PCS to Lackland AFB Guide 2026

One of the first decisions in your Lackland AFB relocation is whether to live on-base or off-base. Both housing options have their advantages, so let's break it down.

 

On-Base Housing (Lackland Family Homes)

 

Lackland AFB's on-base housing is privatized and managed by Balfour Beatty Communities. They offer modern homes in seven different neighborhoods.

These include two-, three-, and four-bedroom single-family homes and townhomes for qualifying ranks. On-base housing immerses you in the military community and puts you close to work, base amenities, and Lackland ISD schools.

 

Lackland has its own elementary, middle, and high school on base for residents.

 

Pros: Super short commute (5-10 minutes to anywhere on base), no out-of-pocket rent (your BAH covers it), and a built-in community for families.

 

Cons: Availability can be tight – waitlists range from a few weeks to 6+ months depending on your family size and rank, especially during peak PCS season. You can't customize the home much and you'll need approval for any home businesses or major changes.

 

Insider Tip: Apply for base housing as soon as you have orders. Demand is high, so getting on the waitlist early is key.

 

Off-Base Housing

 

Many families choose to live off base in the San Antonio area, using their BAH to rent or buy a home. Off-base living provides more variety – you can pick a neighborhood that fits your lifestyle.

 

Pros: More housing options (single-family homes with big yards, new-build communities, apartments), the ability to build equity if you buy, and potentially better school choices depending on where you settle. You also escape some of the on-base rules and have a bit more privacy.

 

Cons: You'll have a commute, and you'll be responsible for utilities and upkeep.

 

However, San Antonio's cost of living is very military-friendly. The median home price around Lackland is about $215,500, with values up 36% over the last 5 years.

 

BAH rates are set to cover most median rents or mortgages for the area. Whether you rent or buy, off-base you might pay out-of-pocket if you choose something above your BAH, so budget wisely.

 

Local Housing Stats: San Antonio's overall median home cost is around $172,000, and the city's cost of living is ~14% lower than the U.S. average. That means your dollars stretch further here.

 

According to the U.S. Census, the median value of owner-occupied homes in San Antonio is about $219,700. This is very attainable with a VA loan and far less than other major Texas cities.

 

Bottom Line on Housing

 

If you value convenience and community, Lackland AFB family housing on base might be ideal – especially for shorter tours or if you'll be in training environments. Just apply early and have a backup plan in case of a wait.

 

If you want more home choices, possibly larger square footage or land, and the investment of homeownership, military housing near Lackland AFB in the surrounding neighborhoods is the way to go.

 

Many families start on base and later buy off base (or vice versa) as their needs change. I'm happy to discuss which option fits your situation during our consult.

Chances are you'll be using your VA home loan benefit for your move to Lackland AFB – and if not, you should strongly consider it!

 

The VA loan is one of the best perks of military service, especially in a market like San Antonio.

 

Top VA Loan Benefits

 

The VA loan program allows you to buy a home with no down payment and no private mortgage insurance (PMI) requirement, all at competitive low interest rates.

 

This is huge – for a $300K home, 0% down vs. the typical 5-10% down can save you $15,000–30,000 upfront.

 

VA loans also limit certain closing costs and have more flexible credit requirements, making homeownership accessible to many military families. And remember, the VA loan isn't one-and-done; it's a lifetime benefit.

 

You can use it multiple times (even have multiple VA loans if you haven't hit your entitlement cap). Many of my clients use their VA loan to buy in San Antonio, then later use it again if they PCS elsewhere or upgrade homes.

 

Getting Pre-Approved

 

Start the VA loan process early – ideally around 90 days before your report date.

 

First, obtain your Certificate of Eligibility (COE). You can do this through the VA eBenefits portal or often your lender can pull it for you.

 

Next, work with a VA-approved lender (I can recommend a few who truly know the military PCS crunch). They'll check your credit and income to pre-approve you for a certain purchase price.

 

Your Basic Allowance for Housing (BAH) will be a major factor in how much house you can afford. Lenders count BAH as income, which is a big help for active-duty buyers.

 

San Antonio BAH for 2026 (with dependents) ranges roughly from $1,700 (E-4) to $2,800 (O-5) per month. That often translates to a comfortable home budget in this area.

 

House Hunting with a VA Loan

 

Focus on VA-friendly homes. Most houses in San Antonio qualify, but be mindful of the VA appraisal's Minimum Property Requirements (MPRs).

 

This means the home should be in generally good repair: no peeling lead paint, no major safety issues, functional heating/cooling, etc.

 

Fixer-uppers are fun on HGTV, but during a tight PCS timeline you'll likely want a home that sails through the VA appraisal. New construction and homes built in the last 20 years usually pass easily.

 

If we find a gem that needs minor work, I'm experienced in negotiating repairs with sellers to satisfy VA requirements.

