Navigating Your PCS in San Antonio: A Comprehensive Buyer/Seller Guide for Military Families

VA Loan Benefits & FF&E: Budgeting Smart with VA Financing

When you’re eligible, a VA home loan offers powerful advantages: zero down payment, no PMI, and the VA funding fee (typically 2.15–3.3%) can be financed into your loan (VA Loan Network). Closing costs generally run 1–3% of the loan and VA limits what you can be charged—with seller concessions of up to 4% allowed (Veterans United Home Loans).
If you’re exempt (e.g., Purple Heart or VA disability), you can waive the funding fee. That’s thousands in savings (VA Loan Network).

Timeline for a PCS Home Purchase or Sale

60 Days Before PCS – Planning & Preparation

• Apply for your Certificate of Eligibility and get VA pre‑approval.
• Gather your DD 214 or Service Verification for lender and tax purposes.
• Determine your Basic Allowance for Housing (BAH) as that drives your purchasing power. In 2025, BAH in Bexar County supports home prices well above $400K depending on rank and dependents (VA Loan Network).

House-Hunting Phase

Leverage your PCS Leave to make in-person visits—or use virtual tours if relocating early. Focus areas include Stone Oak, Alamo Heights, Schertz/Cibolo, Southtown, or West Side communities near JBSA installations (The Schrader Group). Many builders like Lennar, Perry Homes, Taylor Morrison, and M/I offer VA incentives up to $15,000 in closing cost assistance or rate buydowns (Levi Rodgers Real Estate Group).

30–45 Days Before Closing – Under Contract

• Make offers that highlight your VA pre‑approval, flexibility on timing, and ability to clear appraisal contingencies.
• VA appraisals take 10–14 days and must meet VA Minimum Property Requirements (MPR). If the appraisal is lower than the offer, negotiate with the seller or request a reconsideration of value (VA Loan Network).
• Schedule inspections even though the VA appraisal covers condition basics—costs run around $300–$500 locally (VA Loan Network).

Closing Week

• Review final loan documents and determine whether you’ll roll the VA funding fee into your mortgage.
• Coordinate your closing with household goods shipment (via Move.mil or DPS) and service activation at your new duty station.
• Sellers may offer concessions to cover allowed VA fees or prepaids—negotiable up to 4% of the loan amount (Veterans United Home Loans, VA Loan Network).

Selling Your Home During a PCS: Speed & Strategy

• Get your listing ready early—even before orders drop—to avoid last-minute stress.
• Use remote signing tools and virtual showings to handle sale logistics while you're already relocated (cdn.lofty.com, sahomeguide.net).
• Consider offering staging—even if your home is vacant—to attract military buyers moving into the area (sahomeguide.net).
• Your real estate commission and other customary seller Paid items may be reimbursable under your relocation paperwork (within local customs and up to 5%) (Military.com).

Avoid Common PCS Pitfalls

1. Applying late for housing or VA loan, which delays closing.
2. Skipping inspection, assuming appraisal is enough.
3. Underestimating resale timeframe, especially if deploying or receiving new orders.
4. Falling victim to scams—never wire funds for a listing found online without verified agents or properties (Investopedia).

Why Choose Mark Stillings, MRP, Associate Broker

I’m Mark Stillings—Certified Military Relocation Professional (MRP) and Associate Broker serving the Greater San Antonio area. As a top Realtor working with service members, I’m deeply familiar with VA loans, DD 214 verification, relocation timelines, and local VA‑friendly builder incentives.

Final Takeaway

From securing your VA-friendly loan and leveraging seller concessions to staging your home remotely and timing your listing with your move, effective planning and local expertise can smooth out the PCS real estate experience. San Antonio’s military‑friendly market and VA benefits make homeownership both attainable and strategic—especially with the right support.

 Ready to Get Started?

Reach out to me—Mark Stillings, Military Relocation Professional (MRP), Associate Broker—for personalized guidance on your PCS move. Call, text, or email to:

• Get your VA loan pre-approved
• Understand your DD 214 and funding fee options
• Market your current home or begin your search in San Antonio

I make military moves manageable.

Contact me today via call, email, or text for tailored help buying or selling your home as part of a PCS to or from San Antonio.

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1. A military family with moving boxes and house keys
2. A Texas flag overlay with San Antonio skyline or homes
3. A realtor reviewing paperwork beside military insignia
4. San Antonio neighborhood street with subtle military base in background