New Construction Near Randolph AFB with a VA Loan
You got orders to Randolph. You have never been to San Antonio. Here is every new-construction area around the base, sorted by how long it takes to get to the main gate — because that's the only variable you'll feel every single morning.
I'm Anthony Sharp. Air Force veteran, broker at Sharp Realty Group, Military Relocation Professional, and I live in Cibolo about twelve minutes from the Randolph gate. I sit on Cibolo's Planning & Zoning board, which means I read the plats before the signs go in the ground. I have VA buyers in new construction under contract right now.
Most agents will hand you a map of San Antonio. San Antonio is huge and most of it is irrelevant to you. Randolph sits on the northeast side, tucked between Universal City, Schertz, Converse, and Live Oak, and the practical universe of new construction for a Randolph assignment is a handful of cities on that corner of the metro. That's what this page covers.
PCSing on a short timeline?
Report date inside 90 days? Send me your date and I'll send back this week's VA-eligible, move-in-ready homes near Randolph — finished inventory only, with the ones that can actually close on your timeline flagged.
Get this week's VA-eligible move-in-ready list
What's available, and how far out it sits
I'm not going to hand you drive times I haven't driven. Traffic on I-35 and FM 78 does what it wants, and the gate line at 0700 is its own separate animal on top of it. What I do instead: I make every buyer drive their actual commute at their actual report time, and I ride it with them. The table below is ordered roughly from the areas closest to the base outward, so you can see the trade before we ever get in the truck.
| Area | New construction available | Starting range (Sept 2026) |
|---|---|---|
| Universal City | Very limited — one active community | High $480s |
| Schertz | Deep — 15+ active communities | Upper $250s to high $680s |
| Selma / Live Oak | Very limited | Upper $390s |
| Cibolo | Deep — 12 active communities | Mid $270s to $600K |
| Converse | Deepest and cheapest — 20+ communities | Mid $130s to low $310s |
Read that table as a trade curve, not a ranking. The closer you get to the gate, the thinner and more expensive the new-construction supply gets. The farther out you go, the more house you buy for the money and the more mornings you spend in traffic. There is no correct answer. There's only your tolerance, and I'd rather you pick it on purpose than by accident.
Universal City — closest, almost nothing new
Universal City is the town Randolph's main gate opens onto, and it's essentially built out. NewHomeSource shows one active new-construction community with a Universal City address as of September 2026: Cibolo Crossing by Beazer Homes, from $489,231.
That's the whole list. If your heart is set on new construction and a five-minute commute, that's your community, and you should expect it to move fast. Everything else in Universal City is resale, and honestly a lot of it is good — solid 1970s through 1990s inventory near the gate, and a VA loan works on those too.
Schertz — the deepest supply closest to the fence
Schertz borders the installation and has the most active new construction of any city that close. As of September 2026 NewHomeSource lists communities including:
- Saddlebrook Ranch — Starlight Homes from $259,990, Ashton Woods from $328,590
- The Crossvine — Chesmar from $339,800, DRB Homes from $359,990, Highland Homes from $442,990
- Carmel Ranch — Meritage from $349,990
- The Parklands — Perry Homes 40'/50' from $400,900, 60' from $473,900; Parklands Estates by Beazer from $427,990
- Homestead — Highland Homes from $449,990, Perry 55' from $510,900, Century Communities from $539,990, Perry 65' from $588,900
- Toll Brothers at Windborne from $580,995, Windborne 100' by Perry from $685,900
- Hallie's Cove — Highland Homes from $649,990
One correction worth making, because it trips people up on every relocation forum: The Crossvine is in Schertz, not Cibolo. Schertz 78154. Get the city right before you compare taxes or school boundaries.
Schertz has one variable no other city on this list has to the same degree: parts of it sit inside Randolph's published AICUZ noise contours. That's not a dealbreaker for most military buyers, but it's a thing to know before you sign, not after. I break it down in detail on the Schertz VA new-construction page.
Cibolo — where I live, and where a lot of Randolph families land
Cibolo sits just past Schertz, roughly 10–15 minutes from the gate, and it's carrying a dozen active new-construction communities as of September 2026 — from Grace Valley by Lennar in the mid $270s up through Mesa Western by Chesmar around $600K, with Meritage, Beazer, Highland, Perry, Chesmar, and Scott Felder all building in between.
I live here. I sit on the P&Z board here. That means when you ask me what's going in behind that greenbelt lot, I actually know, and I'll tell you even when the answer costs the builder a sale. The full breakdown with every community and price is on the Cibolo VA new-construction page, and there's a neighborhood overview on my Cibolo area page.
Selma and Live Oak — small, close, thin on new builds
Both are compact cities wedged between I-35 and Loop 1604, close to the gate and close to the retail on the corridor. Neither has much new construction left.
NewHomeSource shows no communities with a Selma address as of September 2026 — searches for Selma return Schertz and Seguin communities instead. Live Oak shows one: Skybrooke by View Homes, from $398,990.
If you want Selma or Live Oak specifically, we're shopping resale, and there's decent resale there. Don't let a new-construction fixation push you into a longer commute than you need.
