New Construction in Schertz, TX with a VA Loan
Schertz shares a fence line with Randolph. That's the whole reason this page exists — the closest new construction to the base is here, and your VA loan buys it with $0 down and no PMI.
I'm Anthony Sharp. Air Force veteran, broker at Sharp Realty Group, and I live one city over in Cibolo, where I sit on the Planning & Zoning board. I drive Schertz constantly — I have a listing there right now — and I have VA buyers under contract in new construction as I write this.
Schertz is not Cibolo with a different sign. It's bigger, it's older in parts, it stretches across three ZIP codes and two counties, and one edge of it sits directly under Randolph's flight pattern. That last part matters more than any granite upgrade you'll be shown, and almost nobody brings it up. I will.
The Randolph noise contours: ask before you sign
Randolph runs a pilot training mission. Training means repetition, and repetition means the pattern gets flown over the same ground, over and over, most weekdays.
The Air Force publishes an AICUZ study (Air Installation Compatible Use Zone) that maps noise contours and accident potential zones around the field. Parts of Schertz fall inside those contours. Parts don't. The difference between two communities four miles apart can be the difference between hearing a T-38 as background texture and hearing it as a conversation-stopper on your back patio.
Here's my honest read after years of this: a lot of military buyers genuinely do not care. Some love it. Others get eighteen months in and realize their spouse works nights and cannot sleep. You don't know which one you are until you stand on the lot.
So the rule I give every Schertz buyer:
- Ask me to check where the specific community and phase falls relative to the published contours before you write an offer.
- Stand on the actual lot on a weekday, mid-morning, when the pattern is active. Not Sunday at 4pm when the field is quiet.
- If you're buying to-be-built and can pick, know that lot selection inside the same community can move you a meaningful distance either way.
Sellers aren't hiding anything sinister here. Most builder reps simply don't have the AICUZ map memorized. I'd rather you hear it from me now than discover it at your first 0700 launch. Ask me and we'll look at the Air Force's own published study together rather than a third-party map.
PCSing on a short timeline?
Report date inside 90 days? I'll send you this week's VA-eligible, move-in-ready inventory in Schertz — finished or near-finished homes only, with the ones that can close on your timeline flagged.
Get this week's VA-eligible move-in-ready list
Where new construction is actually happening in Schertz
Starting prices below are from NewHomeSource as of September 2026. Treat them as a floor, not a quote — they move monthly, and the base price is rarely the number you close at once you add a lot premium and finishes.
I rank the five communities I'm actually touring this year in my 2026 Schertz & Cibolo community guide.
Under $350K
- Saddlebrook Ranch — Starlight Homes from $259,990, Ashton Woods from $328,590 (78154). Two builders, one community, two very different products. Walk both before you decide.
- The Crossvine — Chesmar from $339,800 (78154).
- Carmel Ranch — Meritage from $349,990 (78154).
$350K to $500K
- The Crossvine — DRB Homes from $359,990 (78154).
- The Parklands 40'/50' — Perry Homes from $400,900 (78124).
- Parklands Estates — Beazer from $427,990 (78124).
- The Crossvine — Highland Homes from $442,990 (78154).
- Homestead — Highland Homes from $449,990 (78108).
- The Parklands 60' — Perry Homes from $473,900 (78124).
$500K and up
- Homestead 55' — Perry Homes from $510,900 (78108).
- Homestead — Century Communities from $539,990 (78108).
- Toll Brothers at Windborne — from $580,995 (78154).
- Homestead 65' — Perry Homes from $588,900 (78108).
- Hallie's Cove — Highland Homes from $649,990 (78154).
- Windborne 100' — Perry Homes from $685,900 (78154).
Two notes on that list, because they come up every week.
The Crossvine is in Schertz. It gets called a Cibolo community constantly, including by people who should know better. It's a Schertz 78154 address with three builders currently selling in it. If you're comparing Cibolo and Schertz on schools, taxes, or city services, get the city right first — it changes the answer.
Homestead and The Parklands sit in different ZIPs than most of Schertz. Homestead carries a 78108 address, The Parklands a 78124. Same city, different corners, different drive times, different school attendance boundaries. Confirm the attendance zone with the district directly before you fall for a floor plan — builder marketing gets this wrong more often than you'd like. I confirm the zone for the specific phase with the district before we write.
Rhine Valley shows up in a lot of older Schertz search results. NewHomeSource now lists it as no longer available on their platform as of September 2026, so treat any listing you find there as resale or a builder closeout rather than an active new-construction community.
