Military PCS Buyer’s Guide to Moving to Cibolo, Texas – A Realtor’s Perspective

Are you a military service member planning a PCS move to the San Antonio area and considering Cibolo, Texas as your next home?
Whether you’re headed to Randolph Air Force Base, Joint Base San Antonio (JBSA), or another installation, Cibolo is one of the most strategic and family‑friendly relocation choices in this region of Texas.

As a Realtor with 18 years of experience helping buyers navigate the San Antonio market, including countless military families, I’ll walk you through what matters most to you — proximity to bases, current housing market conditions, the home‑buying process, and key tips for a successful PCS move.

Why Military Buyers Love Cibolo, TX

Location + Access
Cibolo sits in Guadalupe County (with parts in Bexar County) and is part of the greater San Antonio metro. It’s one of the closest civilian communities to Randolph Air Force Base, with roughly a 10–15 minute drive depending on traffic. That’s a huge win for daily commuters or shift workers looking to cut down drive time. (vhbhomes.com)

From Cibolo, you’re also within easy commuting distance of:

• Joint Base San Antonio (including Fort Sam Houston and Brooke Army Medical Center)
• Camp Bullis training areas and other JBSA training sites in north San Antonio. (vhbhomes.com)

That makes Cibolo an excellent “home base” if you’ll be traveling between duty stations or have family members in different assignments in the area.

Cibolo’s Housing Market Snapshot (2025)

Here’s how the real estate market looks right now — and what you can expect as a PCS buyer:

Current Home Prices & Trends

• Zillow data shows average home values around ~$330,000, with some slight year‑over‑year shifts. (Zillow)
• Realtor.com reports median listings around ~$360,000, with hundreds of homes currently on the market. (Realtor)
• Redfin data shows a median sale price near ~$425,000, with homes selling faster than in prior years and a somewhat competitive market. (Redfin)

Prices vary by neighborhood and home features, so it’s important to work with a local Realtor who knows the nuances of Cibolo’s market. Expect options from entry‑level single‑family homes to larger homes with community amenities and more space for families. (Zillow)

What’s for Sale Now?

At the time of writing, there are multiple homes actively listed, ranging from houses in the low‑to‑mid $200Ks to larger properties pushing into the $400Ks and above. These include single‑family homes, modern builds, and homes in well‑established subdivisions — perfect for families relocating on PCS orders. (Redfin)

Inventory changes fast, especially when PCS timelines are tight — so getting in early with a great lender and experienced agent is key.

How Cibolo Fits Your PCS Timeline

Start Early — Before Your Orders Arrive

Because many military buyers need quick turnarounds:

• Get pre‑approved for a loan (VA loan benefits, conventional, etc.) before your PCS report date.
• Decide your must‑haves vs. nice‑to‑haves (garage, yard, office space, etc.).
• If you’re arriving before selling your current home, consider rental options temporarily until you find the right purchase.

Leverage VA Benefits

VA loans can be a game‑changer — no down payment, competitive rates, and favorable terms for qualified buyers. They pair especially well with Cibolo’s price ranges and family‑oriented neighborhoods.

Communicate with Your Realtor

Staying in close contact — especially if you’re out of state — ensures you never miss new listings or price changes that fit your criteria.

Lifestyle — Beyond the Base

Cibolo offers suburban living with easy access to San Antonio’s amenities, shopping, dining, and recreation. Many PCS families appreciate the balance of community feel and convenience when settling into life off base. (tamiprice.com)

Proximity to I‑35 and FM 78 makes regional travel, weekend excursions, and commutes to other parts of the metro easier — important when you’re trying to create normalcy after a move.

My PCS Buyer Tips — From 18 Years in the Market

1. Know Your Budget & Loan Options:
   Understand your borrowing power early — especially when using your VA benefits.
2. Plan For Market Movement:
   Cibolo’s market can shift quickly. If a home checks all your boxes and the price is right, don’t wait too long.
3. Think Long‑Term:
   Whether this is your forever home or a transitional PCS purchase, evaluate resale potential, community growth, and local amenities.
4. Use a Local Specialist:
   Military PCS buyers benefit enormously from someone who knows the base locations, commute patterns, and real‑time market shifts in the San Antonio/Cibolo area.

Ready to Get Started?

If you’re preparing for a PCS and want a trusted local expert, I’d love to help you every step of the way — from VA qualification guidance to finding the perfect home in Cibolo that fits your family and your timeline.

 Mark Stillings, Associate Broker, M.B.A
 210.772.3123
 mark@markstillings.com
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Use this link for more about Cibolo:
https://l.smartnews.com/p-6VA7cmDS/XICQjg

Let’s find your next home — with confidence and clarity.