PCS orders to Joint Base San Antonio can hit fast. Once you lock in report dates, the big question follows: should you rent first or buy a home near JBSA? You want stability for your family, a manageable commute, and a smart financial move that fits your orders. In this guide, you will get a clear framework to compare renting and buying, San Antonio specifics to watch, and practical timelines and checklists to make your decision with confidence. Let’s dive in.
Start with your timeline
Your expected time at JBSA is the single most important factor. If your assignment is under 2 to 3 years, renting often makes more sense because it limits transaction costs and resale risk. If you expect to be here 3 years or longer, buying becomes more attractive if your finances and the local market support it.
Think about the likelihood of follow-on orders. If there is a good chance of an early move, you will want flexibility. If your tour looks stable and you have roots or plans to stay in Texas, buying can build long-term value.
Your finances and VA benefits
BAH and monthly cash flow
Your Basic Allowance for Housing is designed to cover typical off-base housing costs. It does not change whether you rent or buy, but it influences affordability. Compare your expected monthly rent or total monthly homeownership costs to your BAH to see your net out-of-pocket.
VA loan basics
If you are eligible, a VA loan can allow zero down payment with competitive rates and no monthly private mortgage insurance for qualifying loans. There is a VA funding fee unless you are exempt. The funding fee depends on your down payment and whether it is your first use. A VA appraisal checks value and minimum property standards, and you should still order a full home inspection.
Cash and reserves
When buying, plan for closing costs that are typically a few percent of the purchase price. You can sometimes negotiate seller credits. Keep a reserve fund for repairs and maintenance. A simple rule of thumb is to set aside about 1 percent of the home price per year for upkeep, adjusted for the age and condition of the home.
San Antonio market context
San Antonio and Bexar County offer a wide range of neighborhoods and price points, from older in-town homes to newer suburban developments. Texas does not have a state income tax, which affects take-home pay. Property taxes are typically higher than the national average and vary by jurisdiction, so confirm current rates with the local appraisal district and learn about homestead exemptions if you plan to occupy the home as your primary residence.
JBSA spans multiple locations, so commute patterns matter:
- Fort Sam Houston sits near downtown. Many service members consider neighborhoods in and around the urban core and north central areas, balancing access to major highways.
- Lackland AFB is on the southwest side. You will find options across southwest and west side neighborhoods and farther suburban pockets. Traffic can shift commute times, so check peak-hour drives.
- Randolph AFB is northeast of the city. Many look at northeast corridors, nearby suburbs, and established areas to the north and east.
Timing your move
Typical timeframes
- Renting can happen quickly. Many leases are 6 to 12 months, and some landlords include military clauses.
- A home purchase commonly closes in 30 to 60 days from contract to keys. Build in time for inspections, title work, and the VA appraisal if using a VA loan.
- Selling a home can take weeks to months. If you must sell another home before or during your PCS, allow extra time and consider short-term housing as a bridge.
Short windows favor flexibility
If your report date is close and you cannot house hunt in person, renting first or using short-term lodging can reduce stress. If you prefer to buy, you can use remote strategies like live video tours and strong contingencies, but be realistic about the time needed to close.
When buying fits
Buying becomes compelling if you expect to be in San Antonio for 3 years or more, you have VA entitlement or strong financing, and you are comfortable with potential resale or converting the home to a rental if orders change. Factor in maintenance, property taxes, and insurance when you compare total monthly costs.
Quick monthly cost worksheet
Use current local numbers for an apples-to-apples view. Enter your BAH, current rent quotes, and realistic ownership costs. Then compare the net out-of-pocket.
| Line Item |
Rent |
Buy |
| Monthly base payment |
$ |
$ |
| Renter’s or homeowner’s insurance |
$ |
$ |
| Property taxes (annual/12) |
— |
$ |
| HOA dues (if any) |
— |
$ |
| Maintenance reserve (about 1%/yr ÷ 12) |
— |
$ |
| Utilities difference |
$ |
$ |
| Pet fees or deposits (monthly avg) |
$ |
— |
| Closing costs amortized (total ÷ months you expect to own) |
— |
$ |
| VA funding fee amortized (if financed) |
— |
$ |
| Estimated total monthly cost |
$ |
$ |
| Your BAH |
$ |
$ |
| Net out-of-pocket (cost minus BAH) |
$ |
$ |
Tip: Adjust maintenance up for older homes. If the home is larger than your rental, increase utilities to match.
