{"id":2899,"date":"2025-04-09T16:13:23","date_gmt":"2025-04-09T16:13:23","guid":{"rendered":"https:\/\/lrgrealty.com\/where-military-families-are-moving-near-san-antonio-and-austin\/"},"modified":"2026-05-28T14:01:00","modified_gmt":"2026-05-28T14:01:00","slug":"where-military-families-are-moving-near-san-antonio-and-austin","status":"publish","type":"post","link":"https:\/\/lrgrealty.com\/lrg-blog\/where-military-families-are-moving-near-san-antonio-and-austin\/","title":{"rendered":"Where Military Families Are Moving Near San Antonio and Austin"},"content":{"rendered":"<div class=\"rl-page rl-page-lrg\">\n<div class=\"rl-wrap\">\n<header class=\"rl-hero\">\n<div class=\"rl-eyebrow\">Process \u00b7 Guide<\/div>\n<h1>Where Military Families Moving San Antonio Austin<\/h1>\n<p><a class=\"rl-cta-primary\" href=\"\/lrg-blog\/connect-with-lrg\/?ref=where-military-families-moving-san-antonio-austin\">Connect with LRG \u2192<\/a><br \/>\n<\/header>\n<nav aria-label=\"Jump to section\" class=\"rl-jump-nav\">\n<a href=\"#why-so-many-military-families-choose-central-texas\">Why So Many Military Families Choose Central Texas<\/a><br \/>\n<a href=\"#best-neighborhoods-near-san-antonio-s-military-bases\">Best Neighborhoods Near San Antonio&#8217;s Military Bases<\/a><br \/>\n<a href=\"#where-do-military-families-actually-live-in-san-antonio\">Where Do Military Families Actually Live in San Antonio?<\/a><br \/>\n<a href=\"#does-kirsten-dunst-really-live-in-austin\">Does Kirsten Dunst Really Live in Austin?<\/a><br \/>\n<a href=\"#faqs\">FAQs<\/a><br \/>\n<\/nav>\n<p>Military families PCSing to central Texas are settling between San Antonio and Austin, with the heaviest draw in Schertz, New Braunfels, and northeast San Antonio near Randolph and Fort Sam Houston. Median home prices across these corridors sit between $275K and $350K, comfortably inside E-6 and O-3 BAH for the San Antonio MHA. The catch is geography: push closer to Austin for its schools or job market and you add 40-plus minutes to JBSA, with a potential BAH rate change if your duty ZIP shifts.<\/p>\n<div class=\"rl-quick-grid\">\n<article class=\"rl-quick-card\">\n<h3>Before Your PCS to San Antonio or Austin<\/h3>\n<ul>\n<li><strong>PCS orders first:<\/strong> Lenders require official PCS orders to pre-approve <a href=\"https:\/\/lrgrealty.com\/lrg-blog\/va-loan-on-fixer-upper-in-san-antonio\/\">a VA loan<\/a> at your new duty station, so request them as early as possible.<\/li>\n<li><strong>Certificate of Eligibility:<\/strong> Your lender can pull your VA COE electronically in about one business day, but having your DD-214 or statement of service ready speeds it up.<\/li>\n<li><strong>BAH rate difference:<\/strong> <a href=\"https:\/\/lrgrealty.com\/lrg-blog\/lrg-equity-assist-down-payment-assistance-in-san-antonio-and-austin\/\">San Antonio and Austin<\/a> fall in separate BAH zones with rates that can differ by $200 to $400 monthly, directly affecting your purchase budget.<\/li>\n<li><strong>Bottom line:<\/strong> Start <a href=\"https:\/\/lrgrealty.com\/lrg-blog\/how-to-restore-your-va-loan-entitlement\/\">your VA loan<\/a> pre-approval 60 to 90 days before your report date so you can close on a home near your PCS arrival window.<\/li>\n<\/ul>\n<\/article>\n<article class=\"rl-quick-card\">\n<h3>What You Need for a San Antonio or Austin PCS<\/h3>\n<ul>\n<li><strong>BAH baseline:<\/strong> Compare your rank&#8217;s BAH to local medians. San Antonio E-5 with dependents draws roughly $1,578 per month versus Austin&#8217;s $1,899.<\/li>\n<li><strong>School district research:<\/strong> North East ISD and Comal ISD rank high near San Antonio bases. Round Rock ISD and Leander ISD lead the Austin corridor.<\/li>\n<li><strong>Commute dry run:<\/strong> Map your route from target neighborhoods to base during rush hour. I-35 between San Antonio and Austin adds 30 to 45 minutes in peak traffic.<\/li>\n<li><strong>Bottom line:<\/strong> Homes in New Braunfels and Kyle split the commute between both bases, but verify your address falls in the school district you actually want <a href=\"https:\/\/lrgrealty.com\/lrg-blog\/2022-9-17-top-10-things-every-home-buyer-should-know-before-making-an-offer\/\">before making an offer<\/a>.