Military Families: Ask about our PCS Relocation Rebate
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    A family standing outside their new Texas Hill Country home

    Your Benefit. Fully Used.

    Zero down, no PMI, and a Texas tax exemption most veterans never claim. Let's make sure you get all of it.

    Claim Your Free Action Plan

    100% P&T Disabled?

    Pay $0 Property Tax in Texas

    In the state of Texas, veterans with a 100% Permanent and Total (P&T) disability rating from the VA are completely exempt from paying property taxes on their primary residence. We help you find your dream home and maximize this incredible state benefit.

    Unlock Your VA Power

    The VA Home Loan is one of the most powerful wealth-building tools available, but it requires an agent who knows how to wield it. We ensure your offers stand out and your appraisals clear. Weighing it against other programs? Compare them on the financing page.

    • Zero Down PaymentKeep your capital in your pocket. 100% financing available for eligible veterans.
    • No Private Mortgage Insurance (PMI)Save hundreds on your monthly payment compared to conventional loans.
    • Competitive Interest RatesLeverage government backing for lower rates and better terms.
    • Lenient Credit RequirementsMore forgiving qualification standards designed specifically for veterans.

    Why Work With An MRP?

    As a certified Military Relocation Professional (MRP), David Torres understands the specific timelines, paperwork, and unique needs of veterans transitioning to civilian homeownership. We speak your language and operate with the same sense of urgency and discipline.

    Military Relocation Professional (MRP) Logo

    Exclusive Veteran Perks

    Beyond the standard VA Loan, Texas offers massive benefits.

    Texas VLB Home & Land Loans

    The Texas Veterans Land Board (VLB) offers below-market interest rates for home purchases and unique financing for buying land.

    Partial Tax Exemptions

    Even if you aren't 100% P&T, Texas offers sliding-scale property tax reductions for disability ratings between 10% and 90%.

    VA Funding Fee Waiver

    Veterans with a service-connected disability rating of 10% or higher pay absolutely $0 for the VA funding fee.

    Special Housing Grants

    Eligible disabled veterans can receive grants (SAH/SHA) to build an adapted home or modify an existing home to meet their needs.

    Where Veterans Buy

    Your commute decides your search more than your budget does. Each base has its own set of neighborhoods that make sense, and its own honest drive times.

    Housing near JBSA Fort Sam Houston

    Fort Sam

    Area Guide
    Housing near JBSA Lackland

    Lackland

    Area Guide
    Housing near JBSA Randolph

    Randolph

    Area Guide
    Housing near Camp Bullis

    Camp Bullis

    Area Guide

    PCSing in or separating here? Start at the Military Relocation Hub, or browse every town we serve across the metro and Hill Country.

    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

    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.

    Veteran To Veteran

    Most veterans I talk to are leaving something on the table. Sometimes it's the funding fee. Sometimes it's a tax exemption nobody mentioned to them.

    Tell me your situation and I'll tell you what you're entitled to, even if you're nowhere near ready to buy and never end up hiring me.

    David Torres signature

    David Torres, U.S. Army Veteran

    VA Home Loan FAQ

    Straight answers to your biggest questions.

    Yes. Your VA loan benefit is a lifelong benefit. You can restore your entitlement after paying off a previous VA loan and selling the home, or you can even have multiple VA loans at once depending on your remaining entitlement.

    It's a one-time fee paid to the VA to keep the program running, usually rolled into the loan. However, if you have a service-connected disability rating of 10% or higher, you are completely exempt from paying this fee.

    The VA itself does not set a minimum credit score requirement, though individual lenders usually look for a score of 580-620. The VA loan is much more forgiving with credit history than conventional loans.

    No. You can use the VA loan to buy multiple primary residences throughout your lifetime, whether it's your first home or your fifth.

    VA loans are for primary residences only. However, you can buy a multi-family property (up to 4 units) with a VA loan, as long as you live in one of the units. This is a great "house hacking" strategy to build wealth!

    Your COE is the official document from the Department of Veterans Affairs confirming you meet the service requirements for a VA loan. We can usually pull this for you automatically through our lender portal in minutes.

    If you have full VA loan entitlement, there are no maximum loan limits. You can borrow as much as a lender is willing to approve you for without needing a down payment. If you have reduced entitlement, county loan limits may apply.

    Yes, and it is one of the most overlooked opportunities in the market. VA loans are assumable, which means a qualified buyer can take over the seller's existing loan and its interest rate. You do not have to be a veteran to assume one, though a non-veteran buyer ties up the seller's entitlement until the loan is paid off. The process runs through the servicer and takes longer than a standard closing, so it has to be planned for in the contract. We evaluate whether an assumption beats a new loan before you write the offer.

    Yes. Most San Antonio area builders accept VA financing on completed or nearly completed homes, and the property must meet VA appraisal standards like any other. The catch is that builders often push their in-house lender with incentives attached. We compare the builder's offer against your VA loan side by side, because the incentive is not always worth the loan terms. See the top builders section for who is building where.

    You may still qualify for real savings. Texas offers partial property tax exemptions on a sliding scale for service-connected ratings from 10 percent up to 90 percent, and the exemption grows with the rating. Separately, a rating of 10 percent or higher waives the VA funding fee entirely. Exemption amounts and filing rules are set by the state and your county appraisal district, so we point you to the current figures and help you file on time.

    Yes. The VA loan is for primary residences, and you generally need to occupy the home within 60 days of closing. There are accommodations for active duty members who are deployed or on orders, and a spouse can satisfy occupancy in some cases. Once you have lived in the home, you can later move and keep it as a rental, which is how many veterans build their first portfolio.
    Free Resource

    The Veteran Homebuyer's
    Action Plan

    Streamline your workflow with our comprehensive guide designed exclusively for Veterans. Track each step of your real estate journey and maximize your benefits.

    • VA Loan Process & Timeline
    • Texas 100% P&T Tax Exemption Guide
    • Required Documents Checklist
    • Strategic Offer & Negotiation Tactics

    Bonus: Free "Build Wealth Through Real Estate" Guide Included Below!

    Get Your Free Copy

    Free Bonus Guides

    Two More Ways To Use Your Benefit

    No email required on either one. Open, read, print.

    Build Wealth Through Real Estate

    House hacking is the veteran wealth-building strategy hiding in plain sight: buy a 2-to-4 unit property with your VA loan, live in one unit, and let the others carry the note.

    • The VA Multi-Family Loophole
    • Finding Profitable 2-4 Unit Properties
    • Tenant Screening & Management
    • Financial Tracking Worksheets
    View & Print Guide

    Specially Adapted Homes

    If your rating qualifies you for an adapted home, the SAH, SHA, and HISA grants can fund the work. Most veterans never hear the three are different programs with different rules. My accessible homes in San Antonio guide covers the search side: the features worth measuring and where the single story inventory is.

    • SAH, SHA, and HISA Grant Differences
    • Eligibility Requirements
    • Application Process & Timelines
    • Finding Qualified Contractors
    View & Print Guide

    You Earned It. Let's Use It.

    Bring me your questions about entitlement, your rating, or a house you already have your eye on. No pressure and no cost to talk it through with someone who has used this benefit.

    Talk To David