Scenario guide: rent, buy, or hybrid
Rent is likely best when
- Your assignment is under 2 to 3 years or uncertain.
- Your report date is soon and house-hunting time is limited.
- You have limited cash reserves and want to avoid large upfront costs.
- Local rents meet your space needs within your BAH.
Buy is likely best when
- You expect to stay 3 years or more with low relocation risk.
- You have VA entitlement or strong financing and reserves.
- You find a home that fits your commute and lifestyle at a sustainable monthly cost.
- You accept resale risk or are open to renting the home out if orders change.
Hybrid options to consider
- Rent first, learn the area, then buy within 6 to 12 months.
- If buying now, prepare a backup plan to lease the home if you must move early. This requires comfort with landlord responsibilities or hiring a property manager. Review lease-purchase agreements only with local legal guidance.
Neighborhood and commute fit
Fort Sam Houston area
If you need quick access to the medical and training centers near downtown, look at neighborhoods with straightforward routes to I-35 and major connectors. Check drive times during your actual report window and consider proximity to daily needs.
Lackland AFB area
Southwest and west side communities offer a range of single-family homes and townhomes. Traffic patterns can change drive times, so test the commute during peak hours and consider your off-duty schedule.
Randolph AFB area
Northeast corridors include established neighborhoods and newer suburban options. Verify access to major roads and weigh the balance between home size, yard needs, and commute time.
Use neutral, fact-based criteria as you compare areas: commute time, budget fit, home condition, access to services, and your preferred home type.
Protections and fine print to know
- Servicemembers Civil Relief Act allows early lease termination in certain PCS or deployment situations. Confirm eligibility and keep documentation.
- Many local leases include a military clause. Read the exact terms before you sign.
- Temporary Lodging Allowance varies by installation and situation. Confirm rules and timing with the housing or transportation office.
- For buyers, property taxes are a major line item in Texas. Check current rates and learn about homestead exemptions if you will occupy the home as your primary residence.
- Use base legal assistance if you need help understanding your rights or lease language.
90-day PCS housing timeline
- 90+ days out: Confirm orders, check your BAH, contact a VA-savvy lender for pre-approval, and connect with a local agent who knows JBSA commutes and neighborhoods. Decide if you will pursue on-base housing or go off base.
- 60 to 30 days out: If renting, begin applications and gather documents. If buying, schedule virtual or in-person tours, inspections, and appraisals. Secure temporary lodging if needed.
- 30 to 0 days: Finalize lease or closing, set up utilities, confirm move-in dates, and coordinate any school or childcare enrollment.
Decision checklist
- How long is your JBSA assignment and how certain is it?
- What is your report date and how much house-hunting time do you have?
- Will you consider on-base housing or is off-base your plan?
- Do you have VA entitlement or another loan pre-approval ready?
- What commute time and neighborhood qualities do you prefer?
- Do you have funds for closing costs and an emergency reserve if you buy?
- Are you comfortable owning if you must relocate sooner than expected?
Your next step
You do not have to make this call alone. A brief strategy session can align your timeline, BAH, and market options so you choose with confidence. If you want help mapping commute-friendly neighborhoods, comparing rent and buy costs, and navigating VA financing, connect with Evie Hansen for a tailored, military-focused plan.
FAQs
How long should I plan to stay before buying near JBSA?
- As a simple rule, under 2 to 3 years often favors renting, while 3 or more years can tip the balance toward buying if your finances and the market fit your needs.
How does BAH factor into rent vs buy in San Antonio?
- Compare your total monthly costs for each option to your BAH to see your net out-of-pocket, then choose the path that delivers stability within your budget.
What should I know about Texas property taxes in Bexar County?
- Texas has no state income tax and property taxes are typically higher than the national average, so budget for taxes carefully and learn about homestead exemptions if you buy.
Can I use a VA loan if I am shopping remotely during a PCS?
- Yes, you can buy while remote by using virtual tours, a VA-savvy lender, and strong contingencies, but build extra time for the appraisal and closing steps.
What if my orders change after I buy a home near JBSA?
- You can sell or consider renting the home, but be ready for the time and responsibility involved and consult local professionals before you commit.
Is on-base housing at JBSA a good first step?
- It can be, especially if you need quick stability, but waitlists and timelines vary, so verify availability and compare the total cost and commute with off-base options.
