PCSing to Joint Base San Antonio: Your Complete 2025 Relocation Guide

Joint Base San Antonio isn't just one location—it's a consolidated military powerhouse spanning four key installations across the greater San Antonio area. Each base has its own mission, culture, and surrounding neighborhoods, which means where you're stationed will directly influence where you'll want to live.

Lackland Air Force Base serves as the gateway to the Air Force, home to Basic Military Training, the 37th Training Wing, and the Defense Language Institute. Located on the southwest side of San Antonio, Lackland draws families to nearby communities like Alamo Ranch, Westover Hills, Heritage, and the Medina Base corridor.

These neighborhoods offer newer builds, strong schools, and commutes under 20 minutes. The accessibility and family-friendly amenities make them top choices for BMT instructors and permanent party personnel.

Randolph Air Force Base, northeast of downtown, houses Air Education and Training Command (AETC) and remains a hub for instructor pilots, education professionals, and leadership training. If you're assigned here, consider Cibolo, Schertz, or Universal City—bedroom communities with excellent schools, family-friendly amenities, and easy access to I-35.

Fort Sam Houston is the Army's medical epicenter, anchoring Brooke Army Medical Center and the Army Medical Department. Located near downtown, Fort Sam families often gravitate toward Alamo Heights, Terrell Hills, and Mahncke Park for walkability, mature trees, and top-tier school districts.

Camp Bullis operates as a field training installation north of the city. While fewer service members are permanently stationed here, those who are often choose Stone Oak, Timberwood Park, or other northern suburbs for their proximity to outdoor recreation and newer master-planned communities.

Understanding your assigned base is step one. Step two is matching your lifestyle, family needs, and BAH to the right neighborhood—and that's where strategic planning pays off.

One of your biggest financial choices during a PCS is whether to rent or buy. Buying with a VA loan is often smarter, especially in San Antonio’s current market.

Your Basic Allowance for Housing (BAH) depends on your rank, dependents, and duty location. In 2025, San Antonio BAH ranges from about $1,800 for junior enlisted to $2,700+ for field-grade officers.

Instead of paying rent, you can use a VA loan to buy a home with zero down, no PMI, and competitive interest rates. This benefit is one of the most valuable rewards you’ve earned through service.

For example, an E-6 with dependents receiving $2,100 BAH could afford a home between $280,000 and $320,000. Neighborhoods like Cibolo, Heritage, and Universal City offer great 3-bedroom homes where buying is an investment, not just housing.

Even if you PCS in a few years, you’ll have built equity, gained tax benefits, and potentially created rental income by keeping the property. San Antonio’s strong military presence keeps rental demand high, making this a smart move.

I work closely with VA-savvy lenders who pre-approve in 24–48 hours and close on time, even for sight-unseen purchases. Contact me to calculate what your BAH can buy and learn more about your military home loan benefits.

I've lived military relocation—I know the PCS grind and all the stress that comes with it. As a former Air Force officer and now Realtor, I approach every military client as family.

Your needs become my mission, whether it’s a fast commute, VA loan know-how, or the right school district for your kids. If problems arise, I act quickly with my network of military-friendly lenders, inspectors, and contractors.

I handle virtual showings, digital paperwork, and time-sensitive negotiations, so you can focus on your move. You're never just a transaction; I make sure every detail is covered, so your PCS to JBSA feels like coming home.

Start your search with a Free Strategic Home Search Consultation

Choosing the right neighborhood isn't just about proximity to the gate. It's about schools, resale value, commute times, amenities, and whether the community feels like home.

Near Lackland AFB: Alamo Ranch leads the pack for families seeking new construction, amenities like pools and parks, and access to Northside ISD schools. Heritage and Westover Hills offer more established homes with larger lots, while the Medina corridor provides budget-friendly options closer to base.

Near Randolph AFB: Cibolo and Schertz dominate for good reason—Schertz-Cibolo-Universal City ISD is highly rated, home values have climbed steadily, and you're 15 minutes from Randolph's front gate. Universal City offers older, more affordable inventory with solid rental potential.

Near Fort Sam Houston: Alamo Heights and Terrell Hills are premium zip codes with walkable streets, historic charm, and some of the best public schools in Texas. Mahncke Park and Tobin Hill offer urban living with character homes—ideal for singles or couples without school-age kids.

Near Camp Bullis: Stone Oak is synonymous with master-planned living, resort-style amenities, and top-tier schools in the Northeast ISD. Timberwood Park takes it further north with acreage options and a small-town feel while staying within commuting distance.

Every neighborhood has trade-offs. I'll help you weigh them based on your rank, BAH, family size, and long-term goals—whether that's building equity for a future rental or finding the perfect school district.

You can explore all my San Antonio military relocation services to see how I tailor the search to your orders. My team specializes in matching military families to neighborhoods that align with their mission and lifestyle.

PCS orders come with a built-in countdown, and your relocation timeline will dictate how much flexibility you have in your home search. Here's the realistic sequence I walk my clients through:

90+ Days Out: This is your planning phase. Get pre-approved with a VA lender, research neighborhoods, and start monitoring inventory in your target areas.

60 Days Out: Narrow your search to 3–5 neighborhoods. Schedule virtual tours if you're still at your current duty station, or plan a house-hunting trip if you can swing it.

I coordinate showings back-to-back so you see 8–10 homes in a day. This efficiency is critical when you're working with limited time off.

30 Days Out: Make your offer, order inspections, and finalize your loan. VA loans typically close in 30–40 days, so timing here is everything.

10 Days Out: Final walkthrough, coordinate movers, arrange temporary lodging if needed, and confirm your closing or move-in date aligns with your report date. Every detail matters at this stage.

On-base housing wait times at JBSA vary wildly—anywhere from 3 weeks to 6+ months depending on your family size, rank, and which base you're assigned to. If you're waiting on base housing, I can help you find a short-term rental or Airbnb to bridge the gap without locking into a 12-month lease.

The key is starting early and staying flexible. I've closed deals for clients who were still OCONUS, coordinating everything remotely with digital signatures and FaceTime walkthroughs.