VA Home Loan Guide for Veterans in San Antonio, Texas
San Antonio, Texas—home to Joint Base San Antonio (JBSA), one of the largest military installations in the world—is a leading destination for Veterans and active-duty military families. With its rich military history, affordable home prices, and strong community support for service members, San Antonio is one of the best places in the country to use your VA loan benefits.
Whether you’re stationed at Lackland, Fort Sam Houston, or Randolph AFB—or retiring nearby—San Antonio offers diverse housing, excellent VA loan eligibility opportunities, and Veteran-friendly financing options. The city’s growing economy, mild climate, and central Texas charm make it a long-term value.
This guide will walk you through how to use your VA loan in San Antonio, including 2025 loan limits, eligibility details, local market trends, and tips for refinancing or buying your next home.
In this Article
San Antonio Housing Market Outlook for 2025
San Antonio remains one of the most Veteran-friendly housing markets in Texas. As of 2025, the median home price is approximately $330,000—significantly below the VA loan limit of $806,500, making most homes fully financeable with no down payment. The city’s affordability, coupled with expanding job markets, makes it ideal for long-term VA-backed homeownership.
San Antonio vs. Nearby Cities: 2025 Housing Comparison
| City | Median Home Price (2025) | Cost of Living Index | Population |
|---|---|---|---|
| San Antonio | $330,000 | 93.7 | 1,500,000 |
| New Braunfels | $385,000 | 95.3 | 110,000 |
| Boerne | $490,000 | 101.2 | 22,000 |
| Converse | $310,000 | 91.5 | 30,000 |
| Schertz | $370,000 | 94.5 | 42,000 |
VA Loan Limits for San Antonio in 2025
The VA loan limit for Bexar County—and all of Texas—is $806,500 in 2025. Veterans with full entitlement can finance homes up to this amount without a down payment. Homes above this threshold may still be eligible with a small down payment on the excess amount.
Why Use a VA Loan in San Antonio?
San Antonio is ideal for Veterans using VA loans. With home prices comfortably below the state loan limit and a large military population, VA financing is widely accepted and competitively structured by local lenders.
- 0% Down: Buy a home in San Antonio with no down payment required—VA loans let you finance 100% of the home’s value, eliminating the need to save tens of thousands upfront.
- No PMI: VA loans do not require monthly private mortgage insurance, which could otherwise add $150–$300 to your monthly mortgage bill.
- Lower Rates: VA interest rates are usually 0.5%–1% lower than conventional loans, helping you save thousands over the life of your mortgage.
- Flexible Credit Standards: Many VA lenders approve borrowers with credit scores as low as 580, making homeownership more accessible for Veterans with past credit challenges.
- No Prepayment Penalty: You can pay off your mortgage early—whether partially or in full—without any penalty fees, giving you total financial freedom.
Who Qualifies for a VA Home Loan?
To be eligible for a VA home loan, applicants must meet certain criteria established by the U.S. Department of Veterans Affairs. These qualifications are based on your service duration, duty status, and the character of your discharge.
- Wartime Service: At least 90 consecutive days of active duty during a period of war.
- Peacetime Service: A minimum of 181 continuous days of active duty during peacetime.
- National Guard/Reserves: Six years of honorable service, or 90 active days under Title 32 (with at least 30 served consecutively).
- Veterans: Must have completed qualifying service and received an honorable or general discharge.
- Active-Duty Military: Current service members may be eligible based on time in service.
- Guard and Reserve Members: Eligibility applies with sufficient years of service or specific active-duty stints.
- Eligible Surviving Spouses: Spouses of service members who passed away in service or from service-connected causes may also qualify.
VA Loan Eligibility Calculator
Local San Antonio Veteran Assistance Programs
San Antonio offers a robust network of local Veteran programs including housing support, employment services, healthcare, and academic resources. Whether you’re transitioning from service or relocating after retirement, the city provides direct access to VA benefits and military-friendly resources tailored to your needs.
Housing Assistance Programs
- Texas Veterans Land Board (TVLB) – Offers low-interest home and land loans to qualified Texas Veterans.
- Phone: (800) 252‑8387
- Website: Texas Veterans Land Board
- City of San Antonio HIP Program – Provides down payment and closing cost assistance to income-eligible homebuyers, including Veterans.
