PCS to Fort Sam Houston Guide 2025

Moving to a new base can feel overwhelming. But San Antonio earns its nickname "Military City USA" for a reason.

 

You're about to join a community that deeply values its service members. The cost of living is about 14% lower than the national average. And you'll have abundant amenities both on and off base.

 

Real Experience That Matters

 

After 9 years on active duty and multiple PCS moves, I know the pressure you're under. Tight timelines. Mountains of paperwork. The uncertainty of moving without ever having visited.

 

I've felt that stress. Now I use that experience to guide others through their military relocation to Fort Sam Houston.

 

Local Expertise You Can Trust

 

As a Realtor deeply familiar with Fort Sam, I stay on top of San Antonio's market. The median home price is around $315,000 as of mid-2025, up a modest 2% year-over-year. The market has stabilized, giving buyers more breathing room.

 

I combine market knowledge with veteran-specific expertise. VA loans. Base commuting patterns. BAH optimization. You get a one-stop resource.

 

"He goes above and beyond for clients and creates an incredibly smooth experience," Sarah says. In fact, 100% of my past clients say they would hire me again.

One of the biggest questions when moving to Fort Sam Houston is whether to live on-base or off-base.

 

On-Base Military Housing

 

Fort Sam's on-post housing is managed by Lincoln Military Housing. There are about 925 homes across 8 neighborhoods, ranging from duplexes to single-family homes.

 

Key Features:

- Convenience: Minutes from your unit. Close to commissary, PX, gym, and hospital.

- Cost: Uses your full BAH as rent. No separate utility bill for basic usage.

- Community: Surrounded by military families who understand the lifestyle.

- Schools: Fort Sam Houston ISD runs an elementary and Robert G. Cole Middle/High right on base.

 

Things to Consider:

 

Housing is allocated by rank and family size. Peak PCS season means waitlists. Apply as soon as you have orders.

 

On-base life has rules. Yard maintenance requirements. Dog breed restrictions. Permission needed for home businesses.

 

Off-Base Housing: Best Neighborhoods

 

Many families choose off-base living. San Antonio's cost of living is military-friendly, and there's wide variety within commuting distance.

 

1. Alamo Heights & Terrell Hills (5-10 min commute)

 

Upscale, established, top-notch schools. Beautiful historic homes with mature trees. Highly acclaimed Alamo Heights ISD.

 

Expect higher prices – median homes $600K and up. But you get safety, prestige, and walkability.

 

2. Windcrest & Converse (10-15 min commute)

 

Affordable, family-friendly suburbs. Northeast of Fort Sam.

 

Find 1960s-70s ranch homes on large lots, often $250K-$350K. Perfect for junior enlisted families or anyone maximizing BAH. Decent schools via Northeast ISD.

 

3. Schertz, Cibolo & Universal City (20 min commute)

 

"Drive a little, save a lot." Known for top-rated SCUC-ISD schools and newer construction.

 

Mid-$300Ks buys a 4-bed, 2500 sq.ft. newer house. Great family environment with community pools and parks.

 

4. Stone Oak & Hollywood Park (20-25 min commute)

 

Highly desirable Northside suburbs. Excellent North East ISD schools like Reagan High.

 

Newer homes (2000s+) from mid-$300Ks up to $800K+. Popular with senior officers and those wanting suburban amenities.

 

5. Downtown & Pearl District (5-15 min commute)

 

Urban living for singles or couples. Cool apartments, lofts, and bungalows.

 

Live at the Pearl with restaurants and farmer's market at your doorstep. Be on base in 10 minutes.

 

Higher rents per square foot, but if you love city life, San Antonio offers plenty beyond typical military suburbs.

 

Market Snapshot:

 

The median San Antonio home price is about $320K. Housing costs remain ~24% lower than the national average. Your BAH generally goes far here.

 

Many families buy with their VA loan, live here 3-4 years, then keep it as a rental when they PCS. Others rent for flexibility. Both work great.

 

JBSA-Fort Sam Houston offers a full suite of facilities:

 

Commissary: Full grocery store with 20-30% savings thanks to tax-free shopping. Now offers Click2Go curbside pickup.

 

Base Exchange (PX): Large Main Exchange with retail goods, electronics, clothing, and more. Open 7 days a week.

 

Brooke Army Medical Center (BAMC): World-class military hospital. The Army's only Level I Trauma Center. Top-notch medical care at your doorstep.

 

Fitness & Recreation: Multiple fitness centers, including the flagship Jimmy Brought Fitness Center. Indoor pool, basketball courts, group classes. Fort Sam Houston Golf Course offers 36 holes.

 

MWR & Family Services: Outdoor Recreation Center. Auto Hobby Shop. Bowling Alley. Youth centers. Riding Stables. Plenty of activities for everyone.

