If you’re a veteran or an active-duty service member stationed at Lackland Air Force Base (AFB)—or simply love the energy of the area—this guide is for you.
The neighborhoods around Lackland AFB offer solid home values, quick commutes, and plenty of veteran-friendly benefits.
Let’s explore three standout communities—Valley Hi, Heritage, and Westover Hills—where home prices range from approximately $200,000 to $350,000. All three are VA loan-friendly, come with great amenities, and put you close to Lackland AFB.
Why Live Near Lackland AFB?
A brief commute, access to military resources, and affordable home prices make living near Lackland AFB an excellent choice for veterans.
Located on San Antonio’s southwest side, Lackland AFB is the Air Force’s primary training base. According to recent data (2025), it supports over 37,000 military and civilian personnel. That large community translates to a strong support network of fellow service members and veterans.
Beyond the military connections, San Antonio itself is a vibrant city with around 1.5 million residents. The overall median home price here is about $283,000 (Redfin), though areas close to Lackland still hover in a more affordable range. A fellow veteran shared that she purchased a home near Lackland for around $290,000 and loves how it cuts her commute down to about 10 minutes, while also letting her easily tap into the base’s medical facilities and amenities like the commissary.
What Makes a Neighborhood “Best” for Vets?
Proximity to base, affordable pricing, reputable schools, and safety are top priorities for veterans.
When researching neighborhoods, many veterans look for a balance of affordability, a manageable commute, and services that cater to military families. Additionally, the availability of VA loan-approved properties is crucial. The VA loan entitlement in 2025 is up to $806,000 for qualified borrowers, with zero down payment and no private mortgage insurance (PMI).
Here’s what typically puts these communities on a veteran’s shortlist:
Price Range ($200K-$350K): Fits comfortably within Texas VA loan limits, leaving room for potential upgrades or future equity.
Commute Time (5-15 minutes to Lackland AFB): Minimizes travel time so you can focus on family, education, or second careers.
School Quality: Northside Independent School District (ISD) has a solid reputation for academics and extracurriculars.
Safety and Community: Veterans often seek family-friendly atmospheres and neighborhoods where they can find camaraderie and support.
Valley Hi: Budget-Friendly and Close
Why It’s a Win
Valley Hi offers some of the most affordable homes near Lackland AFB, typically costing $200,000-$250,000, and is only about five minutes away from the base gates.
Valley Hi is a classic, budget-friendly community lined with single-story homes from the 1960s and 1970s. For veterans wanting to keep monthly mortgage costs low, this neighborhood is worth a look. Proximity to Gate 2 at Lackland means very little traffic time—a huge perk if you plan to work on base or use the commissary regularly. Plus, the local schools in Northside ISD have solid graduation rates (around 89%).
What You’ll Find
Homes: Mostly 3-bedroom properties in the $200,000-$250,000 range, many with recent updates like new roofs and renovated interiors.
Perks: Elm Park is close by, offering walking trails and green spaces where you can relax or exercise at no additional cost.
Commute: Just about 5 minutes to Lackland AFB using Highway 90 or surface streets.
Day-to-Day Life
Imagine a typical veteran homeowner in Valley Hi: You purchase a modest 3-bedroom ranch for around $220,000 with a VA loan. With zero down and a low interest rate, your monthly mortgage (including taxes and insurance) could be around $1,000 to $1,200.
That leaves room in your budget for tackling small upgrades or even paying down other bills. A friend of mine, a retired Airman, raves about the friendly neighbors and the convenience of popping over to base for medical appointments without dealing with city traffic.
Heritage: Family-Friendly and Growing
Search homes for sale in Heritage
Why It Stands Out
Heritage features slightly larger homes built in the 1990s and 2000s, plus it’s only 10 minutes from Lackland AFB and near plenty of parks.