- Phone: (210) 207‑6459
- Website: San Antonio Homebuyer Incentive Program
Employment and Career Services
- Texas Veterans Commission (TVC) – Offers resume help, job matching, and career transition services statewide.
- Phone: (512) 463‑6564
- Website: TVC Employment Services
- Workforce Solutions Alamo – Veterans Services – Offers personalized career coaching and job training assistance in San Antonio.
- Phone: (210) 224‑4357
- Website: Workforce Solutions Alamo
Healthcare and Counseling Services
- South Texas Veterans Health Care System – Full-service VA hospital and clinics for medical and mental health care.
- Address: 7400 Merton Minter Blvd, San Antonio, TX 78229
- Phone: (210) 617‑5300
- Website: South Texas VA Health Care
- San Antonio Vet Center – Provides confidential readjustment counseling and VA benefit guidance.
- Address: 5788 Eckhert Rd, San Antonio, TX 78240
- Phone: (210) 877‑9272
- Website: San Antonio Vet Center
Veteran Academic Resources
- University of Texas at San Antonio (UTSA) – Offers GI Bill® support, peer mentoring, and academic counseling for student Veterans.
- Phone: (210) 458‑4540
- Website: UTSA Veterans Services
Top Veteran-Friendly Cities Near San Antonio
Veterans looking to buy outside of central San Antonio can find excellent communities nearby that support military homeownership. These surrounding cities offer family-friendly neighborhoods, strong schools, and VA-loan eligible properties.
- New Braunfels, TX
- Veteran Population: 6,000+
- Description: Hill Country charm with good schools and affordable homes—ideal for JBSA families and retirees.
- New Braunfels VA Loan Guide
- Seguin, TX
- Veteran Population: 2,500+
- Description: Affordable housing with small-town charm and convenient access to I-10 and San Antonio.
- Seguin VA Loan Guide
- Pflugerville, TX
- Veteran Population: 3,100+
- Description: Suburban Austin-area city with strong schools and new construction opportunities within reach of VA buyers.
- Pflugerville VA Loan Guide
- Dripping Springs, TX
- Veteran Population: 1,400+
- Description: Known as the “Gateway to the Hill Country,” offering land, views, and space for families or retirees.
- Dripping Springs VA Loan Guide
VA Loan vs. Conventional Loan: 2025 Comparison
| Feature | VA Loans | Conventional Loans |
|---|---|---|
| Down Payment | 0% | 5%–20% |
| PMI | Not Required | Required if under 20% down |
| Interest Rate | Lower (avg. 6.2%) | Higher (avg. 6.8%) |
| Credit Score | 580–620 typical | 620+ minimum |
| Funding Fee | 2.3% (first use) | None |
| Prepayment Penalty | None | May apply |
VA Loan Eligibility and Certificate of Eligibility (COE)
- Wartime Service: You must have completed at least 90 consecutive days of active-duty service during wartime periods to qualify for full VA loan eligibility.
- Peacetime Service: 181 continuous days of active-duty service during peacetime is typically required if not deployed during conflict.
- National Guard/Reserve: 6 years of honorable service or 90 days under Title 32 (including at least 30 consecutive days) makes you eligible for VA home loan benefits.
- Surviving Spouses: May qualify if your spouse died in service or from service-connected injuries and you are receiving Dependency and Indemnity Compensation (DIC).
How to Get Your COE
- Online: Access your COE instantly through the VA’s eBenefits portal using your DS Logon credentials.
- Through a Lender: Most VA-approved lenders can retrieve your COE in minutes through the VA’s WebLGY system when you apply for pre-approval.
- By Mail: Send VA Form 26-1880 if you’re unable to access the portal or prefer paper submission. Processing may take 4–6 weeks.
VA Funding Fee in 2025
- First-Time Use: A 2.3% funding fee applies if you buy with 0% down. On a $300,000 loan, this equals $6,900 and can be rolled into your mortgage.
- Subsequent Use: The fee increases to 3.6% with 0% down. This applies if you’ve used your VA loan before and don’t make a down payment.