<\/li>\n<\/ul>\n<\/article>\n<article class=\"rl-quick-card\">\n<h3>PCS Move Timeline: San Antonio and Austin<\/h3>\n<ul>\n<li><strong>Orders in hand:<\/strong> Request permissive TDY early and connect with a VA-savvy agent who knows JBSA, Fort Cavazos, and Camp Mabry commute corridors.<\/li>\n<li><strong>House-hunting trip:<\/strong> Visit neighborhoods during school drop-off and evening rush to test real drive times, not weekend traffic conditions.<\/li>\n<li><strong>Closing week:<\/strong> VA appraisals in Bexar and Travis counties currently take 10 to 14 business days, so plan for a 30 to 40 day close.<\/li>\n<li><strong>Worth noting:<\/strong> Families who coordinate their DITY move date with closing can pocket the full PCS allowance instead of spending it on temporary lodging and storage fees.<\/li>\n<\/ul>\n<\/article>\n<article class=\"rl-quick-card\">\n<h3>What It Costs Near JBSA and Austin<\/h3>\n<ul>\n<li><strong>Median price gap:<\/strong> San Antonio metro homes sell near $295,000 while Austin metro runs $450,000, pushing most Military families toward the JBSA corridor for affordability.<\/li>\n<li><strong>Texas property taxes:<\/strong> No state income tax, but expect 1.9% to 2.4% annually by county. On a $295,000 home that adds $465 to $590 per month.<\/li>\n<li><strong>Down payment saved:<\/strong> A VA loan on a $295,000 purchase eliminates the $14,750 you would need for a conventional 5% down payment, keeping cash free for PCS costs.<\/li>\n<li><strong>Break-even:<\/strong> E-6 BAH at JBSA is $1,893 per month, which covers a $295,000 mortgage including taxes and insurance with roughly $200 left for utilities.<\/li>\n<\/ul>\n<\/article>\n<\/div>\n<details>\n<summary>Where do military families live in San Antonio?<\/summary>\n<p>Most Military families settle near Joint Base San Antonio installations: Schertz and Cibolo for Randolph AFB, Helotes and Alamo Ranch for Lackland, and Live Oak for <a href=\"https:\/\/lrgrealty.com\/lrg-blog\/fort-sam-houston-pcs-sell-guide-army-north-south\/\">Fort Sam Houston<\/a>. These areas offer median home prices within E-6\/E-7 BAH limits and strong school districts like Schertz-Cibolo-Universal City ISD.<\/p>\n<\/details>\n<details>\n<summary>Where does Kirsten Dunst live in Texas?<\/summary>\n<p>Kirsten Dunst and her husband Jesse Plemons own a home in Austin, Texas. Austin&#8217;s real estate market draws both celebrities and Military families, with median home prices around $450,000 and strong <a href=\"https:\/\/lrgrealty.com\/lrg-blog\/2024-11-4-best-school-districts-in-san-antonio-a-homebuyers-guide\/\">school districts in<\/a> suburbs like Round Rock and Cedar Park near Fort Cavazos.<\/p>\n<\/details>\n<details>\n<summary>Is Camp Mabry in Austin still active?<\/summary>\n<p>Camp Mabry is an active Texas Military Department installation in central Austin, serving as headquarters for the Texas Army National Guard and Texas Air National Guard. It does not generate federal PCS orders, but Guard and Reserve families stationed there benefit from Austin&#8217;s schools and easy access <a href=\"https:\/\/lrgrealty.com\/lrg-blog\/top-5-reasons-to-move-to-san-antonio-in-2024\/\">to San Antonio<\/a>&#8216;s larger Military community.<\/p>\n<\/details>\n<section class=\"rl-bluf\">\n<h2 id=\"the-bottom-line-up-front\">The Bottom Line Up Front<\/h2>\n<p><strong>Military families PCSing to the San Antonio-Austin corridor face a core tradeoff: San Antonio puts you closer to Joint Base San Antonio with median home prices near $285,000, while Austin-area communities offer stronger job markets for spouses at median prices above $450,000. The right choice depends on your duty station, BAH rate, and whether a spouse&#8217;s career factors into the household budget.<\/strong><\/p>\n<p>San Antonio&#8217;s 2026 BAH for an E-5 with dependents sits around $1,872 per month. That covers a mortgage on most homes in Schertz, Cibolo, and Universal City, all within 20 minutes of Randolph or Fort Sam Houston. Austin&#8217;s BAH runs higher at $2,193, but median prices in Round Rock and Cedar Park still stretch that rate thin. The sweet spot for families who need access to both metros: New Braunfels and San Marcos, where median prices stay below $340,000 and I-35 connects you to either city in under an hour.<\/p>\n<div class=\"bullet-section-gray\">\n<ul>\n<li>San Antonio median home price sits near $285,000, roughly $170,000 below Austin&#8217;s median in 2026.