual home tours at no cost.

Live video walk-throughs of homes, neighborhood drive-through videos, even "commute videos." You'll also get detailed neighborhood recon reports and school comparisons.

VA Loan Mastery: We'll get you pre-approved in 24-48 hours with a VA specialist. We coach you on zero-down strategies, how to structure your offer so the seller covers closing costs, and how to spot VA assumable deals.

PCS-Out Home Sale Support: If you need to leave JBSA in a few years, we've got your six. We offer rapid listing prep and Property Management networks if you choose to keep the home as a rental.

BAH Optimization Analysis: We run a BAH Optimization Calculator for you. It factors in your BAH, potential mortgage, local property taxes, insurance, and utilities.

We present a clear picture of "rent vs. buy" in your situation so you can make the best financial call.

Finding the perfect neighborhood is crucial for your family's comfort and your daily commute. Each JBSA installation is in a different part of San Antonio, so let's break down where to live near each base.

Near JBSA-Fort Sam Houston (Central SA)

Fort Sam Houston is just north of downtown SA, in an area with a mix of historic charm and suburban pockets.

Alamo Heights & Terrell Hills (5-10 min): Upscale, leafy neighborhoods right next to Fort Sam. Beautiful historic homes, mature trees, and an A+ school district.

These areas are pricier (homes often $600K+), but you get top-notch schools and a quick commute. Ideal for senior officers or medical staff who want an elegant community feel.

Windcrest & Converse (5-15 min): Affordable, established neighborhoods east of Fort Sam. You'll find mid-century homes with character and large yards.

Prices are more modest here – great for E-4 to E-6 families watching the budget. You're close to Randolph Highway and I-35 for easy access.

Schertz, Cibolo & Universal City (15-20 min): These family-friendly suburbs lie northeast of Fort Sam. Top-rated SCUC-ISD schools, lots of newer construction homes, community parks, and a strong military community vibe.

Many military families choose this area for the bang-for-buck: you can get a newer 4-bedroom in the $300K-$400K range here, which is within BAH for many mid-level ranks.

Near JBSA-Lackland AFB (West/Southwest SA)

Lackland AFB is on San Antonio's southwest side. Off-base housing here ranges from urban-adjacent neighborhoods to expanding suburbs.

Alamo Ranch & Westover Hills (20-25 min): A booming master-planned community area northwest of Lackland. Think newer homes (built 2010+), plenty of shopping, and highly rated Northside ISD schools.

It's very popular with mid to senior enlisted who want a newer home and are okay with a slightly longer commute in exchange for suburban amenities.

Leon Valley & Helotes (15-20 min): These areas offer a bit of Hill Country charm while still being close enough to Lackland. You'll find rolling terrain, established subdivisions, and even acreage properties near Helotes.

Home values trend higher ($350K-$500K+) because of the desirable schools and scenery. This is a favorite for senior NCOs and officers who want a quieter, family-oriented environment with great resale value.

Southwest San Antonio (10-15 min): Communities like Stonewater and Canyon Crossing offer newer housing developments very close to Lackland's gates. These neighborhoods are more affordable – you can find 3-4 bedroom homes in the mid $200Ks here.

If you want a short drive to base and a brand-new home, this is a great place to look.

Near JBSA-Randolph AFB (Northeast SA)

Randolph AFB sits on the far northeast side in Universal City. This area is known for its strong community ties and top schools.

Universal City & Live Oak (5-10 min): Universal City is literally adjacent to Randolph – you can't get much closer off base! It and nearby Live Oak have a cozy, small-town feel with the convenience of being near The Forum shopping center.

Prices are moderate ($250K-$350K for a nice family home), making it great for ranks like E-5 to O-3.

Schertz & Cibolo (5-15 min): These two are extremely popular for Randolph folks. Schertz/Cibolo border Randolph to the northeast, meaning super quick commutes.

They have top-notch schools (SCUC-ISD) and many new developments. It's very common that if you work at Randolph, you end up buying in Schertz or Cibolo.

One huge perk you have as a military homebuyer is the VA Home Loan benefit. Here's how we leverage the VA loan to save you money:

$0 Down Payment: With a VA loan, you can put 0% down and still get a great rate. This means you don't need tens of thousands saved to buy a home.

No PMI Saves Hundreds: Unlike FHA or conventional loans, VA loans don't charge monthly mortgage insurance. PMI can add $150-$300 to a typical San Antonio house payment – you skip that entirely.

Lower Interest Rates: VA loans often have lower interest rates than conventional mortgages because they're backed by the government. Even in 2025's rate environment, that lower rate saves you interest every month.

VA Funding Fee Offset: The VA does charge a funding fee (around 2.15% for first-time use with 0 down), but we often negotiate for the seller to cover this in closing costs. Also, if you have any VA disability rating, you may be exempt from the funding fee entirely.

Use Your VA Loan Repeatedly: Remember, it's not a one-and-done. You can use VA loans repeatedly, and even have two VA loans at once in some cases if relocating.

VA Assumable Loans: Some sellers have older VA loans at 3% that they can allow you to assume. I actively search for these deals – it can save you hundreds per month on payments.

In short, my job is to ensure you use every benefit you've earned. Whether it's through a VA loan, Texas veteran programs, or smart negotiating, I've got you covered.