- Reduced Fee: With a 5%–9.99% down payment, the fee drops to 1.65%. If you put 10% or more down, it drops further to 1.4%.
- Exemptions: Veterans with a service-connected disability or active-duty Purple Heart recipients do not pay the funding fee—saving thousands upfront.
| Down Payment | First-Time Use | Subsequent Use |
|---|---|---|
| 0% | 2.3% | 3.6% |
| 5%–9.99% | 1.65% | 1.65% |
| 10% or more | 1.4% | 1.4% |
| VA Disability / Purple Heart | 0% (Exempt) | |
Using Your VA Loan Entitlement in San Antonio
- Basic Entitlement: The VA guarantees 25% of the loan, up to $144,000. This is your base coverage and applies primarily to smaller loan amounts.
- Bonus Entitlement: This covers the additional amount above $144,000 up to $806,500 in Texas. It’s what allows VA buyers to purchase higher-priced homes with $0 down.
- Entitlement Restoration: If you’ve used your VA loan before, you can restore full eligibility after selling or refinancing the VA-financed home.
- Partial Entitlement: If you haven’t restored your full benefit, you may still qualify for another VA loan with a small down payment depending on your remaining entitlement.
VA Refinance Options in San Antonio
VA Streamline Refinance (IRRRL)
- This option helps Veterans with existing VA loans refinance to a lower interest rate without new income documents or an appraisal.
- Also useful for switching from an adjustable-rate to a fixed-rate mortgage to reduce long-term risk.
VA Cash-Out Refinance
- Allows you to refinance from any type of loan—including conventional or FHA—and convert it to a VA loan while accessing your home equity.
- Popular in San Antonio for debt consolidation, home renovations, and major life expenses. Appraisal and full underwriting required.
The Bottom Line
San Antonio offers one of the strongest housing markets for VA buyers in Texas. Whether you’re stationed at JBSA or retiring in the Hill Country, your VA loan benefit gives you the ability to purchase with no down payment, no PMI, and access to lower interest rates. It’s the most affordable way for military families to achieve homeownership in the Alamo City.
Check VA Rates and Get Pre-Approved Today
Frequently Asked Questions About VA Loans in San Antonio
1. What is the VA loan limit in San Antonio for 2025?
The 2025 VA loan limit across Texas, including Bexar County and San Antonio, is $806,500. Veterans with full entitlement can purchase a home up to this amount with no down payment required.
2. Can I use a VA loan for new construction in San Antonio?
Yes. VA loans can be used to build new homes, but you’ll need a VA-approved builder and lender who supports VA construction loans. The home must meet VA Minimum Property Requirements.
3. What credit score do I need for a VA loan in San Antonio?
Most VA lenders in the San Antonio area require a minimum score between 580 and 620. However, some allow lower scores depending on income, DTI ratio, and residual income.
4. How do I get my Certificate of Eligibility (COE) in San Antonio?
You can retrieve your COE online at the VA eBenefits Portal, through your VA-approved lender, or by mailing Form 26‑1880 to the VA.
5. Can I refinance a home in San Antonio using a VA loan?
Yes. You can use the VA Streamline Refinance (IRRRL) for lower rates, or the Cash-Out Refinance to convert equity or refinance a non-VA loan.
6. Are there local Veteran housing programs in San Antonio?
Yes. Veterans in San Antonio may qualify for city-based programs like the HIP down payment assistance program or low-interest loans from the Texas Veterans Land Board.
7. Can I reuse my VA loan benefit in San Antonio?
Yes. VA loans are reusable. You can restore your full entitlement after selling your previous VA-financed home or refinance and apply for a one-time restoration.
8. What closing costs should I expect with a VA loan?
Expect a one-time VA funding fee unless exempt, plus standard closing costs like appraisal, title, and recording fees. Sellers can pay some costs, and the funding fee can be rolled into the loan.
9. Do VA loans require a home inspection?
No, but it’s highly recommended. VA requires an appraisal to confirm the property meets Minimum Property Requirements, but this is not a substitute for a full inspection.
10. Can I buy a duplex or fourplex with a VA loan?
Yes. You can buy a 2–4 unit property in San Antonio with a VA loan, as long as you occupy one of the units as your primary residence.
