If you're an active-duty service member or veteran moving to the Camp Bullis area in San Antonio, you're in the right place.
This area is known for military-friendly neighborhoods, excellent schools, and a variety of homes priced to make the most of your VA loan benefits.
In this guide, we'll highlight three popular neighborhoods—Stone Oak, The Dominion, and Shavano Park—and discuss the unique advantages each offers veterans buying a home.
Whether you're curious about VA loan perks or looking for family-friendly features, you'll find everything you need right here.
Top Places to Live Near Camp Bullis
Stone Oak: Upscale, family-friendly, and around a 15–20 minute commute. Average home prices hover between $350K–$450K.
The Dominion: Luxury living just 10 minutes from base; prices range $500K–$800K, with gated communities and top schools.
Shavano Park: A quieter, close-knit option about 15 minutes away, typically $400K–$600K.
Why Camp Bullis Is a Big Deal
Camp Bullis is part of Joint Base San Antonio and serves as a major training ground for multiple branches of the U.S. military, including the Army, Air Force, and Marine Corps. Located roughly 17 miles northwest of downtown San Antonio, this 27,990-acre installation provides live-fire ranges, tactical training sites, and medical exercise facilities. Many veterans find it appealing because of the sense of camaraderie and the ongoing opportunities to connect with fellow service members.
Historical Significance: Established in 1917, Camp Bullis is named after Brigadier General John L. Bullis.
Active Environment: You’ll see (and hear) military drills, helicopter flights, and occasionally live-fire exercises.
Veteran Community: The San Antonio region is known as “Military City USA,” offering strong support networks and resources for service members transitioning to civilian life.
What Makes a Great Spot Near Camp Bullis?
When looking for a home near Camp Bullis—especially if you’re using a VA loan—there are a few key factors to keep in mind:
Commute Times: A 10–20 minute drive saves you time and reduces stress.
Home Prices Within VA Loan Limits: In 2025, many veterans have access to a VA loan entitlement up to $806,000 (subject to individual qualifications), which comfortably covers a $300K–$500K home.
Top-Rated Schools: San Antonio’s Northeast Independent School District (NEISD) consistently ranks well, making it a great choice for families.
Safety and Community: Low crime rates, well-kept neighborhoods, and a strong sense of community often top the list for veterans settling down.
For a real-world perspective, many veteran families report feeling right at home in these neighborhoods thanks to strong local support and easy access to base.
Stone Oak: Upscale and Convenient
Stone Oak sits about 12 miles from Camp Bullis and offers a quick 15–20 minute drive via Loop 1604 or nearby highways. Homes generally range from $350K–$450K, and many properties have modern designs with 3–4 bedrooms.
Top Schools: Reagan High School in NEISD boasts a 92% graduation rate.
Healthcare Facilities: North Central Baptist Hospital is nearby, ensuring you won’t have to travel far for medical care.
Safety: Crime rates run about 10% below the national average.
What You’ll Find
Typical Home: Average sale prices around $370K–$400K, often with spacious backyards and recent upgrades.
Local Perks: Stone Oak Park offers free entry, nature trails, and a family-friendly atmosphere.
Commute: About 15 minutes to base under normal traffic conditions.
Living There
Imagine moving into a modern two-story home for about $400K. With a VA loan and no down payment, your monthly mortgage (excluding taxes and insurance) might be around $1,400–$1,500, depending on interest rates and your personal eligibility. You’ll enjoy weekend trips to Stone Oak Park, easy shopping at The Rim, and a short drive to Camp Bullis for duty or training.
The Dominion: Luxury Meets Proximity
If you prefer a more luxurious lifestyle and can comfortably afford a higher mortgage, check out The Dominion. It’s only about 10 minutes from Camp Bullis and offers gated communities with home prices typically starting around $500K and extending upwards of $800K or more.
Exclusive Feel: From manicured lawns to private security, you’ll notice a sense of privacy the minute you drive in.
Community Amenities: The Dominion Country Club offers golf, social events, and neighborhood gatherings.
Highly Rated Schools: Leon Springs Elementary scores 9/10 on GreatSchools, making it ideal for families prioritizing education.
What’s Around
Typical Home: $600K and up, often featuring pools, large yards, and upscale finishes.
Extras: Weekend golf outings can cost around $50 per round if you’re a community member.
Accessibility: Easy access to I-10, making your drive to Camp Bullis roughly 10 minutes.
Living There
Visualize sipping coffee on a spacious patio with hill country views. A home listed at $580K might translate to a monthly payment of around $1,900–$2,000 with a VA loan (property taxes and insurance vary). While it’s a pricier option, many veterans see it as a long-term investment and appreciate the exclusive atmosphere.