<\/li>\n<li>JBSA BAH at E-5 with dependents covers most mortgages in Schertz, Cibolo, and Universal City.<\/li>\n<li>New Braunfels and San Marcos split the corridor with sub-$340,000 medians and I-35 access to both cities.<\/li>\n<li>Austin&#8217;s spouse employment market ranks among the strongest in Texas, offsetting higher housing costs for dual-income households.<\/li>\n<li>VA Loan buyers in either metro pay zero down payment, making BAH-to-mortgage math the deciding factor.<\/li>\n<\/ul>\n<\/div>\n<\/section>\n<section class=\"rl-section\">\n<h2 id=\"why-so-many-military-families-choose-central-texas\">Why So Many Military Families Choose Central Texas<\/h2>\n<p>Central Texas draws more Military families than nearly any other region in the country, and the reasons go well beyond base proximity. Five major installations anchor a corridor from San Antonio through Austin to the Killeen-Temple area, creating a job market, support network, and housing ecosystem built for families at every pay grade. Zero state income tax and competitive BAH rates strengthen the financial case further.<\/p>\n<p>Joint Base San Antonio alone encompasses three installations (Lackland, Randolph, and <a href=\"https:\/\/lrgrealty.com\/local-news\/fort-sam-houston-pcs-sell-guide-army-north-south\/\">Fort Sam Houston<\/a>), while Fort Cavazos sits roughly an hour north of Austin. Families who separate from service tend to stay put because the Veterans Affairs infrastructure here runs deep. The Audie Murphy VA Medical Center in San Antonio, multiple VA outpatient clinics spread across both metros, and a large network of Veteran service organizations mean transitioning families keep full access to healthcare and benefits without having to relocate again.<\/p>\n<div class=\"bullet-section-gray\">\n<ul>\n<li>San Antonio E-6 with dependents BAH sits at $1,893\/month (2026), enough to cover a mortgage on most homes south and west of Loop 1604<\/li>\n<li>Texas has no state income tax, adding roughly 5-7% more take-home pay compared to Virginia or North Carolina<\/li>\n<li>Northeast ISD, Northside ISD, Round Rock ISD, and Leander ISD all rank among the top districts in Texas and run dedicated Military family transition programs<\/li>\n<li>Both metros offer strong Military spouse employment: healthcare, cybersecurity, and defense contracting in San Antonio, plus tech and state government in Austin<\/li>\n<li>Median home prices near $285,000 in San Antonio versus $450,000 in Austin, with suburbs like New Braunfels and Kyle splitting the difference around $330,000 to $370,000<\/li>\n<\/ul>\n<\/div>\n<p>For a family weighing a PCS move to Texas or a separating service member choosing where to put down roots, Central Texas checks the boxes that matter: affordable housing within BAH, top-tier school districts, VA healthcare access, and a civilian job market that values Military experience. The region doesn&#8217;t just accommodate Military families. It was built around them.<\/p>\n<\/section>\n<section class=\"rl-section\">\n<h2 id=\"best-neighborhoods-near-san-antonios-military-bases\">Best Neighborhoods Near San Antonio&#8217;s Military Bases<\/h2>\n<p>The neighborhoods that consistently work best <a href=\"https:\/\/lrgrealty.com\/austin-military-va\/austin-pcs-military-resources\/\">for Military families<\/a> cluster around three JBSA installations: Fort Sam Houston on the northeast side, <a href=\"https:\/\/lrgrealty.com\/lrg-blog\/best-places-to-live-near-randolph-afb\/\">Randolph AFB in<\/a> the northeast corridor, and Lackland AFB on the southwest. Each base anchors a different set of communities with distinct price points, school districts, and commute prof<\/p>\n<p>Most buyers start by narrowing to a 20-minute commute window from their duty station. That single filter eliminates about 60% of San Antonio listings and makes the decision much more manageable. From there, school ratings and BAH compatibility do the heavy lifting. San Antonio&#8217;s E-6 with dependents BAH rate sits around $1,767 for 2026, which supports a mortgage in the $280,000 to $330,000 range depending on <a href=\"https:\/\/lrgrealty.com\/lrg-blog\/2026-texas-property-taxes-homestead\/\">property taxes and<\/a> insurance. These five neighborhoods consistently appear on my clients&#8217; shortlists.<\/p>\n<p>insurance. These five neighborhoods consistently appear on my clients&#8217; shortlists.