TL;DR: If you have orders to JBSA-Fort Sam Houston, this guide covers BAH purchasing power by pay grade, the five neighborhoods military families choose most around the Home of Army Medicine, and what the Fort Sam market actually costs after Bexar County taxes and insurance. Before you start touring houses, grab your free VA Home Loan Snapshot — it takes 60 seconds and shows exactly what you can afford at current rates.
The Fort Sam Houston market is unusual for a major Army installation. Specifically, your BAH stretches farther here than at almost any comparable duty station. Additionally, the neighborhoods immediately surrounding the post run from historic pre-war bungalows in Terrell Hills to new-build Lennar communities in Converse. As a result, you get real choice. However, your pay grade, your unit’s gate, and your school-district priorities all pull you in different directions. Before you start touring houses, the fastest way to get oriented is a free VA Home Loan Snapshot — a personalized report built around your BAH and the Fort Sam market. It takes 60 seconds, with no credit pull. Then use this guide to choose your neighborhood.
BAH Rates for JBSA-Fort Sam Houston (TX285)
All four JBSA installations — Fort Sam Houston, Lackland, Randolph, and Camp Bullis — share Military Housing Area code TX285. Your BAH is set by pay grade and dependency status, not by which JBSA installation is on your orders. For 2026, TX285 rates decreased approximately 2.9% from 2025. Members already on station are typically protected by DoD rate grandfathering; new arrivals receive the 2026 rates below.
| Pay Grade | Without Dependents | With Dependents |
|---|---|---|
| E-1 | $1,359 | $1,563 |
| E-2 | $1,359 | $1,563 |
| E-3 | $1,359 | $1,563 |
| E-4 | $1,359 | $1,563 |
| E-5 | $1,497 | $1,785 |
| E-6 | $1,533 | $1,893 |
| E-7 | $1,638 | $2,010 |
| E-8 | $1,743 | $2,094 |
| E-9 | $1,887 | $2,241 |
| O-1 | $1,494 | $1,833 |
| O-2 | $1,593 | $1,968 |
| O-3 | $1,794 | $2,181 |
| O-4 | $2,004 | $2,370 |
| O-5 | $2,124 | $2,430 |
| O-6 | $2,136 | $2,475 |
Data last verified: January 2026. Rates reflect the DoD 2026 BAH table for MHA TX285. Verify your exact rate at the DoD BAH calculator using zip code 78234. For deeper context on how your rate is calculated, see the full 2026 BAH rates guide, or run your own numbers with the BAH Calculator.
What Your BAH Actually Buys Here
San Antonio’s median home price is currently tracking around $262,000 — roughly 40% below the national median. As a result, Fort Sam is one of the strongest BAH-to-purchasing-power markets in the DoD. At E-5 and above with dependents, your BAH comfortably supports homeownership across multiple neighborhood tiers. For senior enlisted and O-3 and above, your BAH can reach into Alamo Heights-adjacent markets that would be unreachable at most other duty stations. However, Bexar County carries one of the highest effective property tax rates in Texas. Consequently, the taxes-and-insurance math below matters more here than almost anywhere else.
Not sure how far your BAH actually stretches near Fort Sam Houston? Your free VA Home Loan Snapshot runs the real numbers at current rates — no credit pull, no obligation, takes 60 seconds.
Fort Sam Houston Market Snapshot
Here’s how the five neighborhoods most military families choose compare. Use this as your at-a-glance reference before you read the deeper breakdowns below.
| Area | Median Price Range | Days on Market | Market Type |
|---|---|---|---|
| Terrell Hills / Alamo Heights | $585,000–$780,000 | 60–90 | Balanced to buyer-favorable |
| Stone Oak | $440,000–$520,000 | 60–95 | Somewhat competitive |
| Schertz | $310,000–$360,000 | 45–75 | Seller-favorable |
| Windcrest / Live Oak | $240,000–$290,000 | 40–65 | Seller-favorable |
| Converse | $240,000–$285,000 | 35–55 | Seller-favorable |
Data last verified: April 2026. Confirm current figures with your local market expert before making offers.