 

Local Lending Tip

 

Use a lender who understands the nuances of VA loans and the local market.

 

The last thing you need is a surprise on closing day because the lender wasn't familiar with VA appraisals or Texas title timelines.

 

I often connect clients with my trusted VA loan specialists who consistently close loans on time (even when we're doing a 30-day close to fit a tight report date).

 

We also look out for Texas-specific benefits. For example, Texas veterans may qualify for property tax exemptions (partial exemptions if you have a disability rating, and a full exemption at 100% disabled), which can save you thousands each year.

 

Quick VA Loan Checklist

 

1. Get your COE – Certificate of Eligibility is step 1

2. Choose a VA-savvy lender – local knowledge helps

3. Pre-approve – know your budget; use your BAH wisely

4. House Hunt – focus on homes in good condition (we'll spot red flags for MPRs)

5. Close the Deal – VA appraiser checks the home meets standards; then we sign and get you the keys

 

Using your VA benefit is how many military families build wealth instead of burning money on rent. I'm passionate about this part – I even do first-time buyer seminars for JBSA folks to explain VA loans in plain English.

 

Rest assured, I'll walk you through every step, from getting that pre-approval letter to the moment you hold the keys to your new home near Lackland.

One awesome thing about a PCS to "Military City USA" is that you're moving to a community that truly supports its military members.

 

Lackland AFB base amenities and the surrounding city offer just about everything you need for a high quality of life.

 

On-Base Facilities

 

Lackland (part of JBSA) is a large installation with amenities to match.

 

You'll have a full Commissary and BX for tax-free groceries and shopping. The Lackland Commissary on Foulois St. is one of the biggest in the Air Force, and the BX complex includes concessions like a barber, dry cleaner, and food court.

 

There are multiple fitness centers (the Chaparral Fitness Center and Medina Gym are popular) and even an outdoor aquatic center.

 

The base has you covered for healthcare with the 59th Medical Wing facilities. Wilford Hall Ambulatory Surgical Center is on Lackland for outpatient care, and anything major (or emergency) is handled at Brooke Army Medical Center up at Fort Sam Houston.

 

For leisure, Lackland's Gateway Club is a historic officers' club turned event center – great for squadron functions or a Friday night dinner.

 

And don't forget the libraries, education center, chapel programs, and hobby shops. Essentially, the base is like a small city.

 

Family Services

 

The Airman & Family Readiness Center (A&FRC) at Lackland is a gem.

 

They host newcomer orientations, sponsor a Key Spouse program to connect spouses, and run an Exceptional Family Member support group.

 

If you have young kids, you'll appreciate the Child Development Centers (CDC) on base and several Youth Programs (sports, after-school care, etc.).

 

There's even a splash park and multiple playgrounds on base housing for the little ones.

 

One thing spouses often ask me: "Will I find friends or things to do?" Absolutely.

 

The base and San Antonio community have everything from Mommy-and-me playgroups to spouses' clubs to adult sports leagues. Plugging into the community here is easy if you take a few first steps.

 

Go to that newcomers' briefing or spouse coffee, join the JBSA Lackland Facebook groups, or simply chat with your neighbors who are likely also military or veterans.

 

Off-Base Fun and Attractions

 

San Antonio is an amazing place to live.

 

Within a short drive from Lackland, you have SeaWorld San Antonio (literally 10 minutes from base – they often have free admission for military families once a year).

 

Six Flags Fiesta Texas (a bit further north but great for thrill rides), and the famous San Antonio River Walk downtown for restaurants and culture.

 

Sports fan? The San Antonio Spurs (5-time NBA champions) play at the AT&T Center – you'll quickly notice Spurs flags flying in many neighborhoods.

 

For outdoor lovers, there are parks galore. Medina River Natural Area is near base for hiking and river fun, and Government Canyon State Natural Area is about 30 minutes away with beautiful trails.

 

Also, pro tip: Nearly every weekend, some festival or military appreciation event is happening in town. From Fiesta San Antonio in April (huge city-wide party) to Armed Forces River Parade to local farmers markets.

 

Embrace these events to really connect with the community.

 

Safety and Community

 

San Antonio in general is a very friendly city. You'll often hear it called "Military City USA" for a reason – about 1 in 8 residents has served in the military.

 

That means you'll find understanding neighbors, lots of veterans in civilian jobs, and plenty of support.

 

The crime rate in the Lackland area is lower than many comparable cities, but as with any metro area, there are parts of town to be mindful of.

 

The immediate areas we discussed (Westover, Heritage, etc.) are considered safe and family-oriented. Petty crime can happen – lock your car and don't leave valuables out – but violent crime is low.

 

There's a strong police presence both on base (502nd Security Forces) and in the city. Neighborhoods often have active Nextdoor or Facebook groups that help keep an eye out too.