<\/p>\n<div class=\"bullet-section-gray\">\n<ul>\n<li>Schertz and Cibolo (ZIP 78154, 78108) sit about 10 minutes from Randolph AFB. Schertz-Cibolo-Universal City ISD consistently scores above regional averages. Median sale prices run around $310,000, and resale values hold well due to steady Military buyer demand.<\/li>\n<li>Converse (ZIP 78109) offers the shortest commute split between Randolph and Fort Sam Houston, roughly 15 minutes to either installation. Judson ISD serves most of the area. Median prices hover near $265,000, making it one of the most BAH-compatible options in the metro.<\/li>\n<li>Universal City and Live Oak (ZIP 78148, 78233) border Randolph&#8217;s main gate. Homes in the $250,000 to $290,000 range fit comfortably under E-5 and E-6 BAH. The tradeoff is older housing stock, though many homes have been updated in recent years.<\/li>\n<li>Helotes (ZIP 78023) works for Lackland AFB and Camp Bullis families who want Hill Country space on a larger lot. Northside ISD schools rank among the city&#8217;s best. Median prices sit higher here, around $380,000, which typically requires O-3 or above BAH or a second income.<\/li>\n<li>Alamo Heights and Terrell Hills (ZIP 78209) are 10 minutes from Fort Sam Houston. Alamo Heights ISD is one of the top-rated districts in Texas. Median home prices start near $550,000, which puts this area out of BAH-only range for most enlisted families but works for dual-income officer households.<\/li>\n<\/ul>\n<\/div>\n<p>An E-5 or E-6 PCSing to Randolph with school-age kids will find the strongest value-to-quality ratio in Schertz or Cibolo. An O-3 household with two incomes and a preference for walkable dining can look at Alamo Heights without overextending. Match your base assignment to your BAH bracket and school priorities first. The right neighborhood follows from there.<\/p>\n<\/section>\n<section class=\"rl-section\">\n<h2 id=\"where-do-military-families-actually-live-in-san-antonio\">Where Do Military Families Actually Live in San Antonio?<\/h2>\n<p>Most Military families in San Antonio settle in a suburban band running from the northeast side down through the southeast corridor. The heaviest concentrations aren&#8217;t always in the closest neighborhoods to each installation. Families weigh school district ratings, BAH coverage on the mortgage, and long-term resale value alongside gate proximity. These seven ZIP codes consistently show the highest rates of Military household density across the metro.<\/p>\n<p>The northeast cluster (78233, 78239, 78109) pulls families assigned to both Fort Sam Houston and Randolph because commute times stay under 20 minutes to either gate. Converse and Universal City split <a href=\"https:\/\/lrgrealty.com\/lrg-blog\/2023-6-9-what-is-the-difference-between-short-sales-and-foreclosures\/\">the difference between<\/a> the two installations, which matters for dual-Military couples with different duty stations. On the west side, 78245 and 78253 serve Lackland and Medina Annex families. Helotes (78253) runs higher on price but draws buyers willing to pay more for Northside ISD schools and newer construction. Most of these areas keep median home prices well inside <a href=\"https:\/\/lrgrealty.com\/lrg-blog\/san-antonio-2026-va-cola-and-loan-limits\/\">VA Loan limits<\/a>.<\/p>\n<table>\n<thead>\n<tr>\n<th>ZIP \/ Area<\/th>\n<th>Median Home Price<\/th>\n<th>School District<\/th>\n<th>Nearest Base<\/th>\n<th>Drive to Gate<\/th>\n<\/tr>\n<\/thead>\n<tbody>\n<tr>\n<td>78109 (Converse)<\/td>\n<td>$265,000<\/td>\n<td>Judson ISD<\/td>\n<td>Randolph<\/td>\n<td>12 min<\/td>\n<\/tr>\n<tr>\n<td>78148 (Universal City)<\/td>\n<td>$275,000<\/td>\n<td>Schertz-Cibolo-UC ISD<\/td>\n<td>Randolph<\/td>\n<td>5 min<\/td>\n<\/tr>\n<tr>\n<td>78154 (Schertz)<\/td>\n<td>$310,000<\/td>\n<td>Schertz-Cibolo-UC ISD<\/td>\n<td>Randolph<\/td>\n<td>10 min<\/td>\n<\/tr>\n<tr>\n<td>78233 (NE San Antonio)<\/td>\n<td>$280,000<\/td>\n<td>NEISD<\/td>\n<td>Fort Sam Houston<\/td>\n<td>15 min<\/td>\n<\/tr>\n<tr>\n<td>78239 (Windcrest)<\/td>\n<td>$245,000<\/td>\n<td>NEISD<\/td>\n<td>Fort Sam Houston<\/td>\n<td>10 min<\/td>\n<\/tr>\n<tr>\n<td>78245 (SW San Antonio)<\/td>\n<td>$255,000<\/td>\n<td>Northside ISD<\/td>\n<td>Lackland<\/td>\n<td>12 min<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<tr><td\n\n<p>School district quality drives most of the geographic sorting. Families with school-age children cluster in NEISD (northeast), Northside ISD (west), and Schertz-Cibolo-UC ISD (I-35 corridor). Judson ISD covers Converse at lower price points but with more mixed campus ratings. District boundaries in San Antonio cross city limits in counterintuitive ways, so checking the specific campus assignment for an address <a href=\"https:\/\/lrgrealty.com\/agents\/\">matters more than<\/a> the ZIP code alone.