Neighborhoods Military Families Choose Near Fort Sam Houston
The housing decision around Fort Sam comes down to three real trade-offs. First, how close you want to be to your specific gate. Second, whether you prioritize the Alamo Heights ISD footprint versus North East ISD or Judson ISD. Third, whether you’re buying historic character or new construction. The communities below are organized by commute distance from the post, starting with the closest.
Terrell Hills — Walking Distance to Fort Sam, Alamo Heights ISD
Best for: Senior enlisted and officer families prioritizing the shortest possible commute and top-tier schools; households that value historic character over square footage.
- Median home price range: approximately $585,000–$780,000 (entry-level bungalows start lower; mid-century ranches cluster in this range)
- Commute: 5–10 minutes to the Harry Wurzbach East Gate or Walters Street Gate
- School district: Alamo Heights ISD (AHISD)
Terrell Hills shares a boundary with Fort Sam Houston. As a result, it is unquestionably the closest off-post neighborhood to the installation. Many of its original homes were built between 1930 and 1955 for Fort Sam officers and their families. Consequently, the architecture, mature oak canopy, and walkable street grid feel like nothing else in San Antonio. Additionally, Terrell Hills sits entirely inside Alamo Heights ISD, which is consistently ranked among the top-performing districts in Texas. Because the city is small and fully built out, inventory turns slowly. Homes commonly sit 60 to 90 days. However, patience pays off here. Specifically, the school district reputation and proximity to the post historically support strong resale for military families rotating through every three years.
On-base housing near Terrell Hills
If you’re weighing Terrell Hills against on-post housing, Hunt Military Communities manages 925 homes across seven on-post neighborhoods. Notably, on-post housing includes the historic red-brick quarters that define Fort Sam’s character. However, inventory is tight and waitlists vary significantly by rank and bedroom size. Call the Fort Sam Housing Office at (210) 270-7638 the day your orders drop.
Off-base neighborhoods in Terrell Hills
Inside Terrell Hills itself, look at Broadmoor, Terrell Heights, and the Oakmont-Carnahan corridor. Homes built pre-1960 often need HVAC and electrical updates. Therefore, factor inspection and reserve budgets accordingly. For a deeper look at the installation itself, the Fort Sam Houston base guide covers gates, schools, medical care, and everything else you’ll need for the move itself.
Alamo Heights and Olmos Park — Premium, Historic, AHISD
Best for: Senior officer families, dual-income households with a VA loan plus civilian earnings, buyers focused on long-term appreciation over tour-length breakeven math.
- Median home price range: approximately $695,000–$830,000
- Commute: 10–15 minutes to Walters Street Gate or Harry Wurzbach East Gate
- School district: Alamo Heights ISD
Alamo Heights is the neighborhood most San Antonians think of when they hear “prestigious zip code” — 78209. Olmos Park sits directly adjacent and shares the same AHISD district. Furthermore, inventory here includes everything from 1920s Spanish Colonial Revival homes to modern new-builds on teardown lots. Days on market run longer than the metro average. Specifically, 80 to 130 days is typical. Moreover, the market is currently more buyer-favorable than it has been in several years, with median price-per-square-foot down from the recent peak. For officer families with a clear 3-year-plus tour and a VA loan plus a working spouse’s income, this corridor delivers school quality and resale strength that few San Antonio neighborhoods can match. Notably, Alamo Heights is also where most of Fort Sam’s senior medical leadership historically settle when they buy.
On-base housing near Alamo Heights
If you’re weighing this corridor against on-post housing, the historic general officer quarters on the Fort Sam National Register list sit closer to Alamo Heights than to any other neighborhood. However, those quarters are rank-restricted. Typically, they are not an option for O-5 and below.
