Top Neighborhoods Near Fort Sam Houston in San Antonio
Whether you’re newly stationed at Fort Sam Houston or transitioning from active service, finding the right neighborhood can be a game-changer. As a veteran, you have unique home loan benefits (like the VA loan) and specific lifestyle priorities.
This guide breaks down three top neighborhoods near Fort Sam Houston—Alamo Heights, Terrell Hills, and Olmos Park—by focusing on family-friendly amenities, commute times, home prices, and the powerful advantage of using your VA loan.
We’ll also touch on how your military service can open doors to financial perks, property tax exemptions, and community programs geared toward veterans.
Best Neighborhoods Near Fort Sam Houston
Close to base (about 5–10 minutes), known for excellent schools, classic architecture, and easy access to shopping.
Terrell Hills: Quiet and upscale with bigger yards, top-rated schools, and about a 10-minute commute to Fort Sam Houston.
Olmos Park: Small, swanky community just 5–7 minutes from base, boasting luxury homes and a tight-knit feel.
Fort Sam Houston is part of Joint Base San Antonio, which also includes Lackland and Randolph. Fort Sam’s primary mission revolves around military medical training at Brooke Army Medical Center, which serves more than 9,000 personnel. The base has a rich history that dates back to 1876.
Veteran Perspective
Location Advantages: Just northeast of downtown San Antonio, it’s surrounded by established neighborhoods, lush parks, and family-friendly amenities.
Medical Hub: If you’re in or transitioning from a medical-related military career, the surrounding area often has civilian healthcare opportunities.
Community Feel: Many veterans appreciate the sense of camaraderie around Fort Sam Houston. The base is near major highways that connect you to the rest of San Antonio, so you get both the convenience of city living and a strong military community.
Why Fort Sam Houston?
It’s a key medical training hub and offers a strategic location close to downtown San Antonio, top-notch amenities, and a large military community that many veterans find welcoming and supportive.
What Makes a Neighborhood the Best?
Before diving into specific areas, let’s clarify what most veteran homebuyers want in a neighborhood:
Commute: A 5–15 minute drive to base can help you save on gas and time—essential for early morning drills, medical appointments, or shift work.
Home Affordability: Typical home prices range from $350K–$600K in these neighborhoods. Many properties fit comfortably under your VA loan entitlement, which can be over $800K (depending on county limits and individual eligibility).
Quality Schools: Whether you have kids or are planning a family, strong school districts like Alamo Heights ISD stand out.
Safety: Low crime rates mean peace of mind while you’re away on duty or traveling.
Potential Growth: San Antonio is booming, with many areas seeing at least 5% annual appreciation. That means a $400K home could quickly gain $20K in equity.
Veteran Tip: Because VA loans typically have no down payment, buying in an area that’s on the rise can help you build equity faster with less initial cost.
Top Criteria for Neighborhoods
Quick commutes, moderate home prices (within VA loan limits), reputable schools, safe streets, and property value growth all make these neighborhoods prime picks for veterans.
Alamo Heights: Classic and Close
Search homes for sale in Alamo Heights
Alamo Heights sits about 5–10 minutes from Fort Sam Houston via major roads like I-35 and Harry Wurzbach. Home prices often range between $400K and $550K, typically showcasing charming older homes that have been beautifully updated. Schools here are part of Alamo Heights ISD, known for its 94% graduation rate and high national test scores.
Typical Homes: Three- to four-bedroom single-family houses with a blend of original bungalows and modern renovations.
Commute: Quick access to Fort Sam Houston—ideal for early PT or late shifts.
Amenities: Close to the McNay Art Museum, The Quarry shopping center, and a variety of local restaurants.
Safety: Crime rates are about 12% below the national average, offering peace of mind.
Real-World Example: A veteran who purchased a $450K home with a VA loan here pays roughly $1,500/month (principal and interest, excluding taxes and insurance). Thanks to 0% down, they didn’t need tens of thousands in upfront costs.
What You’ll Find
Homes: $400K–$550K, often with unique, historic architecture and big trees.
Perks: Alamo Heights’ Nature Trails Park for morning runs or weekend walks.
Commute: 5–10 minutes to Fort Sam, saving gas and time every day.