<\/p>\n<p>rintuitive ways, so checking the specific campus assignment for an address matters more than the ZIP code alone.<\/p>\n<p>An E-6 with dependents buying in Converse at $265,000 with a VA Loan (zero down, 6.5% rate) lands a monthly payment around $1,675 before taxes and insurance. With 2026 BAH at $2,076 for <a href=\"https:\/\/lrgrealty.com\/lrg-blog\/how-upcoming-election-impacts-san-antonio-housing-market\/\">the San Antonio<\/a> MHA, that leaves roughly $400 per month for utilities and upkeep. Families who stretch into Schertz or Helotes for stronger schools still stay within BAH, just with a tighter margin.<\/p>\n<\/section>\n<div class=\"rl-cta-mid\"><a class=\"rl-cta-pill\" href=\"\/lrg-blog\/connect-with-lrg\/?ref=where-military-families-moving-san-antonio-austin\">Connect with LRG \u2192<\/a><\/div>\n<section class=\"rl-section\">\n<h2 id=\"does-kirsten-dunst-really-live-in-austin\">Does Kirsten Dunst Really Live in Austin?<\/h2>\n<p>Yes. Kirsten Dunst and her husband Jesse Plemons bought <a href=\"https:\/\/lrgrealty.com\/austin-blog\/guide-to-buying-a-home-in-austin\/\">a home in Austin<\/a> and have lived there since around 2016. They settled in the west Austin corridor, and they&#8217;re far from the only high-profile names drawn to the city. Austin&#8217;s celebrity real estate presence reflects the same quality-of-life factors that attract Military families: strong schools, outdoor recreation, relative affordability compared to LA or New York, and no state income tax.<\/p>\n<p>Most celebrity purchases in Austin cluster in a few predictable areas. Tarrytown and Westlake Hills draw the bulk of high-end buyer activity, with median home prices running $1.2M to $2.5M depending on the street. These neighborhoods sit west of MoPac (Loop 1) and offer mature tree cover, proximity to Lady Bird Lake, and access to Eanes ISD, one of the top-rated districts in Texas. The privacy factor matters: large lots, limited through-traffic, and a culture that largely ignores famous neighbors. Sandra Bullock, Matthew McConaughey, and several tech founders all own property in the same corridor.<\/p>\n<div class=\"bullet-section-gray\">\n<ul>\n<li>Tarrytown (78703): Tree-lined streets west of downtown, median home price around $1.3M, walkable to Lady Bird Lake and major employers<\/li>\n<li>Westlake Hills (78746): Eanes ISD schools consistently rank in the top 5% statewide, homes range from $800K to $3M+<\/li>\n<li>Rollingwood (78746): Small incorporated city inside Austin&#8217;s footprint with its own low property tax rate and Eanes ISD access<\/li>\n<li>Barton Creek (78735): Gated communities with Hill Country views, popular with buyers who prioritize space and privacy<\/li>\n<li>Bee Cave and Lakeway (78738\/78734): 20 minutes west of d\n<p>For Military families PCSing to Austin, these west-side neighborhoods price out most enlisted buyers on BAH alone. Austin BAH for an E-6 with dependents sits near $2,100 per month in 2026. Pair that with a second income, and the $380K to $500K range in Cedar Park, Leander, or Round Rock becomes realistic with <a href=\"https:\/\/lrgrealty.com\/lrg-blog\/va-loan-on-fixer-upper-in-san-antonio\/\">a VA Loan<\/a>. Those areas deliver strong schools and 25-to-35-minute commutes without the Westlake price tag.<\/p>\n<p>er strong schools and 25-to-35-minute commutes without the Westlake price tag.<\/p>\n<\/li>\n<\/ul>\n<\/section>\n<section class=\"rl-section\">\n<h2 id=\"is-camp-mabry-in-austin-still-operating\">Is Camp Mabry in Austin Still Operating?<\/h2>\n<p>Yes. Camp Mabry is fully operational and serves as the headquarters for the Texas Military Department in west-central Austin, right off MoPac Boulevard near 35th Street. The post has been active since 1892 and currently houses the Texas Army National Guard, Texas Air National Guard, and Texas State Guard headquarters. It is not a federal active-duty installation like the JBSA bases in San Antonio.