Off-base neighborhoods in Alamo Heights
Beyond Alamo Heights city limits, the 78209 zip code extends into Old Alamo Heights, Hollywood Park-adjacent pockets, and the El Verano corridor. Similarly, Olmos Park offers some of the largest lots inside Loop 410 — rare in San Antonio’s inner core. School zone boundaries inside AHISD are tight, so verify the specific campus before signing anything.
Stone Oak — North Side, Newer Construction, NEISD
Best for: Officer and senior NCO families wanting master-planned community amenities, newer homes, and top-rated North East ISD schools; families where the spouse works in the Medical Center or north-side corporate offices.
- Median home price range: approximately $440,000–$520,000
- Commute: 20–30 minutes to the Walters Street Gate via US-281 South
- School district: North East Independent School District (NEISD)
Stone Oak is the master-planned, gated-community answer for families who want newer construction and don’t want to be inside Loop 410. Most of the housing stock was built between 1995 and 2015. As a result, you get standard 21st-century floor plans, two-car garages, and community amenities like pools and walking trails. Additionally, NEISD — which serves most of Stone Oak — is well-regarded and military-experienced given the area’s proximity to the Medical Center and multiple VA facilities. The trade-off is commute. Specifically, Stone Oak is genuinely 20 to 30 minutes to Fort Sam. Moreover, US-281 South during morning rush traffic can stretch that further. For families with a non-medical unit assignment, this is fine. For BAMC staff on a rotating shift, however, the gate proximity in Terrell Hills or Windcrest is usually a better fit.
On-base housing near Stone Oak
No on-post housing maps to Stone Oak specifically — the distance is too far. Families choosing Stone Oak are making the affirmative choice to live off-post.
Off-base neighborhoods in Stone Oak
Within Stone Oak, look at The Vineyard, Rogers Ranch, Cibolo Canyon, Promontory Pointe, and the Heights at Stone Oak. Note that a small portion of Stone Oak falls into Comal ISD rather than NEISD. Therefore, confirm district at the address level before offering. For families buying with a VA home loan, Stone Oak’s newer construction means fewer inspection surprises than in the historic inner-loop neighborhoods.
Windcrest and Live Oak — Closest Affordable Option, Judson ISD
Best for: Junior enlisted families, first-time VA loan buyers, households where the monthly payment is the deciding factor, or single service members buying a starter home that will become a rental at PCS.
- Median home price range: approximately $240,000–$290,000
- Commute: 10–15 minutes to the Harry Wurzbach East Gate or I-35 BAMC Gate
- School district: Judson ISD (most of Windcrest and Live Oak)
Windcrest and Live Oak are the close-in, affordable choices for Fort Sam families. Both communities sit along or just inside Loop 410. As a result, commutes to multiple Fort Sam gates run a genuine 10 to 15 minutes. Additionally, at current median prices in the $240,000–$290,000 range, these neighborhoods work for the full E-5-through-E-7 pay grade band on BAH alone. Furthermore, junior officers can buy here comfortably with room in the budget for taxes and insurance. However, Judson ISD is stronger at some campuses than others. Therefore, evaluate at the elementary and middle school level rather than district level. Notably, families with school-age kids often end up choosing Schertz or Stone Oak instead specifically because of district-wide consistency.
On-base housing near Windcrest
If you’re weighing Windcrest against on-post housing, Fort Sam’s on-post communities are substantially closer to the core post than Windcrest. However, the monthly cost is comparable. Specifically, on-post housing uses your BAH as rent, and at E-5 through E-7 that’s roughly what a Windcrest mortgage payment runs. The real difference is equity. In short, off-base buying builds equity; on-post does not.
Off-base neighborhoods in Windcrest
Within Windcrest, look for established 1970s-1990s homes on larger lots than you’ll find in Converse or Universal City. Similarly, Live Oak centers around The Forum shopping corridor on I-35. As a result, it offers some of the fastest commute times to Fort Sam’s eastern gates. For families planning a PCS in 2–3 years, these neighborhoods also tend to rent well. Notably, this matters if you’re buying as a long-term investment rather than a forever home.