Living Here
Picture owning a $430K craftsman bungalow. Your kids can attend Cambridge Elementary (rated 9/10 by GreatSchools). You’re at base in five minutes, and your monthly payment stays manageable because of your VA benefits. Many families love the area because it balances an upscale vibe with a friendly, small-town feel.
Why Alamo Heights?
It offers a short commute (5–10 mins), historic charm, highly-rated schools, and prices that fit VA loan limits, making it ideal for many veteran homebuyers.
Terrell Hills: Quiet and Upscale
Search homes for sale in Terrell Hills
What Stands Out
Located about 10 minutes from Fort Sam Houston, Terrell Hills is known for its spacious lots, serene streets, and tight-knit community. Homes usually range from $450K to $600K and often feature traditional architecture. If you want a quieter setting without giving up the convenience of being close to the base, Terrell Hills is a prime choice.
Typical Homes: Four-bedroom homes with larger yards, perfect for families and pets.
Schools: Part of the Alamo Heights ISD, with Howard Elementary scoring an 8/10 or better.
Safety: Crime rates around 15% below the national average.
Real-World Example: A veteran purchased a $500K home here with a 0% down VA loan. Without private mortgage insurance (PMI), their monthly payment stayed around $1,700 (principal and interest). They love the peaceful environment and being part of a welcoming community.
What’s Around
Homes: Typically $450K–$600K, often with bigger lawns and mature trees.
Extras: Quick drive to Brackenridge Park for hiking trails, a golf course, and scenic picnic areas.
Access: Broadway or I-35 gets you to Fort Sam in roughly 10 minutes.
Many retirees and families choose Terrell Hills for its laid-back pace. If you’re looking to settle into post-military life with fewer distractions, this neighborhood can feel like a retreat. Imagine enjoying a front-porch coffee in the morning and still making it to base in under 15 minutes.
Why Terrell Hills?
It’s an upscale, peaceful community about 10 minutes from Fort Sam, offering bigger yards, excellent schools, and a safe environment—perfect for veterans looking for extra space.
Olmos Park: Small and Swanky
Search homes for sale in Olmos Park
With around 2,000 residents, Olmos Park is one of the most exclusive and luxurious areas near Fort Sam Houston. It’s only a 5–7 minute drive to base along McCullough Avenue, which can be a major plus during rush-hour traffic. Homes generally start around $500K and can climb to $700K, reflecting the neighborhood’s upscale vibe.
Typical Homes: Three- to four-bedroom properties with historic flair and higher-end finishes.
Schools: Part of Alamo Heights ISD, boasting a 95% graduation rate and strong academic programs.
Safety: Crime rates hover around 14% below the national average, adding a layer of security.
Real-World Example: A service member purchased a $550K home with their VA loan entitlement, paying about $1,800/month (principal and interest). The short commute and elegant surroundings made it worth the higher price tag.
What You Get
Homes: Average $520K, with a mix of architectural styles like Tudor and Mediterranean Revival.
Perks: Olmos Basin Park offers fishing, walking trails, and free family fun.
Commute: Under 10 minutes to Fort Sam, even in moderate traffic.
Living in Olmos Park feels like being in a small, upscale town. If you’re an officer or simply enjoy a more refined setting, you’ll appreciate the manicured lawns, quiet streets, and nearby local shops. You can quickly switch gears from your weekend relaxation to on-base duties without a long commute.
Why Olmos Park?
It’s an exclusive community with luxury homes, top-rated schools, and a 5–7 minute commute to Fort Sam Houston—ideal for veterans seeking a more upscale lifestyle.
Neighborhood Price Snapshot
| Neighborhood | Avg Home Price | Beds/Baths | Key Draw |
|---|---|---|---|
| Alamo Heights | $450K | 3–4 / 2–3 | Top Schools |
| Terrell Hills | $480K | 4 / 2–3 | Quiet Streets |
| Olmos Park | $520K | 3–4 / 2–3 | Luxury Charm |
| Valley Hi | $230K | 3 / 2 | 5-min Commute |
| Heritage | $280K | 3–4 / 2–3 | Heritage Park |
| Westover Hills | $320K | 4 / 2–3 | Community Pool |
Note: These average prices are approximate and can vary based on market conditions. Always consult a local real estate professional or check online listings for the latest information.