<\/p>\n<p>Camp Mabry supports roughly 3,000 Military and civilian personnel but does not offer the on-post housing, commissary, or PX services that active-duty families rely on at JBSA. The post operates primarily as an administrative and training headquarters. Guard and Reserve members stationed at Camp Mabry typically live in surrounding Austin neighborhoods like Tarrytown, Rosedale, Allandale, and Crestview, where median home prices range from $550,000 to $900,000 depending on the neighborhood and lot size.<\/p>\n<table>\n<thead>\n<tr>\n<th>Feature<\/th>\n<th>Camp Mabry (Austin)<\/th>\n<th>JBSA (San Antonio)<\/th>\n<\/td>\n<\/tr>\n<\/thead>\n<tbody>\n<tr>\n<td>Branch presence<\/td>\n<td>Texas National Guard \/ State Guard<\/td>\n<td>Army, Air Force, Navy (active duty)<\/td>\n<\/tr>\n<tr>\n<td>Personnel<\/td>\n<td>~3,000<\/td>\n<td>~80,000<\/td>\n<\/tr>\n<tr>\n<td>On-post housing<\/td>\n<td>No<\/td>\n<td>Yes (multiple communities)<\/td>\n<\/tr>\n<tr>\n<td>Commissary \/ PX<\/td>\n<td>No<\/td>\n<td>Yes<\/td>\n<\/tr>\n<tr>\n<td>Military hospital<\/td>\n<td>No<\/td>\n<td>BAMC (Brooke Army Medical Center)<\/td>\n<\/tr>\n<tr>\n<td>Nearest VA clinic<\/td>\n<td>Austin VA Outpatient Clinic (7 min)<\/td>\n<td>Audie Murphy VA Medical Center (10 min)<\/td>\n<\/tr>\n<tr>\n<td>Median home price nearby<\/td>\n<td>$550K\u2013$900K<\/td>\n<td>$280K\u2013$400K<\/tr>\n<\/tr>\n<\/tbody>\n<\/table>\n<p>For Guard or Reserve families assigned to Camp Mabry, the biggest adjustment is cost. Austin&#8217;s housing market runs significantly higher than San Antonio&#8217;s, and BAH rates for Austin reflect that gap. A family weighing both cities should compare the E-6 BAH with dependents: Austin currently pays around $2,100 per month versus roughly $1,800 in San Antonio, but the price difference in housing more than absorbs that spread.<\/p>\n<\/section>\n<section class=\"rl-section\">\n<h2 id=\"what-to-expect-when-relocating-to-san-antonio-or-austin\">What to Expect When Relocating to San Antonio or Austin<\/h2>\n<p>Military families PCSing to either city should plan for a competitive housing market, particularly in Austin, and a timeline that moves faster than most duty stations in Europe or the Pacific. San Antonio inventory sits around 3.2 months of supply in 2026, while Austin hovers near 2.8 months in desirable school zones. Both cities require buyers to act within days of listing, not weeks.<\/p>\n<p>The cost gap between the two metros is significant. San Antonio median home prices run $290,000 to $330,000 in the suburbs covered earlier, while Austin&#8217;s median pushes $450,000 to $520,000 depending on the corridor. BAH for an E-7 at Fort Sam Houston covers a $1,800 mortgage payment comfortably. The same rank stationed at Camp Mabry or assigned to Austin-area units faces a tighter margin against local prices.<\/p>\n<div class=\"bullet-section-gray\">\n<ul>\n<li>San Antonio closing timelines average 28 to 35 days with VA financing, faster than the national VA average of 43 days due to local lender familiarity with Military buyers<\/li>\n<li>Austin sellers increasingly accept VA offers without pushback on appraisal gaps, a shift from 2022 when many listings excluded VA buyers<\/li>\n<li>Property tax rates in Bexar County (San Antonio) run 2.2% to 2.5%, while Travis County (Austin) ranges 1.8% to 2.1%, though higher home values offset the lower rate<\/li>\n<li>Texas has no state income tax, which means your entire BAH and base pay stretch further compared to stations in Virginia, California, or Hawaii<\/li>\n<li>Summer PCS season (May through August) is peak competition in both cities, with multiple-offer situations common on homes priced under $350,000 in San Antonio and under $500,000 in Austin<\/li>\n<li>Temporary housing options include extended-stay hotels near JBSA installations ($85 to $110\/night with government rate) and short-term rentals in both metros averaging $2,200\/month furnished<\/li>\n<\/ul>\n<\/div>\n<p>Families arriving from overseas should budget 60 to 90 days from orders receipt to closing if buying immediately. Starting your lender pre-approval before you leave your current station cuts two to three weeks off that timeline and puts you in position to make offers during your house-hunting trip rather than after.