Free Checklist
The PCS & VA Home Buying Checklist for San Antonio
Orders in hand and a report date on the calendar? Here is the order I'd work in, from the day you get your orders to the day you get your keys. Save it, print it, and send me your timeline when you're ready.
1. The day you get orders
- Request your VA Certificate of Eligibility (COE). You can start on VA.gov, and a VA-experienced lender can often pull it for you.
- Talk to a lender who works with VA loans regularly and get pre-approved. Ask about the VA funding fee, which may apply or may be waived depending on your situation.
- Look up your BAH for your rank, dependent status, and the ZIP code of your new duty station using the official DoD BAH calculator.
- Decide what your monthly payment should be, not just what you qualify for.
- Send me your report date, base, and what matters most to your family.
2. Choose your area
- Map your commute to Lackland AFB, Fort Sam Houston, or Randolph AFB at the hours you'll actually drive.
- Compare areas in Bexar County and Wilson County for space, lot size, and what each one costs to own.
- Ask about HOA fees, water and sewer or well and septic, and flood zone status for every home you're serious about.
3. Search and tour
- Set up a search with me so new homes that fit your criteria reach you quickly.
- Tour virtually first, then plan one focused trip if you can travel.
- Make a short list of must-haves and nice-to-haves before you walk through the first house.
4. Make the offer and use your option period
- In Texas, offers are written on TREC-promulgated forms, and your agent will explain earnest money and the option fee before you sign.
- Use the option period to schedule your inspection and negotiate repairs.
- A VA loan requires a VA appraisal, and the home must meet VA Minimum Property Requirements. Build that into your timeline.
5. Close
- Confirm title work is moving, and review your closing disclosure with your lender.
- Do your final walkthrough before closing.
- Line up your move date with your closing and funding date so you're not paying for two places longer than you have to.
6. After you get your keys
- File your homestead exemption with the county appraisal district.
- If you have a VA disability rating, ask your county appraisal district about the disabled veteran property tax exemption.
- Set up utilities and update your address with your unit, your bank, your driver license, and your vehicle registration.
Open the official DoD BAH calculator →Learn about the Texas disabled veteran property tax exemption →
This checklist is general information, not legal, tax, or financial advice. VA rules and lender requirements can change, so confirm details with your lender and the VA. Charlie Sanchez is a REALTOR® with Levi Rodgers Real Estate Group.
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