VA Loans: Your Vet Advantage
If you’re a veteran, a VA loan can be a game-changer. Backed by the U.S. Department of Veterans Affairs, it often requires no down payment and no private mortgage insurance (PMI), making homeownership more accessible. In many counties for 2025, the VA loan limit can exceed $800K, which means homes in the $350K–$600K range are generally well within reach.
Key Benefits for Veterans
Zero Down: Keep your savings intact for emergencies or home improvements.
No PMI: Conventional loans often require PMI if you put down less than 20%. VA loans skip this added cost.
Funding Fee Waiver: If you have a disability rating of 10% or higher, the VA funding fee might be waived, saving you thousands.
Flexible Credit Requirements: VA loans tend to be more forgiving, helping veterans with less-than-perfect credit scores.
Example: A veteran with a 20% disability rating who buys a $460K home in Alamo Heights can save up to $7K in upfront fees. Compared to a conventional loan that might require $90K down to avoid PMI, that’s a major financial boost.
How Do VA Loans Help?
They reduce upfront costs (no down payment, no PMI), offer competitive rates, and can waive the funding fee for disabled veterans—making homeownership more affordable.
Schools That Fit Military Life
One of the biggest draws of these neighborhoods is Alamo Heights ISD, known for high graduation rates and solid test scores. Veterans with families often prioritize school quality, and these areas deliver.
Cambridge Elementary: Consistently high ratings (9/10 on GreatSchools).
Alamo Heights High School: Graduation rates around 94% and SAT scores above the state average.
Cost Savings: By having access to top public schools, you could potentially save thousands per year on private school tuition, making your monthly mortgage payment even more manageable.
Are Schools Near Fort Sam Good?
Absolutely. Alamo Heights ISD, serving Alamo Heights, Terrell Hills, and parts of Olmos Park, boasts a 94% graduation rate and strong academics, making it a popular pick for military families.
Parks and Outdoor Living
If you love the outdoors or need space for family gatherings, these neighborhoods have plenty to offer:
Alamo Heights: Try the Incarnate Word trails for a quiet nature walk.
Terrell Hills: Enjoy Brackenridge Park, which includes hiking trails, a zoo, and a golf course.
Olmos Park: Olmos Basin Park offers playgrounds, picnic areas, and even fishing spots.
Local Veteran Perk: Veterans often find parks and trails great for staying active and decompressing after a busy week. The minimal entry fees (or none at all) help stretch your budget further.
Where Can I Relax Outdoors?
All three neighborhoods provide easy access to parks like Incarnate Word trails, Brackenridge Park, and Olmos Basin Park—perfect for weekend fun and daily exercise.
Shopping and Dining Options
Alamo Heights
Alamo Quarry Market: High-end stores and a variety of restaurants.
H-E-B Central Market: A local favorite for groceries.
Terrell Hills
Local Cafés & Diners: Charming spots along Broadway for quick bites (around $5–$10).
Brackenridge Park: Food trucks often pop up near the park on weekends.
Olmos Park
The Barn Door: A historic BBQ spot, with meals around $15–$20.
McCullough Avenue: Boutique shops and specialty eateries.
Many veterans find that the cost of living here is moderate compared to other large metropolitan areas, giving you more flexibility in how you spend your money.
What’s Nearby for Shopping and Dining?
From the upscale Alamo Quarry Market to local diners and barbecue joints, each neighborhood offers diverse options within a short drive.
Commute and Amenities
| Neighborhood | Commute to Fort Sam | Top Amenity | Price Range |
|---|---|---|---|
| Alamo Heights | 5–10 mins | Top Schools | $400K–$550K |
| Terrell Hills | 10 mins | Brackenridge Park | $450K–$600K |
| Olmos Park | 5–7 mins | Olmos Basin Park | $500K–$700K |
Tip for Veterans: Factor in traffic conditions during peak hours. However, these commute times remain relatively short compared to other big-city bases.
Home Prices and 2025 Growth
San Antonio’s overall median home price is around $283K, but these neighborhoods tend to be higher:
Alamo Heights: $450K average
Terrell Hills: $480K average
Olmos Park: $520K average
According to Redfin, the market is projected for around 5% growth in 2025. That means a $450K home could appreciate to about $472K, giving you $22K in equity fairly quickly.