<\/p>\n<\/section>\n<section class=\"rl-section\">\n<h2 id=\"the-bottom-line\">The Bottom Line<\/h2>\n<p>Central Texas draws more Military families than nearly any other region because five major installations anchor a corridor with real options in both San Antonio and Austin. In San Antonio, most families settle in the suburban band running northeast to southeast, clustering around Fort Sam Houston, Randolph AFB, and Lackland rather than defaulting to the closest neighborhood to their installation.<\/p>\n<p>Austin offers Camp Mabry as an active Military post and a different lifestyle profile. The bottom line comes down to which base drives your assignment and how each city&#8217;s neighborhoods match your family&#8217;s priorities. Both metros deliver on the fundamentals that keep Military families returning to this corridor.<\/p>\n<\/section>\n<section class=\"rl-faq\">\n<h2 id=\"frequently-asked-questions\">Frequently Asked Questions<\/h2>\n<details>\n<summary>What do military families on Reddit say about choosing San Antonio versus Austin?<\/summary>\n<p>The consensus across r\/MilitaryFinance and r\/Army leans toward San Antonio for affordability and Austin for career options after separation. Families stationed at JBSA report median mortgages running $1,400 to $1,800 in areas like Schertz and Cibolo, while Austin-area equivalents in Round Rock or Pflugerville start closer to $2,100. Reddit threads consistently flag two things: San Antonio&#8217;s property tax rates (2.1% to 2.5% depending on the district) hit harder than newcomers expect, and Austin&#8217;s traffic on I-35 between Round Rock and downtown adds 45 to 60 minutes each way during peak hours.<\/p>\n<\/details>\n<details>\n<summary>Should military families rent or buy when PCSing to San Antonio or Austin?<\/summary>\n<p>That depends on your assignment length. For orders under 24 months, renting usually makes more sense because closing costs on a VA loan (typically 1% to 3% of the purchase price) eat into any equity you build. San Antonio rental averages sit around $1,450 for a 3-bedroom, while Austin runs closer to $1,900. For 3-year or longer assignments, buying with a VA loan and zero down payment often costs less monthly than renting the same size home, especially in San Antonio where median home prices hover near $285,000. BAH for an E-6 with dependents at JBSA covers most mortgage payments in the northeast corridor.<\/p>\n<\/details>\n<details>\n<summary>How does the PCS relocation process work for families moving to the San Antonio or Austin area?<\/summary>\n<p>Once you receive orders, you schedule a Housing Service Office appointment at your gaining installation. JBSA families use the joint housing office on Randolph. You get a Personally Procured Move (PPM) or government-arranged move through DPS, file your travel voucher via DTS, and receive per diem for en-route travel days. Most families start house hunting 60 to 90 days before their report date. Temporary Lodging Expense (TLE) covers up to 14 days of hotel costs while you close on a home or finalize a lease. File VA Form 26-1880 for your Certificate of Eligibility early so financing does not delay closing.<\/p>\n<\/details>\n<details>\n<summary>What are the most common mistakes military families make when relocating to San Antonio or Austin?<\/summary>\n<p>The biggest one is buying before driving the commute during rush hour. A home in New Braunfels looks affordable until you realize the I-35 commute to Randolph takes 50 minutes each way. Second, families skip the Texas homestead exemption filing. You must apply through your county appraisal district (Bexar or Travis) by April 30 of the year following purchase to lock in your exemption, which knocks roughly $100,000 off your assessed value. Third, some buyers waive inspections to compete in Austin&#8217;s market. Texas foundation issues from expansive clay soil cost $5,000 to $15,000 to fix, so always get the inspection.<\/p>\n<\/details>\n<details>\n<summary>Who qualifies for VA loan benefits when buying near San Antonio or Austin?<\/summary>\n<p>Active-duty service members with 90 continuous days of service during wartime or 181 days during peacetime qualify. Veterans need an honorable or general discharge. National Guard and Reserve members qualify after 6 years of service or 90 days of activation under Title 10 orders. Surviving spouses of service members who died in the line of duty or from a service-connected disability also qualify. You prove eligibility with VA Form 26-1880, which generates your Certificate of Eligibility. There is no income cap and no minimum credit score set by the VA, though most lenders want at least a 620 FICO.