How the VA loan actually works on a Schertz new build
You are almost certainly not using a VA construction loan. Those exist; almost nobody closes one. What you're using is a standard VA purchase loan on either a builder's finished inventory home or a to-be-built home the builder finances during construction, with you closing when it's complete.
That gets you $0 down on the full price, no monthly mortgage insurance, and the VA's appraisal and warranty protections on the finished house.
Two Schertz-specific things to run past your lender before you write anything.
Builder incentives are tied to the preferred lender. The closing-cost money on the table in most of these communities only shows up if you finance in-house. That can be worth real money. It can also come with a rate that costs you more over five years than the incentive saved you at the table. Get both quotes side by side and let the numbers decide. Talk to your lender — I don't quote rates and neither should any agent.
Property tax and MUD/PID assessments vary inside Schertz. Some newer phases carry additional district assessments on top of the city and school rate. Your monthly payment is the number that matters to a VA underwriter, and an assessment can move it. Ask for the full tax rate breakdown for the specific phase, in writing, before you go under contract.
The model home rep is not on your side
They're pleasant, they're knowledgeable, and they are paid by the builder. That's not a criticism, it's an org chart.
What unrepresented buyers hand over, in the order I see it most:
- Incentives that were available but never offered, because nobody asked.
- Design center markups that go unchallenged.
- Contract terms — delay clauses, escalation language, earnest money treatment — that read as standard and are not.
- Skipped inspections, because "it's brand new."
That last one costs the most. I put an independent inspector on every new build I represent, at pre-drywall and again before closing. I have never had a report come back clean. Not once. Framing, HVAC, drainage, missing fire blocking — the point is catching it while the builder is still contractually obligated to fix it.
My representation costs you nothing. The builder pays it out of a budget already priced into the home, and the price does not drop if you walk in alone. You just lose the person arguing on your side.
Buying Schertz from out of state
Half my PCS buyers never set foot in Texas before move-in week. Video walk-throughs of the lot and the phase, honest commute footage, digital docs, remote close. That's the normal process in this niche, not a favor.
What I'll tell you straight: if your report date is under 60 days, we're shopping finished inventory, full stop. Between 60 days and six months, it depends on the community and how far along the standing inventory is. Past six months, to-be-built opens up and you get lot choice, which in Schertz is worth more than usual for the reason at the top of this page.
Already own in Schertz and orders just dropped? The other side of this move is on my sell my house in Schertz page — cash-offer math, current numbers, and how to close from your next duty station.
If Schertz doesn't fit, Cibolo next door might — I live there and wrote the Cibolo new-construction VA page the same way. And if you're base-first rather than city-first, start with new construction near Randolph AFB, which sorts everything by drive time to the main gate.
FAQ
Can I use a VA loan on new construction in Schertz, TX? Yes. A standard VA purchase loan works on builder inventory homes and to-be-built homes from production builders in Schertz. $0 down and no PMI apply exactly as they would on a resale.
Which builders are selling new homes in Schertz right now? As of September 2026, NewHomeSource shows Perry Homes, Highland Homes, Beazer, Chesmar, Meritage, DRB Homes, Ashton Woods, Starlight Homes, Century Communities, and Toll Brothers with active Schertz communities. All of them take VA financing.
Is The Crossvine in Schertz or Cibolo? Schertz. The Crossvine carries a Schertz 78154 address, with DRB Homes, Chesmar, and Highland Homes currently selling there as of September 2026. It gets miscategorized as Cibolo constantly.
How close is Schertz to Randolph AFB? Schertz borders the installation, and it's the closest city with active new construction to the Randolph main gate. Exact drive time depends on which part of Schertz you're in, which gate you use, and what time you leave — I'd rather drive your actual route with you at your report time than hand you a number off a map.
Does aircraft noise affect Schertz neighborhoods? Some parts of Schertz fall within Randolph's published AICUZ noise contours and some don't. Ask for the contour position of the specific community and phase, and stand on the lot on a weekday morning when the pattern is active before you commit.
Do I have to use the builder's lender to get the incentive? Usually the closing-cost incentive is conditional on financing in-house. That's legal and common. Compare the in-house offer against an outside VA lender on total cost, not just the incentive headline, and talk to your lender before you sign.
Should I get an inspection on a brand-new house? Yes, every time, at pre-drywall and again before closing. New homes have defects. The advantage of catching them early is that the builder is still obligated to fix them.
Can I buy in Schertz before I arrive for my PCS? Yes. Video tours, digital documents, and remote closings are routine for military buyers here. I'll give you a straight read on what your report date allows: an inventory home, or a build.
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