 

In short, life at and around Lackland AFB can be as busy or as laid-back as you make it. You have all the resources of a major base and a large city, but also the tight-knit feel of a military town where people still say "yes ma'am/no sir" and wave hello.

 

It's a fantastic place to raise a family, advance your career, and maybe even set down some roots.

Moving off-base opens up living near Lackland AFB in several great communities. After helping countless Airmen and military families find homes here, I've developed a comprehensive neighborhood guide.

 

Here are some of the best places to live near Lackland AFB and who they tend to be perfect for.

 

Tier 1: Closest Communities (10–15 minute commute)

 

Valley Hi

 

This neighborhood is literally adjacent to the Valley Hi gate of Lackland.

 

Why We Love It: Incredibly convenient – you can be on base in ~10 minutes or less. Homes here are older but affordable (roughly $200K–$300K for a 3-4 bedroom).

 

It's part of Northside ISD, and Lackland's BX and commissary are just minutes away for shopping.

 

Who It's Best For: Budget-conscious buyers (E-4 to E-6) or anyone who hates sitting in traffic. You won't find luxury new builds here, but many homes have been nicely updated.

 

One military family I know bought a 4-bedroom in Valley Hi for about $290K using their VA loan and loved that their commute was under 15 minutes.

 

Heritage

 

Located 12–15 minutes west of Lackland, Heritage is a family-focused area with solid schools.

 

Why We Love It: Newer homes than Valley Hi, well-kept neighborhoods, and amenities like Heritage Park. Northside ISD serves this area too, and the community is very military friendly.

 

Price range is typically $250K–$320K.

 

Best For: Families with kids and mid-career NCOs/officers (E-5 to O-3) who want a suburban feel close to base. On weekends, you're conveniently near SeaWorld San Antonio (military families get great discounts there!).

 

Westover Hills

 

Just north of Heritage along Loop 151, Westover Hills offers an upscale suburban vibe.

 

Why We Love It: Quick access to base via Hwy 151 (about a 15-minute drive) and lots of modern amenities. This area has newer shopping centers, restaurants, and the acclaimed Westover Park.

 

Houses range around $300K–$400K, often newer construction with modern features.

 

Best For: Those seeking a bit more luxury or newer builds – senior NCOs, officers, or dual-income families. It's also near the Methodist Hospital and Tech Port Center, so spouses working in healthcare or tech find it convenient.

 

Tier 2: Popular Suburbs (20–30 minute commute)

 

Alamo Ranch

 

One of San Antonio's fastest-growing master-planned communities, roughly 20–25 minutes from Lackland's gates via Loop 1604.

 

Why We Love It: Tons of shopping and dining (think Target, Costco, restaurants) at Alamo Ranch Marketplace. Large modern homes (many 4-5 bedrooms in the $300K–$500K range) with community pools and parks, and highly rated Northside ISD schools.

 

Best For: Families who want suburban comfort and don't mind a slightly longer commute for a newer, spacious home.

 

I've helped several officers purchase in Alamo Ranch as a "forever home" after seeing the long-term resale value and community vibe here.

 

Live Oak (Universal City area)

 

Live Oak is actually on the northeast side of San Antonio – about 25–30 minutes from Lackland. So why mention it?

 

Because if you or your spouse might also commute to Randolph AFB or Fort Sam Houston, Live Oak is a strategic midpoint.

 

Why We Love It: Affordable homes ($200K–$350K), part of the Schertz-Cibolo-UC ISD (96% graduation rate), and a quieter small-town feel.

 

Best For: Dual-military families or those planning ahead for a follow-on assignment at another JBSA base. It's a bit of a drive solely for Lackland (you'll traverse the city on Loop 410), but it offers easy access to multiple installations.

 

Many retirees also choose Live Oak for its cost and access to the larger metro area.

 

Neighborhood Safety & Community

 

Generally, the West/SW San Antonio areas around Lackland are safe and very used to military neighbors.

 

Heritage and Westover Hills, in particular, have low crime rates and active HOA communities. Valley Hi is more mixed – largely safe, though occasional minor issues like illegal dumping have been noted.

 

I always advise checking local crime maps for any specific address you consider. I'm happy to share insight from past clients in those neighborhoods.

 

The good news is San Antonio communities are welcoming – you'll see "Welcome Home" signs and military discounts all around town.

 

School Considerations

 

On-base residents will attend Lackland ISD schools (small district, but solid – the high school often achieves above-average test scores for Texas).

 

Off base, most of the neighborhoods listed fall under Northside ISD, one of the largest and well-regarded districts in Texas.

 

If schools are a top priority, areas like Alamo Ranch and Westover Hills (Northside ISD) or Live Oak (SCUC-ISD) are great picks. We'll match your home search to the school ratings you want – that's part of my service.