Veteran Takeaway: With a VA loan’s low out-of-pocket costs, you stand to gain equity faster. Even if you’re only stationed at Fort Sam for a few years, your home could build value that benefits you when it’s time to PCS again.
Will My Home Value Increase?
Most likely, yes. Projections show about 5% growth in 2025. Buying now could earn you tens of thousands in equity, especially with minimal upfront costs through a VA loan.
Safety You Can Trust
Alamo Heights: Crime rates ~12% below the national average
Terrell Hills: Crime rates ~15% below the national average
Olmos Park: Crime rates ~14% below the national average
For veterans, safety is often a top concern—especially if you travel frequently for training or want your family secured while you’re away. These neighborhoods’ low crime profiles can provide added peace of mind.
Is It Safe to Live Near Fort Sam?
Absolutely. Alamo Heights, Terrell Hills, and Olmos Park each boast crime rates well below national averages, making them ideal choices for veterans seeking security.
Heads-Up on Drawbacks
While these neighborhoods are prime spots for veterans, every area has pros and cons:
Alamo Heights: Occasional traffic on I-35 could turn a 5-minute commute into 10–15 minutes during peak times.
Terrell Hills: Some homes are older and may need updates (e.g., $10K–$15K plumbing or roofing fixes).
Olmos Park: Smaller lot sizes can limit outdoor space for larger families or those wanting big backyards.
Veteran Pro Tip: Factor repair costs into your home loan process. VA renovation loans exist, or you can negotiate repairs with the seller.
What Are the Downsides?
Traffic in Alamo Heights, older homes in Terrell Hills, and smaller yards in Olmos Park are typical concerns. However, many veterans find the benefits outweigh these minor drawbacks.
Finding Your Fort Sam Houston Home
If you’re ready to explore these neighborhoods:
Get Pre-Approved for a VA Loan: Visit VA.gov Home Loans for official details and obtain your Certificate of Eligibility (COE).
Contact a Veteran-Friendly Real Estate Agent: Look for an agent experienced with VA financing who can guide you to the best listings.
Compare Neighborhoods: Weigh commute times, school districts, and potential home repairs.
Negotiate Smart: You can often negotiate for sellers to cover closing costs or repairs, especially if the home has been on the market a while.
Check Out Local Veteran Programs: Some Texas counties offer property tax exemptions or discounts for disabled veterans, which can reduce monthly payments.
What’s the Best Way to Start?
Secure your VA loan pre-approval, find an agent who knows the Fort Sam area, and compare Alamo Heights, Terrell Hills, and Olmos Park based on your family size, budget, and desired lifestyle.
Frequently Asked Questions
What are the top neighborhoods near Fort Sam Houston?
Alamo Heights ($450K), Terrell Hills ($480K), and Olmos Park ($520K)—each offers quick commutes, strong community vibes, and veteran-friendly amenities.
Why’s Alamo Heights great near Fort Sam?
It’s only 5–10 minutes from Fort Sam, has excellent schools, and most homes range $400K–$550K—ideal for veterans with a VA loan.
What makes Terrell Hills a top pick?
Quiet and upscale, roughly 10 minutes from base, with prices $450K–$600K. It’s perfect for families wanting more yard space.
Is Olmos Park good near Fort Sam?
Yes, if you like luxury living. It’s a 5–7 minute commute with home prices starting around $500K, and it’s known for a small-town, upscale feel.
How’s the commute to Fort Sam Houston?
Generally 5–10 minutes from these areas via highways like I-35 or main roads like Broadway, making it convenient for daily base access.
Are schools near Fort Sam good for kids?
Alamo Heights ISD is among the top in Texas, with high graduation rates and strong academic programs—an excellent match for military families.
What’s the price trend near Fort Sam?
Expect around 5% annual growth, so a $450K home could quickly gain $22K in equity.
How safe are these Fort Sam-area spots?
Crime rates are significantly lower than the national average, ranging 12–15% below in each neighborhood.
Can Vets use VA loans near Fort Sam?
Absolutely. With 0% down and no PMI, VA loans make homes in the $400K–$600K range more affordable. Disabled veterans may also be exempt from the funding fee.
Why live near Fort Sam over downtown?
You’ll find more veteran-oriented communities, lower overall prices compared to downtown (where averages are around $552K), and a short drive to base.