Search homes for sale in The Dominion
Shavano Park: Quiet and Close
Why It’s Special
Nestled about 15 minutes from Camp Bullis, Shavano Park offers a small-town feel within the city limits. Homes here typically range from $400K–$600K, with many single-story or ranch-style properties on cozy lots.
Tight-Knit Community: With a population of around 3,500, you’ll experience a friendly atmosphere where neighbors often know each other well.
Low Crime Rate: Crime is about 15% below the national average, giving many families peace of mind.
Strong Schools: Blattman Elementary boasts a 95% graduation rate (district-wide statistics), signaling quality education options.
What You Get
Typical Home: Expect prices around $430K, with 3–4 bedrooms.
Local Perks: Gorrell Park is a community staple, perfect for picnics and outdoor fun.
Easy Commute: Whether you take Loop 1604 or I-10, it’s typically just 15 minutes to base.
Living There
Picture a $420K home with a manageable mortgage of around $1,450 per month (VA loan estimate). You’ll enjoy quiet streets, family bike rides, and minimal traffic to Camp Bullis. Many veterans praise Shavano Park’s laid-back vibe—ideal for recharging after a demanding day on base.
Search homes and real estate for sale in Shavano Park
Neighborhood Price Snapshot
| Neighborhood | Avg Home Price | Beds/Baths | Top Feature |
|---|---|---|---|
| Stone Oak | $400K | 3–4 / 2–3 | Top Schools |
| The Dominion | $550K | 4–5 / 3–4 | Gated Luxury |
| Shavano Park | $430K | 3–4 / 2–3 | Quiet Streets |
VA Loans: Your Vet Superpower
One of the biggest advantages you have as a veteran homebuyer is the VA loan. Here’s why it’s a game-changer:
Zero Down Payment: In most cases, you won’t need to put money down.
No Private Mortgage Insurance (PMI): This can save you hundreds each month compared to conventional loans.
Higher Entitlement for 2025: With up to $806K in loan entitlement (for those with full entitlement), you can consider higher-priced homes without a hefty down payment.
Funding Fee Waiver: If you have a disability rating of 10% or higher, you may be exempt from the VA funding fee, saving you thousands up front.
Example: If you buy a $400K home in Stone Oak using a VA loan, you might pay around $1,400/month (principal and interest), assuming an interest rate near 5.5%. This rate is often more favorable than a conventional mortgage, which might require 7% interest plus a down payment.
Pro Tip: Before applying get your Certificate of Eligibility (COE) and budget for closing costs.
Schools That Fit Military Life
School quality is a major factor for many military families. Fortunately, the areas near Camp Bullis fall under strong school districts:
Stone Oak: Reagan High School has an average SAT score of about 1150, offering rigorous academic programs and extracurricular activities.
The Dominion: Leon Springs Elementary scores 8/10 or higher on various rating platforms, ensuring a solid educational foundation.
Shavano Park: Blattman Elementary (part of NEISD) has a stellar reputation with high graduation rates across the district.
Opting for a highly rated public school can save you from private school tuition, further stretching your Basic Allowance for Housing (BAH) or monthly retirement income.
Parks and Outdoor Fun
San Antonio’s climate is perfect for outdoor enthusiasts. Whether you’re into hiking, jogging, or simply walking the dog, there are plenty of green spaces close to Camp Bullis:
Stone Oak: Eisenhower Park spans 320 acres and features several miles of walking trails, observation decks, and scenic views—for free.
The Dominion: Crownridge Canyon Park offers wildflower meadows and nature trails, also free of charge.
Shavano Park: Gorrell Park provides a peaceful setting for family picnics, playground fun, and community events.
Shopping and Dining Near Camp Bullis
A short drive along I-10 or Loop 1604 opens up a variety of shopping centers and dining options:
Stone Oak: Easy access to The Rim, a popular shopping complex boasting major retailers and casual restaurants.
The Dominion: Close to La Cantera, known for higher-end shops and diverse dining, from quick bites to sit-down meals.
Shavano Park: Features smaller local shops and cafes, like Quercus for your morning coffee fix.
Example: A Stone Oak homeowner might spend $20 on a quick shopping run at The Rim or grab a $10 meal from a local taqueria within 10–15 minutes from their doorstep.
Commute and Amenities
| Neighborhood | Commute to Camp Bullis | Top Amenity | Price Range |
|---|---|---|---|
| Stone Oak | 15–20 mins | Eisenhower Park | $350K–$450K |
| The Dominion | 10 mins | Gated Community | $500K–$800K |
| Shavano Park | 15 mins | Quiet Community Vibe | $400K–$600K |
Home Prices and 2025 Growth
While San Antonio’s overall median home price is around $283K, these neighborhoods skew higher due to their desirable locations and quality schools. Real estate analysts like Redfin predict around a 5% market growth for 2025 in the region.
