Military Families: Ask about our PCS Relocation Rebate
    DavidTorres
    Moving day at a Texas Hill Country home
    Welcome to Military City, USA

    Your PCS Mission, Secured.

    PCSing is stressful enough. Let a certified MRP handle the home front with precision, speed, and relentless dedication.

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    Military PCS Relocation Rebate

    Get 1% Back At Closing!

    As a thank you for your service, we offer a 1% rebate on the purchase price of your home at closing. Use it for closing costs, moving expenses, or new furniture.

    Tactical Relocation Support

    Military Relocation Professional certificationCertified Military Relocation Professional

    Sight-Unseen Tours

    High-definition, brutally honest virtual walk-throughs if you can't be here in person.

    VA Loan Mastery

    Seamless coordination with VA-approved lenders to maximize your benefits.

    Base Proximity

    Strategic targeting of neighborhoods with optimal commutes to local bases.

    Timeline Execution

    Precision scheduling to align closing dates with your reporting dates.

    San Antonio Base Guides

    Get the tactical advantage with our comprehensive breakdown of San Antonio's major military installations and surrounding communities.

    JBSA Fort Sam Houston military base area

    JBSA Fort Sam Houston

    Central San Antonio

    Primary Focus

    Army North, Army South, Medical Command

    Top Commuter Neighborhoods

    Alamo Heights, Terrell Hills, Windcrest, Converse

    Typical Commute10-25 mins
    Full JBSA Fort Sam Houston Guide
    JBSA Lackland military base area

    JBSA Lackland

    West San Antonio

    Primary Focus

    Air Force Basic Training, Cyber Command

    Top Commuter Neighborhoods

    Alamo Ranch, Castroville, Far West Side, SeaWorld Area

    Typical Commute15-30 mins
    Full JBSA Lackland Guide
    JBSA Randolph military base area

    JBSA Randolph

    Northeast San Antonio

    Primary Focus

    Air Education and Training Command

    Top Commuter Neighborhoods

    Schertz, Cibolo, Universal City, Marion

    Typical Commute10-20 mins
    Full JBSA Randolph Guide
    Camp Bullis military base area

    Camp Bullis

    North San Antonio

    Primary Focus

    Field Training, Medical Field Training

    Top Commuter Neighborhoods

    Stone Oak, Boerne, Fair Oaks Ranch, Bulverde

    Typical Commute15-35 mins
    Full Camp Bullis Guide

    The 120-Day PCS Timeline

    A precise, step-by-step execution plan to ensure you close on your new home exactly when you need to.

    1
    90-120 Days Out

    Strategy & Pre-Approval

    We establish your criteria, set up your VA loan with a trusted lender, and map out your timeline based on your report date.

    2
    60-90 Days Out

    Market Reconnaissance

    We start sending you targeted listings, coordinating virtual tours, and vetting neighborhoods for commute times to base.

    3
    45-60 Days Out

    Tactical Offers

    We identify the target property and submit a strong, strategically negotiated offer to secure the home.

    4
    30-45 Days Out

    Inspections & Appraisal

    We coordinate thorough inspections and manage the VA appraisal process to ensure the property meets all minimum property requirements (MPRs).

    5
    15-30 Days Out

    Clear to Close

    Final underwriting review. We ensure all contingencies are met and your loan is fully cleared for closing.

    6
    0-15 Days Out

    Closing & Keys

    Final walkthrough (virtual or in-person), sign closing documents, and hand over the keys to your new home.

    30 to 60 Days Out

    Short-Notice Orders

    Not everyone gets 120 days. If your report date is weeks out rather than months, the plan does not get sloppier, it gets tighter. Here is what that looks like.

    First 72 Hours

    Pre-approval and the power of attorney, started the same week. The POA is the long pole on a compressed timeline: it has to be drafted so the title company will accept it, and that is not something you want to discover the week of closing.

    Week 1

    Virtual tours on everything that fits the commute and the budget, cut to a shortlist of three. Fewer, better options beat a long list you cannot get through.

    Week 2

    Offer written with a shortened option period. Short does not mean skipped. We negotiate the days we actually need for an inspector to get in.

    Weeks 3 and 4

    Inspection and appraisal run at the same time instead of one after the other, with the lender on notice that underwriting is on a compressed clock.

    Weeks 5 and 6

    Close, remotely if you are still at your current duty station. Keys and utilities coordinated so the house is livable the day you land.

    The Whole Way

    One point of contact. On a short fuse the thing that kills deals is waiting on somebody to call you back, so you get a straight line to me rather than a chain of handoffs.

    And If It Is Too Tight, Rent

    Sometimes the honest answer is that six weeks is not enough to buy well, and forcing it costs you more than a year of rent ever would. If that is where you are, I will tell you, help you find a rental near your base, and we will buy next year when you know the city. Start with the rental resources and call me either way.

    VA Loan Calculator

    Estimate your monthly payments and see how your VA benefits impact your purchasing power.

    $400,000
    $0
    6.5%

    San Antonio avg: 2.35%

    Estimated Payment

    Total Monthly Payment

    $3490.96/mo

    Will BAH Cover It?

    San Antonio (TX282). Rates change every January. Look up your current rate.