Schertz — The Dual-Military Answer, SCUCISD
Best for: Dual-military households with one spouse at Fort Sam and one at JBSA-Randolph, families prioritizing school-district consistency, anyone planning a 3-year-plus assignment who wants the strongest resale.
- Median home price range: approximately $310,000–$360,000
- Commute: 25–35 minutes to Fort Sam via I-35 South (20–30 minutes to JBSA-Randolph)
- School district: Schertz-Cibolo-Universal City ISD (SCUCISD)
Schertz sits almost exactly between Fort Sam Houston and JBSA-Randolph. Consequently, it is the default answer for dual-military households who can’t easily choose between installations. Additionally, SCUCISD is consistently ranked among the top districts in the San Antonio metro. Moreover, the newer construction inventory along FM 1518 keeps the pipeline active. Furthermore, Schertz has genuinely appreciated over the past five years. Notably, this matters for families using a VA loan to build equity rather than pay rent. The trade-off is commute distance. Specifically, 25 to 35 minutes to Fort Sam in morning rush is realistic, especially if the Harry Wurzbach gates are your target. For single-service-member Fort Sam families, Schertz often doesn’t pencil out versus Windcrest. However, for dual-military families, it’s usually the clear winner.
On-base housing near Schertz
Neither Fort Sam nor Randolph on-post housing is a realistic alternative for a Schertz-oriented family. Specifically, the commute from Fort Sam on-post housing back to Randolph would undo every advantage of living between the two installations.
Off-base neighborhoods in Schertz
Inside Schertz, the master-planned communities along FM 1518 are currently the most active for military buyers. Specifically, look at Crossvine, Carolina Crossing, and the Homestead area. Named builders actively selling include Lennar, D.R. Horton, and Meritage Homes. Floor plans typically run 1,800–2,400 square feet. Similarly, price points sit squarely in the $310,000–$360,000 band. If new construction is your preference, Schertz and the adjacent Cibolo communities have more inventory than anywhere else in the Fort Sam commute radius.
Not sure which neighborhood fits your BAH and your specific gate? Our local market experts know this market from every angle. Start your free PCS Plan →
On-Base Housing vs. Buying Near Fort Sam Houston
How On-Post Housing Works at Fort Sam
On-post housing at Fort Sam uses your BAH as rent. Specifically, Hunt Military Communities collects your allotted BAH in exchange for the house. As a result, you get zero out-of-pocket monthly cost, utilities partially included, and maintenance handled by the property manager. However, that setup also means zero equity built over a 3-year tour.
How Buying With a VA Loan Changes the Math
Buying with a VA home loan flips that math. You get zero down payment, no PMI, and competitive rates. Additionally, a portion of every monthly payment goes toward principal. As a result, over a standard 3-year tour, you’re building real equity. That equity converts to cash at PCS if you sell. Alternatively, it becomes a long-distance rental income stream if you keep the home. In a market like Fort Sam — where median prices run well below national averages and the BAH-to-price ratio is favorable — the equity math usually favors buying for families with orders of two years or longer.
That said, buying is not the right answer for everyone. Specifically, short-tour families, members in unit positions with known follow-on assignments at higher-cost installations, and anyone with a credit profile that needs another 6–12 months of work should rent first. The Snapshot walks through this math explicitly. Therefore, you can see the numbers for your specific situation, not a generic comparison.
What Military Buyers Need to Know About the Fort Sam Market
Below are a few Fort Sam-specific realities that affect your buying timeline.
BAMC Shift Schedules Change Your Gate Choice
If your unit assignment is at Brooke Army Medical Center or the Medical Education and Training Campus, the BAMC I-35 Gate and Schofield Gate are your access points — not Walters Street. As a result, the neighborhoods that actually deliver a short commute change entirely. Ask your sponsor which gate your section uses before committing to a neighborhood.