Converse — the most house per dollar, the longest drive
Converse sits southeast of the base and it's where the volume builders have gone. As of September 2026 NewHomeSource lists more than twenty active communities there, and the entry pricing is unlike anything closer in:
- Flora Meadows (Lennar) from $135,999 in the Dream Collection, $170,099 in Wellton
- Rose Valley (Lennar) — collections from $175,599 to $241,499
- Knox Ridge (KB Home) from $194,995, Punta Verde (KB Home) from $208,995
- Savannah Place — Lennar from $196,999, LGI from $245,900
- Vista Real (Centex) from $205,990
- Randolph Crossing (Lennar) — from $209,999 to $232,249
- Paloma Park (M/I Homes) from $256,990, Katzer Ranch (Legend Homes) from $252,990
- Prairie Green (DRB) from $279,990, Catalina (Meritage) from $304,990, Hightop Ridge (LGI) from $304,900, Horizon Pointe (Davidson) from $309,990
For an E-5 or a young officer trying to stay inside BAH with zero down, Converse is frequently the honest answer. The trade is the drive, and on the southeast side that drive is more variable than the numbers suggest. Drive it at 0630 before you decide.
How the VA loan works on any of these
Same mechanics regardless of which city you pick. You're using a standard VA purchase loan on a builder's finished inventory home, or on a to-be-built home the builder finances during construction and you close on at completion. Not a VA construction loan — those exist and almost nobody closes one.
$0 down on the full price. No monthly mortgage insurance. VA appraisal and warranty protections on the finished house. And in most of these communities, several thousand dollars in builder-paid closing costs if you use their preferred lender.
On that last point: get the in-house quote and an outside VA lender quote side by side and compare total cost over the years you'll actually own the house, not the incentive headline. Sometimes in-house wins. Sometimes it doesn't. Talk to your lender — I don't quote rates.
Two things I tell every Randolph buyer
The model home rep works for the builder. Not a knock, just the org chart. Unrepresented buyers leave incentives on the table, take design-center pricing at face value, sign delay clauses they didn't read, and skip inspections because the house is new. My representation costs you nothing — the builder pays it, and the price doesn't drop if you show up alone.
Inspect it anyway. I order independent inspections at pre-drywall and again before closing on every new build. Every report finds something. The point is finding it while the builder still has to fix it.
Neighborhood-by-neighborhood drive times and schools are in my Randolph & Fort Sam neighborhood guide.
If your orders are actually to Fort Sam rather than Randolph, the geography shifts and I built a separate page for new construction near Fort Sam Houston. And if you want the wider PCS picture — BAH, timelines, what to do first — start at my military PCS overview.
FAQ
What's the closest new construction to Randolph AFB? Universal City and Schertz. Universal City has one active new-construction community as of September 2026, Cibolo Crossing by Beazer from $489,231. Schertz, which borders the installation, has more than fifteen active communities across a wide price range.
Where is the cheapest new construction near Randolph AFB? Converse. As of September 2026 NewHomeSource shows Lennar's Flora Meadows Dream Collection starting at $135,999 and multiple other Converse communities under $250,000. The trade-off is a longer and more variable drive to the gate.
Can I use a VA loan on new construction near Randolph? Yes. A standard VA purchase loan works on builder inventory and to-be-built homes throughout the Randolph area, with $0 down and no PMI, the same as on a resale.
How far is Cibolo from Randolph AFB? Roughly 10 to 15 minutes to the main gate depending on where in Cibolo you are and when you drive. Gate wait time at shift change is separate and should be budgeted on top.
Is there new construction in Selma or Live Oak? Very little. As of September 2026 NewHomeSource lists no communities with a Selma address and one in Live Oak, Skybrooke by View Homes from $398,990. Both cities have resale inventory that works with a VA loan.
Should I worry about aircraft noise near Randolph? Portions of the surrounding cities fall inside Randolph's published AICUZ noise contours. Check the position of the specific community and phase, and visit the lot on a weekday morning when the training pattern is active.
Do builders near Randolph accept VA loans? Yes. Lennar, Perry Homes, Highland Homes, Beazer, Meritage, Chesmar, KB Home, M/I Homes, DRB Homes, Centex, LGI, Ashton Woods, Starlight, Davidson, Legend, Century Communities, and Toll Brothers all have active communities in the Randolph area and all accept VA financing.
Can I buy near Randolph before I arrive? Yes. Video walk-throughs, digital documents, and remote closings are routine here. The first question to answer is what your report date allows: finished inventory, or a to-be-built home.
About Anthony Sharp
I'm Anthony Sharp, broker/owner of Sharp Realty Group, brokered by Real Broker LLC. Air Force veteran. Military Relocation Professional (MRP). I live in Cibolo and serve on the City of Cibolo Planning & Zoning board, so I read the plats and zoning cases shaping this corridor every month — before the signs go up.
I've published 230+ videos on my “Sharp Moves” YouTube channel answering the questions buyers actually search at 2300 the night orders drop. I've been recognized on Platinum Top 50 San Antonio and hold 63 five-star Google reviews. Right now I have VA new-construction buyers under contract in Cibolo.
PCSing in, PCSing out, or moving across town — call 210-997-0763 or book a 15-minute call.
Anthony Sharp · Sharp Realty Group · Brokered by Real Broker LLC · Air Force Veteran · Military Relocation Professional (MRP) · TREC License #734794 · Serving Cibolo, Schertz, Selma, Universal City & Converse, TX
Last updated: September 7, 2026