<\/p>\n<\/details>\n<details>\n<summary>How do BAH rates compare between San Antonio and Austin for 2026?<\/summary>\n<p>San Antonio (JBSA) BAH rates for 2026 run about 8% to 12% lower than Austin across all pay grades. An E-7 with dependents at JBSA receives roughly $2,100 per month, while the same rank stationed near Austin (if assigned to Camp Mabry or a recruiting command) receives closer to $2,400. The gap matters because San Antonio&#8217;s median mortgage payment for a 3-bedroom sits well within the JBSA BAH range, while Austin&#8217;s median mortgage often exceeds the local BAH by $200 to $400 per month. Families stationed at JBSA who buy in the I-35 corridor between the two cities sometimes split the difference.<\/p>\n<\/details>\n<details>\n<summary>Which school districts do military families prefer between San Antonio and Austin?<\/summary>\n<p>On the San Antonio side, Northeast ISD and Schertz-Cibolo-Universal City ISD consistently rank highest among Military families for their interstate compact compliance and on-base enrollment support. Judson ISD serves families near Randolph and has a dedicated Military family liaison. In the Austin area, Round Rock ISD and Leander ISD are the top picks, both rated A by TEA. Key factor: Texas school districts must accept Military orders as proof of residency for enrollment under the Interstate Compact on Educational Opportunity, so your kids can register before you physically arrive. Check each district&#8217;s Purple Star designation for dedicated transition support.<\/p>\n<\/details>\n<\/section>\n<footer class=\"rl-resources\">\n<h2 id=\"resources-used\">Resources Used<\/h2>\n<ul>\n<li><a href=\"https:\/\/theschradergroup.com\/military-relocation-pcs-to-san-antonio\/\" rel=\"noopener noreferrer\" target=\"_blank\">Theschradergroup.com \u2014 PCS Guide: Moving to San Antonio \u2013 5 Tips for Military Families<\/a><\/li>\n<li><a href=\"https:\/\/valoannetwork.com\/top-san-antonio-cities-for-veterans\/\" rel=\"noopener noreferrer\" target=\"_blank\">Valoannetwork.com \u2014 Top San Antonio-Area Cities for Veterans in 2026 &#8211; VA Loan Network<\/a><\/li>\n<li><a href=\"https:\/\/truenorthgrouptx.com\/articles\/why-military-families-are-moving-to-san-antonio-in-2025-1\" rel=\"noopener noreferrer\" target=\"_blank\">Truenorthgrouptx.com \u2014 Why Military Families Are Moving to San Antonio in 2025<\/a><\/li>\n<li><a href=\"https:\/\/www.sharprealtygrouptx.com\/blog\/top-military-friendly-cities-in-texas\" rel=\"noopener noreferrer\" target=\"_blank\">Sharprealtygrouptx.com \u2014 7 Most Military-Friendly Cities in Texas (2026) \u2014 Ranked by a Veteran<\/a><\/li>\n<li><a href=\"https:\/\/www.kwsanantonio.com\/blog\/finding-home-base-8-sa-neighborhoods-perfect-military-families\" rel=\"noopener noreferrer\" target=\"_blank\">Kwsanantonio.com \u2014 Finding Home Base: 8 SA Neighborhoods Perfect for Military Families<\/a><\/li>\n<\/ul>\n<\/div>\n<\/footer>\n<\/div>\n<\/div>\n","protected":false},"excerpt":{"rendered":"<p>Process \u00b7 Guide Where Military Families Moving San Antonio Austin Connect with LRG \u2192 Why So Many Military Families Choose Central Texas Best Neighborhoods Near San Antonio&#8217;s Military Bases Where Do Military Families Actually Live in San Antonio? Does Kirsten Dunst Really Live in Austin? FAQs Military families PCSing to central Texas are settling between [&hellip;]<\/p>\n","protected":false},"author":1,"featured_media":2900,"comment_status":"closed","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[23,64,26],"tags":[],"class_list":["post-2899","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-austin-blog","category-lrg-blog","category-neighborhood-guides"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.6 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>Top Military-Friendly Real Estate Groups in San Antonio | LRG<\/title>\n<meta name=\"description\" content=\"Military families find tailored support in San Antonio and Austin. Get insights on relocation options and specialized services for your move. 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