A Permanent Change of Station comes with a PCS checklist a mile long. It can feel overwhelming, but having a timeline makes it manageable.

 

Here's your Lackland AFB PCS checklist broken down into phases, with key tasks and pro tips at each stage.

 

90 Days Out: Initial Preparations

 

Receive Orders & Research (Weeks 1–2)

 

The moment you have official orders to Lackland, a clock starts ticking.

 

Begin with the basics: ensure your personal documents are in order (IDs, passports, dependent documents). If coming from overseas, start scheduling medical clearance, pet import paperwork, etc.

 

Contact your losing base's TMO (Traffic Management Office) to discuss household goods shipping – it's never too early to get on their radar.

 

This is also the time to request a sponsor at Lackland if you haven't been assigned one. A sponsor can be a lifesaver in answering base-specific questions.

 

And of course, reach out to me for a zero-pressure housing consultation. At ~90 days out, I can give you a sense of the San Antonio market and what homes (or rentals) might match your needs.

 

Pro Tip: If you're considering on-base housing, submit that application now. Balfour Beatty (Lackland housing office) will usually put you on the list once you have orders in hand – the earlier your spot in line, the better.

 

Baseline Budget & BAH (Weeks 3–4)

 

Look up the 2026 BAH for Lackland AFB (San Antonio ZIP 78236). For example, an E-5 with dependents gets about $1,848/month, O-3 around $2,250.

 

This gives you a starting point for your housing budget. If buying, use that to determine a comfortable mortgage payment.

 

I have a handy BAH Calculator on my site that matches BAH to home price ranges – try it out or ask me for a quick estimate.

 

Also, initiate your VA loan pre-approval with a lender during this window. Having a pre-approval not only strengthens any offer you make on a home, but also clarifies your price range so we don't waste time on listings that don't fit the budget.

 

Other 90-day tasks: if you have school-age kids, start researching schools (on-base Lackland ISD vs. Northside ISD off-base options).

 

If you'll need childcare or a job for a spouse, the JBSA Military & Family Readiness Center can provide resources. Lackland's M&FRC offers PCS workshops and spouse employment info.

 

It's all about laying the groundwork now.

 

60 Days Out: Action Phase

 

Housing Decision & Orders (Weeks 5–6)

 

By around 60 days prior to report, you'll want to lock in your housing plan.

 

If you got into on-base housing, you should have an offer by now or an idea of wait time – decide if you'll accept or continue with off-base plans.

 

Many families at this point take a house-hunting trip to San Antonio (if permitted and funded). I often do jam-packed 3-day home tours for inbound families around this timeframe – either in person or virtually via video.

 

The inventory in spring/summer moves fast, so having your pre-approval ready and a clear wishlist is key.

 

If renting, start applying for rentals or get on waitlists (some popular apartment complexes near Lackland fill up quickly in summer).

 

PCS Tasks (Weeks 7–8)

 

This is when the rubber meets the road.

 

Schedule your household goods pack-out with TMO (if you haven't already) – at 60 days out, you should get your preferred dates. Also arrange vehicle shipment if needed (or plan that cross-country drive).

 

Book temporary lodging at Lackland or nearby for your arrival (Gateway Villa on base, or any pet-friendly hotel in town if you have furry friends).

 

Don't forget to check pet regulations – Lackland has a pet quarantine and registration process if coming OCONUS, and base lodging has limited pet rooms.

 

Meanwhile, continue to work closely with me if buying: we will be getting into contract on a home around this time, so you'll be signing offers, reviewing inspection reports, etc.

 

If renting, hopefully you've secured a lease and know your new address by now.

 

30 Days Out: Crunch Time

 

Final Countdown (Weeks 9–10)

 

With about a month to go, you'll be in full PCS mode.

 

Confirm all your travel arrangements – flights, road trip routes, etc. Double-check that your mail forwarding is set up (you can do this online via USPS).

 

Notify banks and credit cards of your upcoming address change to avoid any fraud alerts when you start spending in Texas.

 

If you're buying a house, this is typically closing time. We'll do final walk-throughs (virtually if you're remote) and you'll sign closing documents around 1-2 weeks before you move in.

 

I always coordinate closely with your lender and the title company to ensure even a remote closing is seamless, so you're not stuck in a hotel waiting on paperwork.

 

Pack-Out & Goodbyes (Weeks 11–12)

 

Your movers will be packing and loading your household goods about 1-2 weeks before you leave.

 

Pro tip: Keep important items with you – uniforms (at least one set plus your blues for in-processing), documents, valuables, and enough clothes for a couple of weeks.

 

Sometimes shipments can be delayed, so treat it like an extended TDY packing. Make sure to clean your current house or pass the inspection if you're in base housing.

 

Say those goodbyes to friends and neighbors – it's bittersweet, but remember San Antonio and Lackland have a huge military community, so you may cross paths with folks again.