Summer PCS Season Is Intense Here
Fort Sam’s medical training cycle runs year-round. However, June through August is still peak PCS season in San Antonio. Moreover, it overlaps with the city’s peak tourism season, when hotel prices spike and inventory tightens. Consequently, families trying to buy in July are competing with medical students and residents PCS-ing in simultaneously. If you have flexibility, closing in April-May or September-October avoids the crunch. Additionally, give yourself enough runway to manage TMO coordination. For example, the DITY/PPM move guide walks through entitlements if you’re considering a personally procured move. Similarly, the PCS binder checklist keeps every document organized from orders through in-processing.
San Antonio Summers Are Legitimately Hot
Temperatures routinely exceed 100°F from June through September. Therefore, central A/C is non-negotiable. Every listing will have it. Still, confirm the age and condition of the HVAC system before waiving inspection. Additionally, budget $50–$100 more per month for utilities from July through September than you would at a northern installation.
Flash Flooding Is the Real Weather Risk — Not Hurricanes
San Antonio doesn’t get hurricanes directly. Likewise, tornadoes are rare. However, flash flooding is a genuine threat. Specifically, downtown and several low-lying neighborhoods have flooded historically during heavy rainfall. Before offering, check the FEMA Flood Map Service Center for any specific address. Additionally, price flood insurance into your budget if the property sits in or near a Special Flood Hazard Area.
The Real Cost of Buying Near Fort Sam Houston: Taxes, Insurance, and What Your BAH Actually Covers
This is where San Antonio’s below-national-average home prices meet Bexar County’s above-national-average property tax rates — and why most online mortgage calculators give you the wrong number.
Bexar County property taxes
Most military families buying near Fort Sam end up in Bexar County. There, the effective property tax rate currently runs around 2.0%. In contrast, the national median effective rate is approximately 1.0%. On a $300,000 home, that works out to roughly $6,000 per year, or about $500 per month added to your monthly housing cost before insurance. Similarly, on a $400,000 home, the tax impact approaches $8,000 per year or $667 per month. However, homes inside certain incorporated cities — Alamo Heights, Terrell Hills, Olmos Park, Universal City — carry additional municipal tax layers. Consequently, total rates can push above 2.3%.
Texas offers a homestead exemption that reduces your taxable value for school district taxes. For 2026, the exemption is $140,000 off the school-district portion of your assessed value — a meaningful reduction. Apply with the Bexar County Appraisal District before April 30 in the year after you close. Additionally, Bexar County moves to biennial appraisals starting in 2026. As a result, your market value will only be reassessed every two years. Therefore, protesting your initial value is important, since it sets the baseline for two tax years.
Texas disabled veteran property tax exemption
Texas offers one of the most generous disabled veteran property tax exemptions in the country. For veterans with a 100% disability rating from the VA (or individual unemployability determination), Texas exempts the entire appraised value of the homestead from all property taxes. This includes county, city, school district, and any special districts. In short, zero property tax, regardless of home value. For partial disability ratings, the exemption is smaller but still meaningful:
- 10%–29% disability rating: $5,000 off assessed value
- 30%–49% disability rating: $7,500 off assessed value
- 50%–69% disability rating: $10,000 off assessed value
- 70%–99% disability rating: $12,000 off assessed value
Apply with the county appraisal district using Form 50-135 and your VA rating letter. Full details are available at the Texas Veterans Commission.
Texas state income tax
Texas has no state income tax. None. As a result, every dollar of base pay, every dollar of BAH, every dollar of BAS, and every dollar of a working spouse’s W-2 stays entirely out of state-tax reach. For a dual-income military family earning combined W-2 income of $120,000 plus tax-free allowances, the absence of state income tax is worth roughly $4,000–$6,000 per year. In contrast, a state like California or Virginia would tax that same income heavily. Over a typical 3-year tour, that’s $12,000–$18,000 that stays in your pocket. In short, it’s real money that belongs in the buy-vs-rent analysis. For more context, see the full 2026 military pay charts and how no-tax-state assignments affect your total compensation.