If you need a bit more space—perhaps for a growing family—Heritage could be your ideal fit. Home prices here generally fall between $250,000 and $300,000. It’s a quick drive to base via Loop 410, yet offers a more suburban feel than some older neighborhoods.
The centerpiece of the community is Heritage Park, filled with playgrounds and sports fields that are perfect for active families.
What’s Around
Homes: Mostly 3- and 4-bedroom designs in the $260,000-$300,000 range. Many have open floor plans and modern touches.
Amenities: Heritage Park stands out with well-maintained fields, picnic tables, and playgrounds. Admission is free, making it a budget-friendly spot for weekend fun.
Schools: Pease Middle School and other Northside ISD campuses are known for solid academic programs and community involvement.
The Vibe
A typical day in Heritage might involve dropping your kids off at one of the nearby schools, heading to base for work or an appointment, then coming home to a neighborhood barbecue by the park.
One veteran family purchased a 4-bedroom home for $290,000 using their VA loan benefit. With monthly payments around $1,200 to $1,300, they built around $15,000 in equity within a year, thanks to San Antonio’s consistent 5% annual growth rate. They appreciate the quieter streets compared to busier areas closer to downtown.
Westover Hills: Modern and Upscale
Search homes for sale in Westover Hills
What Makes It Special
Short answer: Westover Hills is an upscale option with modern homes priced between $300,000 and $350,000, about 15 minutes from Lackland AFB.
Looking for a newer build with features like open-concept layouts, two-car garages, and community pools? Westover Hills delivers. SeaWorld San Antonio is nearby, offering discounts for military families (often around $45 per ticket). Plus, the commute to Lackland is still manageable—about 15 minutes via Highway 151.
What You Get
Homes: Typically 4-bedroom properties in the $310,000-$340,000 range, often boasting newer appliances and fresh landscaping.
Extras: The Westover Hills area is known for neighborhood pools, walking trails, and easy access to SeaWorld—ideal for families or visiting grandchildren.
Access: Quick 15-minute drive to Lackland AFB, with several shopping centers en route.
Living Here
Picture yourself in a 4-bedroom home with a modern kitchen, a spacious backyard, and a nearby community pool. A fellow veteran I know bought in Westover Hills for $330,000 and pays around $1,400 monthly on a VA mortgage—no private mortgage insurance required.
Their teens attend Warren High School in Northside ISD, which boasts a strong college-prep environment. The quiet streets, combined with modern community features, make it feel like a serene retreat while still being close to everything San Antonio offers.
Neighborhood Price Snapshot
This table offers a quick look at average prices, home sizes, and standout features.
| Neighborhood | Avg Home Price | Beds/Baths | Key Draw |
|---|---|---|---|
| Valley Hi | $230K | 3/2 | 5-min Commute |
| Heritage | $280K | 3–4 / 2–3 | Heritage Park |
| Westover Hills | $320K | 4 / 2–3 | Community Pool |
VA Loans: Your Veteran Advantage
With up to $806,000 in VA loan entitlement (2025), qualified veterans can buy with zero down, no PMI, and lower monthly payments.
The Department of Veterans Affairs (VA) home loan program is a significant benefit for those who have served. Whether it’s your first home or your fourth, these loans can make homeownership more accessible. Here are key features:
No Down Payment: Keep your savings intact or use them for other home expenses.
No PMI: Conventional loans typically require private mortgage insurance unless you put 20% down. VA loans waive that requirement, helping you save on monthly costs.
Competitive Interest Rates: Often lower than conventional mortgages, which can further reduce monthly payments.
Funding Fee Exemptions: Veterans with a qualifying disability rating (usually 10% or more) may be exempt from the VA funding fee. That can mean savings of $5,000-$9,000, depending on the home price.
Schools That Work for Vet Families
Northside ISD’s 89% graduation rate and varied extracurriculars make it a solid choice for military families.