Stone Oak: $400K could increase to $420K, netting you around $20K in equity.
The Dominion: A $550K property might grow to $577K or higher.
Shavano Park: A $430K home could jump to $451K, offering a nice equity cushion.
For a veteran using a VA loan, this appreciation can be especially beneficial because you’re not tying up a large down payment. You hold onto more of your cash while building equity in a rising market.
Safety You Can Count On
Veterans and active-duty families often prioritize safety. Fortunately, these areas are consistently rated among the safer neighborhoods in greater San Antonio:
Stone Oak: Crime rates approximately 10% below national averages.
The Dominion: Gated entries and private security.
Shavano Park: About 15% below national crime rates, with a small-town community feel.
Local Tip: Many neighborhoods have active neighborhood watch programs. Engaging with your homeowners’ association or local community groups can further enhance the sense of security.
Heads-Up on Drawbacks
Every neighborhood has its quirks. Here are a few to keep in mind:
Stone Oak: Loop 1604 traffic can sometimes turn a 15-minute commute into 20–25 minutes.
The Dominion: Homeowners’ association (HOA) fees can range from $150–$200 per month, adding to monthly costs.
Shavano Park: Some older homes may require $10K–$15K in updates (e.g., new roof or HVAC).
These challenges aren’t deal-breakers for most veteran families, but they’re worth noting as you finalize your decision.
Finding Your Camp Bullis Home
If you’re weighing your options:
Stone Oak ($350K–$450K): Family-friendly, top-rated schools, about 15–20 minutes to base.
The Dominion ($500K–$800K): Luxury homes, gated community, just 10 minutes away.
Shavano Park ($400K–$600K): Quiet, close-knit, and a quick 15-minute drive.
Action Steps:
Get Pre-Approved: Obtain your VA loan pre-approval to know your budget range.
Contact a Military-Friendly Realtor: LRG Realty is owned by Veteran, Levi Rodgers, and his agents know the unique needs of veteran homebuyers.
Tour Neighborhoods: Drive around Stone Oak, The Dominion, and Shavano Park to get a feel for the vibe and commute times.
Compare Amenities: Check out schools, medical facilities, and community events.
Make an Offer: Use your VA loan advantage to submit a competitive yet affordable bid.
Frequently Asked Questions
Where’s the best place to live near Camp Bullis?
Stone Oak, The Dominion, and Shavano Park are top picks. All three offer short commutes, veteran-friendly amenities, and diverse home prices.
Why choose Stone Oak near Camp Bullis?
Stone Oak features homes from $350K–$450K, strong NEISD schools, and a quick 15–20 minute drive to Camp Bullis. With a VA loan, you might pay around $1,400/month.
What’s great about The Dominion for vets?
This gated community is about 10 minutes from Camp Bullis. While pricier ($500K–$800K), many veterans love the upscale environment and top-rated schools.
Is Shavano Park good near Camp Bullis?
Absolutely. Shavano Park ($400K–$600K) offers a quieter vibe, strong schools, and a short 15-minute commute. Perfect for smaller families or retirees.
How’s the commute to Camp Bullis?
Generally 10–20 minutes via Loop 1604 or I-10. Stone Oak might edge closer to 20 minutes during rush hour, while The Dominion can be as quick as 10.
Are schools near Camp Bullis good for kids?
Yes. NEISD schools like Reagan High, Leon Springs Elementary, and Blattman Elementary rank highly in academic performance, saving you private school costs.
What’s the price trend near Camp Bullis?
Expect around 5% market growth in 2025. A $400K home could appreciate to $420K, giving you about $20K in equity.
How safe are these Camp Bullis-area spots?
Stone Oak and Shavano Park post crime rates 10–15% below national averages. The Dominion is gated and offers additional security measures.
Can vets use VA loans near Camp Bullis?
Yes. With an entitlement up to $806K in 2025, you can buy a home with zero down payment and no PMI, significantly lowering your monthly costs.
Why live near Camp Bullis over downtown San Antonio?
Homes closer to Camp Bullis ($300K–$500K range) often boast lower crime, shorter commutes, and a community environment that resonates with many veterans.
The Bottom Line
Whether you’re just completing your service, actively stationed at Camp Bullis, or a seasoned veteran ready to buy, San Antonio’s neighborhoods near Camp Bullis offer a range of home styles and price points to fit your needs.
From the upscale appeal of The Dominion to the family-friendly vibe of Stone Oak and the peaceful charm of Shavano Park, each area stands out for its veteran-friendly amenities, strong school districts, and short commute times.
With a VA loan in your back pocket, you’re uniquely positioned to secure a great home at an affordable monthly cost—building equity and settling into a community that honors and supports those who have served.