Homeowner’s insurance
San Antonio homeowner’s insurance runs higher than the national median. Specifically, average annual premiums currently sit in the $2,000–$3,200 range depending on dwelling coverage, deductible, and home age. That works out to roughly $170–$270 per month added to your housing cost. Several factors push San Antonio premiums above the national average. These include hail storms in spring and early summer, occasional tornado activity, wildfire risk in the outer suburbs, and flash flood exposure in low-lying neighborhoods. Additionally, older homes (common in Terrell Hills, Alamo Heights, and Olmos Park) carry higher premiums than newer construction (common in Schertz, Cibolo, and Stone Oak). The roof, plumbing, and electrical age all factor in.
For military families, USAA and Armed Forces Insurance Exchange (AFI) consistently price competitively. Moreover, they serve this community specifically. Get quotes from both before defaulting to your current auto insurer’s home product. Additionally, check FEMA flood zone status for any property near Salado Creek, the San Antonio River, or Cibolo Creek. Then price a separate flood insurance policy. Notably, standard homeowner’s insurance does not cover flood damage.
Most online calculators show you principal and interest. Your free VA Home Loan Snapshot factors in Bexar County property taxes and typical San Antonio insurance costs. As a result, you see what your payment actually looks like — not just what a calculator says. Get Your Free Snapshot →
Frequently Asked Questions
Do all JBSA installations share the same BAH rate?
Yes. Fort Sam Houston, Lackland, Randolph, and Camp Bullis all fall within Military Housing Area TX285. Consequently, your BAH rate is identical regardless of which JBSA installation is on your orders. However, where your BAH goes furthest depends on which neighborhood and commute corridor you choose.
What neighborhoods are closest to Fort Sam Houston’s gates?
Terrell Hills is the closest off-post neighborhood. Specifically, it’s 5 to 10 minutes to the Walters Street Gate or Harry Wurzbach East Gate. Alamo Heights and Olmos Park follow at 10 to 15 minutes. Similarly, Windcrest and Live Oak offer 10-to-15-minute commutes to the eastern gates at a much lower price point. In contrast, Stone Oak and Schertz sit 20 to 35 minutes out. However, they offer newer construction and different school districts.
Which Fort Sam Houston gate should I use?
The main Walters Street Gate and the BAMC/I-35 Visitor Control Center are open 24/7. Additionally, Harry Wurzbach East, SAMMC I-35, and Schofield Gates also operate 24 hours. In contrast, other gates run on weekday or peak-hour schedules. These include Harry Wurzbach West, New Braunfels, Wilson, and Winans. Your unit’s location on post dictates your best gate. Therefore, ask your sponsor before signing a lease. Notably, Fort Sam’s geography spreads across northeast San Antonio, so gate proximity matters for daily commutes. Verify current hours at the official JBSA gate hours page.
What school districts serve Fort Sam Houston families?
On-post housing is zoned to Fort Sam Houston ISD. This is a small district with automatic enrollment for on-post residents. Off-base, the district depends on neighborhood. Specifically, Alamo Heights ISD covers Terrell Hills, Alamo Heights, and Olmos Park. Similarly, North East ISD covers Stone Oak and most of the northern corridor. In contrast, Judson ISD covers Windcrest, Live Oak, and Converse. Finally, SCUCISD covers Schertz and Cibolo. Contact the JBSA School Liaison Office for enrollment and mid-year transfer support before you move.
Is Bexar County property tax high?
Yes. Specifically, Bexar County’s effective property tax rate runs around 2.0%, roughly double the national median. On a $300,000 home, that’s about $6,000 per year or $500 per month added to your housing cost. Notably, Texas has no state income tax to offset this. Additionally, the state homestead exemption removes $140,000 from your school-district taxable value for 2026. Therefore, factor the full tax impact into your buy-vs-rent analysis — it’s larger here than at most installations.
What does a 100% disabled veteran pay in property taxes in Texas?
Zero. Specifically, Texas fully exempts the homestead of a veteran rated 100% disabled (or individually unemployable) by the VA from all property taxes. This includes county, city, school district, and special districts. In short, it’s one of the most generous state benefits in the country. Moreover, veterans with partial disability ratings (10%–99%) receive exemptions ranging from $5,000 to $12,000 off assessed value. Apply with the Bexar County Appraisal District using Form 50-135 and your VA rating letter.