 

Daily Conveniences: Dining facilities. Post Office. Bank branches (Armed Forces Bank, Navy Federal). Vet Clinic. Chapels. USO and Soldier & Family Readiness Center.

 

Historic Spots: Visit the Fort Sam Houston Quadrangle – dating to the 1870s with free-roaming deer and peacocks. The Fort Sam Houston Museum offers local military history.

 

Fort Sam amenities are extensive. But part of the appeal is that you're right in San Antonio, giving you the whole city's resources too.

A PCS checklist for Fort Sam Houston keeps you mission-focused. Here's your proven game plan:

 

90 Days Out: Foundation Phase

 

Review Your Orders & Entitlements

Contact your Transportation Management Office (TMO) to schedule household goods shipment. Review your entitlements on Military OneSource.

 

Request a Sponsor

A PCS sponsor at Fort Sam Houston provides base-specific info and eases your arrival.

 

Research Military Housing

Decide if you'll live on-base or off-base. Check current BAH rates for Fort Sam Houston.

 

For 2025, BAH ranges from $1,791/month for junior enlisted (E-1 to E-4 with dependents) up to $2,466 for senior officers. An E-5 with dependents gets around $1,935. An O-3 gets about $2,187 per month.

 

Start VA Loan Pre-Approval

If buying, get pre-approved early. I can connect you to VA-savvy lenders who understand military timelines.

 

San Antonio is very accustomed to VA buyers. Using your VA loan benefit here is straightforward.

 

Begin House-Hunting

Start browsing listings to feel out the market. Plan a house-hunting trip if possible. The best homes in top school districts get snapped up quickly during peak PCS season (May–August).

 

60 Days Out: Action Phase

 

Finalize Housing Decision

If choosing on-base housing, ensure your application is in. Waitlists can be unpredictable.

 

If living off-base, this is go-time. I often do video walk-throughs for families who can't be here in person.

 

Buying?

You should be fully pre-approved. We'll start showings and make an offer when we find the right home.

 

Renting?

Apply to your top choice. Many San Antonio landlords are familiar with military renters. Have your orders ready.

 

Try to time your lease start a week or two before you report. This gives you cushion to settle in.

 

Arrange Movers & Travel

Schedule your household goods pack-out. Book temporary lodging. Fort Sam's on-post lodging fills up, so book early.

 

School and Childcare Prep

Transfer school records. Research enrollment requirements. Get on waitlists for childcare if needed.

 

Fort Sam Houston Independent School District requires copies of orders and immunization records.

 

30 Days Out: Execution Phase

 

Confirm Everything

Reconfirm all important dates. Packers. Movers. Travel tickets. A quick call prevents nasty surprises.

 

Final Out-Processing

Complete all clearance tasks at your current unit. Carry critical documents with you – don't pack them with movers.

 

Utilities and Address Changes

Schedule turn-off/turn-on dates. Set up mail forwarding.

 

Pack Last-Minute Kits

Pack a "first 2 days" box. Bedding. Basic kitchen items. Toiletries. Kids' favorite toys. Keep uniforms accessible.

 

Report & In-Processing

Upon arrival, you'll in-process at the Welcome Center (Building 2263). Schedule a base tour. Orient yourself to key locations.

 

Fort Sam is historic – you might spot famous deer roaming the Quadrangle!

 

By following this timeline, you transform a daunting move into manageable tasks. And remember – you're not alone. I'm here to help at every step.

The VA Home Loan is one of your greatest earned benefits. As a military-friendly Realtor and VA loan specialist, I ensure you maximize this benefit.

 

VA Loan 101 – Key Benefits

 

- Zero Down Payment: Buy with 0% down. Finance 100% of the purchase price.

 

- No Private Mortgage Insurance (PMI): Save hundreds per month compared to conventional loans.

 

- Competitive Interest Rates: VA loans often run 0.25-0.5% lower than conventional rates.

 

- Flexible Credit Requirements: More forgiving on credit scores and debt-to-income ratio.

 

- No Loan Limits with Full Entitlement: The 2025 VA loan limit for zero-down in Bexar County is around $726,200. For most homes, you're fully covered.

 

The Process in San Antonio

 

1. Pre-Approval: Get approved with a VA-savvy lender I recommend.

 

2. House Hunting: Find homes that fit your needs and BAH budget.

 

3. Making the Offer: I position your offer strongly and advocate to sellers.

 

4. Closing: Typically 30-45 days. I guide you through appraisal and inspections.

 

5. Move In: Get keys to your new home!

 

San Antonio is very used to VA buyers. Sellers readily accept VA offers because military buyers are serious and well-qualified.

 

If you have any VA disability rating, you're exempt from the funding fee – a huge perk.