As a veteran homebuyer with children, you might be researching local school performance. The neighborhoods near Lackland AFB fall under the Northside Independent School District, which consistently scores well on state assessments. Highlights:
Valley Hi Elementary (near Valley Hi): Often rated above average on GreatSchools, helps kids transition smoothly, especially if they move frequently due to PCS orders.
Pease Middle School (near Heritage): Boasts strong academic and extracurricular programs, with around an 89% graduation track.
Warren High School (near Westover Hills): Known for robust Advanced Placement (AP) classes and extracurricular activities, including ROTC programs that can interest military kids.
Parks and Outdoor Perks
Valley Hi has Elm Park, Heritage has Heritage Park, and Westover Hills offers Westover Park and SeaWorld—all with free or discounted access for military families.
San Antonio’s warm climate means year-round outdoor fun. Whether you enjoy morning runs, afternoon picnics, or weekend outings, these neighborhoods offer plenty of green spaces:
Valley Hi – Elm Park: Wide walking trails, open grassy areas, and shade trees.
Heritage – Heritage Park: Sports fields, playgrounds, and picnic tables.
Westover Hills – Westover Park & SeaWorld: Perfect for biking, jogging, or taking kids to see marine life. SeaWorld frequently offers military discounts on tickets and season passes.
Shopping and Eats Close By
Short answer: You’ll find grocery stores, restaurants, and entertainment options within 5-15 minutes, with major highways like Hwy 90, Loop 410, and Hwy 151 connecting you to the rest of San Antonio.
Valley Hi: Near the Lackland Plaza and Highway 90. Enjoy quick Walmart runs (approx. $50 for weekly essentials) and local taquerias for $10 lunches.
Heritage: Convenient access to Potranco Road shops, including retail stores, fast-food chains, and local BBQ joints (around $15 per meal).
Westover Hills: Westover Marketplace has a variety of sit-down restaurants (dinner averages $20 per person) and shops where you can grab everything from sports gear to new decor.
Commute and Amenities
| Neighborhood | Commute to Lackland | Top Amenity | Price Range |
|---|---|---|---|
| Valley Hi | 5 mins | Elm Park | $200K–$250K |
| Heritage | 10 mins | Heritage Park | $250K–$300K |
| Westover Hills | 15 mins | Community Pool | $300K–$350K |
Get a sense of how long it’ll take you to get to Lackland, plus the main neighborhood attractions.
Home Prices and Growth in 2025
San Antonio sees a steady 5% growth in property values, so expect $15K-$20K equity within a year on a $300K home.
While the median home price citywide is around $283,000, the neighborhoods near Lackland range from $230,000 in Valley Hi to about $320,000 in Westover Hills. If projections hold, a $300,000 home could increase to $315,000 by next year. This steady appreciation is beneficial for veterans looking to build equity, especially if they plan to rent or sell later.
Safety You Can Count On
Crime rates in these specific neighborhoods tend to be lower than San Antonio’s citywide average, making them appealing to veteran families.
San Antonio’s overall crime rate sits about 11% above the national average (AreaVibes), but Valley Hi, Heritage, and Westover Hills have reputations for being relatively calm and safe. While it’s wise to do your own due diligence—talk to future neighbors, check local crime maps—veterans who already live in these areas often report feeling comfortable letting their children play outside and walking around in the evenings.
Why now is a Great Time to Move
Favorable loan rates, rising equity, and strong neighborhood amenities make 2025 a prime time for veterans to invest near Lackland AFB.
Many lenders predict interest rates to stabilize around 5.5% for VA loans, which can be lower than conventional loans at around 7%. For example, on a $290,000 VA loan, your monthly payment (principal and interest) might be around $1,200-$1,300—significantly lower than a comparable conventional loan that might require a 20% down payment and cost up to $1,600-$1,700 monthly.
Additional Reasons to Buy Now:
Rental Demand: Even if you PCS in a few years, the strong rental market around Lackland AFB can help you keep your property as a source of steady income.