Can I use my VA home loan for a home near Fort Sam Houston?
Yes. Specifically, the VA home loan is ideal for the Fort Sam market. You get zero down payment, no PMI, and competitive rates. Additionally, BAH counts as qualifying income. Because San Antonio home prices run well below the national average, your VA loan purchasing power stretches further here than at most duty stations. Notably, the funding fee for first-time VA loan use is 2.15% (financed into the loan, not paid upfront). Furthermore, veterans with a service-connected disability are exempt from the funding fee entirely.
Where are new construction homes being built near Fort Sam Houston?
The most active new construction corridors for Fort Sam buyers are Schertz, Cibolo, and Converse along the FM 1518 and I-35 North corridor. Named builders currently selling include Lennar, D.R. Horton, and Meritage Homes. Typically, floor plans run 1,800–2,400 square feet. Additionally, Stone Oak still has active new-build inventory in outer sections. However, most of Stone Oak proper is built out. In contrast, Alamo Heights and Terrell Hills offer new-build opportunities only on teardown lots at premium price points.
Is it a buyer’s or seller’s market near Fort Sam Houston?
It varies by neighborhood. Specifically, the close-in affordable corridors (Windcrest, Live Oak, Converse) remain seller-favorable with fast-moving inventory. In contrast, Schertz is seller-favorable in the new-construction segment and more balanced in resale. Similarly, Stone Oak is somewhat competitive with longer days on market. However, Alamo Heights, Terrell Hills, and Olmos Park currently sit in a balanced-to-buyer-favorable position. Notably, median days on market run 60 to 130 days there, giving military buyers negotiating leverage they haven’t had in recent years.
What about flood risk near Fort Sam Houston?
Flash flooding is the real weather risk in San Antonio — not hurricanes or tornadoes. Specifically, parts of downtown and several low-lying neighborhoods near Salado Creek, the San Antonio River, and Cibolo Creek have flooded historically during heavy rainfall. Therefore, check the FEMA Flood Map Service Center for any specific address before making an offer. Notably, standard homeowner’s insurance does not cover flood damage. As a result, a separate flood policy through the National Flood Insurance Program may be required if the property sits in a Special Flood Hazard Area.
Key Takeaways
- All JBSA installations share BAH under MHA TX285. Specifically, your rate is identical at Fort Sam, Randolph, Lackland, or Camp Bullis. Therefore, neighborhood choice drives how far your allowance stretches.
- Gate proximity matters more than raw distance from Fort Sam’s main address. Specifically, Terrell Hills is 5–10 minutes to Walters Street. Similarly, Windcrest is 10–15 minutes to the eastern gates. In contrast, Stone Oak and Schertz sit 20–35 minutes out. Therefore, ask your sponsor which gate your unit uses before signing a lease.
- Your school district decision drives neighborhood. Specifically, Terrell Hills, Alamo Heights, and Olmos Park sit in AHISD. Additionally, Stone Oak is NEISD. In contrast, Windcrest and Live Oak are Judson ISD. Finally, Schertz and Cibolo are SCUCISD.
- Texas has zero state income tax. As a result, over a typical 3-year tour, the absence of state income tax versus a high-tax state represents $12,000–$18,000 that stays in your family’s pocket.
- Bexar County property tax is high. Specifically, effective rates near 2.0% mean real math. On a $300,000 home, that’s roughly $500 per month added to your housing cost. Therefore, budget for this before you make offers.
- 100% disabled veterans pay zero Texas property tax on their homestead. Similarly, partial ratings get partial exemptions. Apply with Bexar County Appraisal District using Form 50-135 and your VA rating letter.
- Run your numbers before you tour. Specifically, grab your free VA Home Loan Snapshot, then use the BAH Calculator to confirm your exact rate. No credit pull, no obligation, personalized to your rank and the Fort Sam market.