 

Some families worry about buying for just 3 years. I provide honest advice. Sometimes buying makes sense. Sometimes renting is smarter. My goal is to empower you with information so you decide confidently.

Being stationed at Fort Sam means living in "Military City USA." San Antonio deeply values its service members.

 

Military-Friendly Vibes: Locals genuinely appreciate service members. Businesses offer military discounts. The city hosts military appreciation events.

 

Cost of Living Advantage: Overall expenses are 8-15% lower than U.S. average. Texas has no state income tax – a nice bump to your paycheck.

 

Property taxes are higher (~1.9%), but for renters or on-base residents, you benefit from the lack of state tax.

 

Schools and Education: San Antonio offers quality school districts like Alamo Heights, North East ISD, Northside ISD, and Schertz-Cibolo UC ISD. Plus private and charter options.

 

For higher education: UTSA, Texas A&M – San Antonio, and Alamo Colleges.

 

Things To Do: San Antonio blends big-city attractions with family fun.

 

The famous River Walk. The historic Alamo and Spanish missions. Pearl District for foodies. SeaWorld. Six Flags Fiesta Texas. San Antonio Zoo. Museums. Brackenridge Park.

 

The Hill Country offers hiking, rivers for tubing, and state parks.

 

Diversity & Food: San Antonio is majority-Hispanic with rich culture. That means incredible Tex-Mex food. Authentic panaderías. BBQ joints. German bakeries.

 

Annual Fiesta San Antonio celebrates the city's heritage. And yes, you must try breakfast tacos – it's practically a religion here!

 

Support Networks: Robust military support beyond base resources. Armed Services YMCA. USO downtown. Military Spouse Advocacy Network. Local Facebook groups. Veterans organizations like VFW, American Legion, Team RWB.

 

Employment for Spouses: Stable economy with big employers like USAA, H-E-B, healthcare systems, and defense contractors. Over 100 Military Spouse Employment Partnership companies in town.

 

Many families find their time here incredibly rewarding. They make lifelong friends and even decide to retire in San Antonio.

As a veteran turned Realtor, my goal is to shoulder much of your relocation load.

 

Veteran-to-Veteran Understanding: I've lived military life. I know PCS stress. You're not just a client – you're a fellow service member.

 

One-Stop Shop Service: Need a lender? Movers? Inspector? I have a network of military-friendly professionals ready to assist.

 

Remote PCS Mastery: Many clients move from out-of-state or overseas. I provide thorough virtual tours – not just the house, but the neighborhood, nearest stores, everything.

 

Negotiation & Market Expertise: I arm you with current market data and negotiate hard to get the best deal.

 

Hands-On Advocacy: I treat your move like my own. If you can't be here for inspections, I represent you. I coordinate everything so details land on target.

 

Continued Support: My job isn't done at closing. I check in regularly and help when orders drop for your next PCS.

 

Anthony's goal is to make you say, "That PCS was easier than expected." We take pride in serving those who serve our country.

Moving with school-age children adds concern to any PCS. Good news: San Antonio offers variety and strong support for military kids.

 

On-Base Schools

 

Fort Sam Houston ISD (FSHISD) operates Fort Sam Houston Elementary School (Pre-K through 5) and Robert G. Cole Middle/High School (grades 6-12).

 

Small district serving mostly children of active-duty personnel. Smaller class sizes. Staff very attuned to military lifestyle.

 

If you live off base but want on-base schools, there may be transfer options for active-duty parents working on Fort Sam.

 

Off-Base Public Schools

 

Which district depends on where you live:

 

Alamo Heights ISD: One of Texas's top districts. Rigorous academics and strong programs. Higher housing costs in this zone.

 

North East ISD (NEISD): Large district with excellent schools like Reagan and Johnson High. Covers areas like Stone Oak and Hollywood Park.

 

Judson ISD: Covers Converse and Kirby. Improving with specialized programs like STEM academy.

 

Schertz-Cibolo-Universal City ISD: Great reputation serving huge military population. Steele High and Clemens High offer robust opportunities.

 

San Antonio ISD (SAISD): Inner-city district with some bright spots but mixed performance. Some families opt for charter or private schools.

 

Charter and Private Schools

 

San Antonio has strong charter networks: IDEA Public Schools, BASIS Charter, KIPP, Great Hearts. Open-enrollment regardless of where you live.

 

Numerous private schools offer religious and secular education.

 

Transition Support

 

Fort Sam's School Liaison Officer (SLO) assists with enrollment and connects you to schools. Texas is part of the Interstate Compact on Educational Opportunity for Military Children, easing bureaucracy.

 

Start the school conversation early in house-hunting. Sometimes it guides where you live. I'm happy to share insights and connect you with other parents.