    Principal & Interest$2582.63
    Property Taxes$783.33
    Home Insurance$125.00
    HOA Fees$0.00
    Total Loan Amount$408,600

    *This calculator provides an estimate for your total monthly payment including taxes and insurance. Actual amounts may vary based on final tax assessments and insurance quotes.

    Where Military Families Land

    Your report date sets the schedule, but your commute sets the search. These are the towns PCS families ask about most, grouped by the base they are driving to.

    Randolph AFB

    Fort Sam Houston

    Lackland & Camp Bullis

    Not sure which side of town fits your orders? Browse every area we serve or start with the moving to San Antonio guide.

    Buying From A Distance

    Should You Buy Sight-Unseen?

    Most of my PCS clients commit to a house they have never stood in. It works, but not for everyone and not by accident. Here is the honest version.

    When It Works

    • You have a three-year tour or longer, so time can absorb a market dip
    • You are clear on the commute you will tolerate every single day
    • You want a specific school attendance zone and inventory moves fast there
    • You can be decisive on video without needing to touch the countertops

    When To Wait

    • Short or uncertain tour, or a follow-on assignment already rumored
    • You have never lived in San Antonio and have no read on the sides of town
    • Your budget only works if nothing goes wrong
    • You would lose sleep over it, which is a real reason and not a soft one

    What Actually Protects You

    The Option Period

    In Texas you can buy a short window to back out for any reason at all, and get your earnest money back. This is the real safety net on a remote purchase. We negotiate for enough days to get an inspector in and get you the report.

    Inspection And Appraisal

    An independent inspector walks the house whether you can or not, and a VA appraisal has to clear the VA's own minimum property requirements. Two sets of eyes that do not work for the seller and do not work for me.

    Orders Protection

    We write the contract so a change or cancellation of your orders does not cost you your earnest money. Military clauses are normal here and sellers in this market expect them.

    And If You Arrive And Hate It

    It happens, rarely, and it is survivable. This is exactly why we weight the neighborhood over the house when you are buying blind: a house you are lukewarm on in the right area resells or rents without drama, and a house you love in the wrong area does neither. We buy with your exit in mind from the first showing.

    Want the step-by-step of how the remote tours and closing actually run? Each base guide walks through it, starting with Lackland or Fort Sam Houston.

    Military Relocation FAQ

    Straight answers to your biggest PCS questions.

    We recommend starting the process 60-90 days before your report date. This gives you enough time to get pre-approved, find a home (even sight-unseen), go under contract, and close right before or as you arrive.

    We conduct high-definition, brutally honest virtual walk-throughs. We don't just show you the pretty parts. We point out potential issues, show the neighborhood, check the commute, and give you the ground truth so you can make an informed decision from anywhere in the world.

    Yes! Depending on your remaining entitlement, you can have multiple VA loans at the same time. If you sell your previous home and pay off the loan, your full entitlement is restored.

    We structure your contract with specific contingencies that protect your earnest money if your military orders are changed or canceled before closing. Your protection is our priority.

    Simply use us as your buyer's agent for your PCS move. At closing, 1% of the purchase price will be credited back to you on the closing disclosure. You can use this to cover closing costs, buy down your interest rate, or take it as a check for moving expenses (subject to lender approval).

    You can start, and often should. Lenders can pre-approve you on your current income and a projected report date, and we can tour and shortlist homes while you wait. What you cannot usually do is close without orders in hand, because the lender needs them to verify the duty station. The practical move is to do every step that does not require orders first, so that when they drop you are days from an offer instead of weeks.

    It depends on your tour length and how certain it is. Buying tends to win when you expect three years or more, because a 0%-down VA loan with no PMI often lands near rent while you build equity, and San Antonio's market has been steady. Renting tends to win on a short or uncertain tour, or when you want a year to learn the metro before committing to a neighborhood. We walk through the numbers both ways before you decide, and we are glad to point you at rentals if that is the honest answer.

    Yes, and it happens constantly here. You can close remotely with a power of attorney, and a specific military POA is usually the cleanest route. It has to be drafted so the title company will accept it, which is why we set it up early with your legal office instead of the week of closing. Remote online notarization is another option depending on the lender and title company.

    Yes. BAH is treated as stable, non-taxable income by lenders, and because it is non-taxable many will gross it up, which can raise your qualifying power. That is a large part of why service members often qualify for more house than they expect. Bring your LES and your orders and the lender can factor it in from the start.

    Yes. VA loan occupancy generally requires you to live in the home first, but once you have and you receive new orders, you can keep it and rent it out. That is how many military families end up with their first rental property without planning to. We think about resale and rentability when you buy, not when you leave, because the neighborhood that rents easily is not always the one that shows best on a Saturday.
    Free Resource

    The Ultimate
    PCS Survival Packet

    Don't go into your next move blind. Download our comprehensive guide covering everything from VA loan prep to timeline execution and neighborhood selection.

    • Step-by-step PCS timeline checklist
    • VA Loan maximization strategies
    • Local base proximity & commute guide
    • Sight-unseen buying protocols

    Get Your Free Copy

    Got Your Report Date?

    Send it over with your base and we will work backward from it. Even if the date is a year out, the early calls are the ones that save you money.

    Start Your PCS Plan

    Separating or retiring instead? The VA loan and benefits page covers entitlement, the funding fee and the Texas tax exemption.