Military Community: For newly separated veterans, staying near a military community can ease the transition into civilian life through resources, job opportunities, and a sense of camaraderie.
Watch Out for These
Older homes might need upgrades, traffic can spike on highways, and neighborhoods near major roads sometimes deal with noise.
Valley Hi: Homes built in the 1960s-1970s may need updates like new wiring or HVAC systems (costing $5,000-$15,000).
Heritage: Loop 410 can get congested during peak times, turning a 10-minute commute into 15-20 minutes.
Westover Hills: Highway 151 noise might bother light sleepers, especially if your home is near the main road.
However, many veterans who have purchased in these areas say the benefits—affordability, location, and community—far outweigh these challenges.
Real Vet Stories Near Lackland
Valley Hi, $230K Purchase: Monthly VA mortgage around $1,000, close to base, minimal commute.
Heritage, $290K Purchase: Gained $15K equity in a year, family enjoys the local park and safe streets.
Westover Hills, $330K Purchase: Modern layout, community pool, $1,400 monthly payment.
Heritage Fixer-Upper, $280K: Invested $20K in renovations, saw a $14K increase in property value within six months.
These success stories underline how veterans can thrive when they choose a neighborhood that fits their budget and lifestyle.
Picking Your Lackland Spot
If you want a budget-friendly starter, go for Valley Hi. For more space and strong family amenities, choose Heritage. For a modern feel and extra perks, check out Westover Hills.
Each neighborhood offers distinct benefits, but they all share quick commutes and veteran-friendly features:
Valley Hi: Approx. $230,000, 5 minutes to base, ideal for a single veteran or small family on a tighter budget.
Heritage: Around $280,000, 10 minutes out, excellent for families wanting more space and better parks.
Westover Hills: $320,000 and up, 15 minutes away, more upscale with modern builds and added amenities.
Before you commit, explore each area in person if possible. Talk to current residents, check out open houses, and confirm the VA eligibility of properties. You can also reach out to your base’s housing office or local veteran organizations for more insight.
Frequently Asked Questions
What are the best neighborhoods near Lackland AFB for veterans?
Valley Hi, Heritage, and Westover Hills stand out for their VA-friendly prices, convenient commutes (5-15 minutes), and family-friendly features.Why is Valley Hi good for veterans?
Valley Hi offers $200K-$250K homes, a 5-minute drive to Lackland AFB, and access to Northside ISD. Monthly payments on a $230K house can be around $1,000 with a VA loan.What makes Heritage a top choice for veteran families?
Heritage boasts $250K-$300K homes, a 10-minute commute to base, and amenities like Heritage Park. Many vets here enjoy quick equity growth thanks to San Antonio’s 5% property value increase.Is Westover Hills worth the higher price tag?
Yes. For $300K-$350K, you get newer builds, community pools, and proximity to SeaWorld. Commutes average about 15 minutes, and the neighborhood tends to be quieter and more upscale.How long does it take to commute to Lackland AFB from these neighborhoods?
Between 5 and 15 minutes. Valley Hi is the closest, Heritage is slightly farther, and Westover Hills is around 15 minutes via Hwy 151.Are schools in these areas good for military kids?
Absolutely. They’re served by Northside ISD, known for high graduation rates and strong programs like ROTC. No private school fees required.What’s the price trend near Lackland AFB?
Housing prices have been growing at about 5% annually. A $300K home could jump to $315K in a year, offering quick equity gains.How safe are these neighborhoods?
While San Antonio’s overall crime rate is a bit above the national average, these specific areas have lower incidences of crime, making them popular among families and retirees.Can veterans use VA loans in these neighborhoods?
Absolutely. With the 2025 entitlement limit at $806K, you can buy homes in this price range with zero down payment and no PMI.Why live near Lackland AFB instead of downtown San Antonio?
Homes near Lackland are typically more affordable, ranging from $230K to $320K. You’ll also enjoy easier access to base services, a shorter commute, and strong military support networks.
