Property Tax Exemptions for Disabled Veterans in San Antonio

Why San Antonio Is a Hotspot for Veterans

Known as “Military City, USA,” San Antonio has a deep-rooted connection to the armed forces. Joint Base San Antonio, one of the nation’s largest military installations, is located here. The city provides a welcoming community, affordable housing, and a wealth of support systems for Veterans transitioning to civilian life. Add great food, a rich cultural history, and diverse neighborhoods, and it’s no surprise that many Veterans choose to settle down in San Antonio.

• Strong Veteran Community: You’ll find plenty of local groups and nonprofits dedicated to helping Veterans navigate homeownership and other life goals.
• Military-Friendly Services: From healthcare to career counseling, programs here cater specifically to Military families.
• Cost of Living: Overall, expenses like utilities and property taxes are generally more manageable compared to some other large Texas cities.

Before you dive into house hunting, it’s important to understand how VA loan limits work in San Antonio and what kind of home prices you can expect. That way, you can create a smart plan for using your benefits effectively.

What Makes San Antonio’s Housing Market Unique?

San Antonio strikes a sweet spot between growth and affordability. While home prices in some Texas cities have soared over recent years, San Antonio’s market is known for offering good value. These are some key factors that make the Alamo City stand out:

1. Diverse Neighborhoods: From upscale areas like Alamo Heights to more budget-friendly spots like Leon Valley, you’ll find a wide range of housing options.
2. Steady Job Market: Healthcare, tech, tourism, and Military contracts all contribute to a robust local economy.
3. Cultural Attractions: Whether it’s the River Walk, historic missions, or world-class dining, there’s always something to explore and enjoy.

Unlike Austin or Dallas, where the median home prices can be significantly higher, San Antonio generally maintains a more affordable profile. This balance of affordability, job opportunities, and cultural draw makes the city an attractive place for Veterans to settle long-term.

Understanding VA Loan Limits in San Antonio for 2025

VA loans are one of the best benefits offered to those who have served in the U.S. Military. They typically come with zero-down payment requirements, no private mortgage insurance (PMI), and competitive interest rates. But the topic of loan limits can be confusing, especially if you’re new to the process. Let’s break it down.

No Loan Limits for Full Entitlement

If you have full entitlement, meaning you’ve never used a VA loan or have paid off any previous VA loan completely, there’s no cap on how much you can borrow with zero down. This benefit was enhanced by the Blue Water Navy Vietnam Veterans Act of 2019. If a lender approves you for a higher loan amount—say, $900,000 or more—you can still purchase a home with no down payment as long as you have your full entitlement intact.

For instance, imagine you find a home in Alamo Heights listed at $900,000. If your lender confirms you qualify for that amount under VA guidelines, you won’t need to bring a down payment to the table.

Partial Entitlement and Loan Limits

For Veterans who already have an active VA loan—or haven’t fully restored their entitlement after selling or refinancing a previous VA-financed property—partial entitlement rules apply. In this case, the VA loan limit for Bexar County in 2025 is $806,500 for a single-family home.

If you want to buy a house that costs more than $806,500 and you only have partial entitlement, you may need to provide a down payment equal to 25% of the amount that exceeds the limit. Let’s do some quick math:

• Home Price: $900,000
• VA Loan Limit (Partial Entitlement): $806,500
• Difference: $900,000 – $806,500 = $93,500
• Down Payment: 25% of $93,500 = $23,375

This down payment requirement ensures that the VA guarantee is adequately covered if you exceed your remaining entitlement.

How to Check Your Entitlement

Not sure if you have full or partial entitlement? Your VA Certificate of Eligibility (COE) is the key to this information. You can request your COE in two main ways:

1. Ask a VA-approved lender to pull it for you via the VA’s Automated Certificate of Eligibility (ACE) system.
2. Request it directly through the VA’s eBenefits portal on www.va.gov.

Once you have your COE, you’ll know how much entitlement you have left and whether you qualify for zero-down financing on your next purchase.

San Antonio Home Prices: What Can You Afford?

Before you start viewing properties, it helps to have a snapshot of current home prices across different San Antonio neighborhoods. Although the overall median home price hovers around $253,762, location can make a big difference.

Median Home Prices by Neighborhood

Neighborhood	Median Home Price	Vibe
Alamo Heights	$650,000	Upscale, historic, excellent schools
Stone Oak	$450,000	Family-friendly, modern amenities
Monte Vista	$500,000	Historic charm, unique architecture
Leon Valley	$250,000	Budget-friendly, suburban feel
Downtown	$350,000	Urban, vibrant, near the River Walk

Note: These figures are based on late 2024 market trends and may shift in 2025.

Price Trends and Affordability

San Antonio’s median home price (approximately $253,762) is notably lower than the national average, which has been closer to $400,000 in recent years, according to the National Association of Realtors. Even if prices tick upward, the area remains comparatively affordable—especially if you’re using a powerful tool like a VA loan.

For a rough example, a $300,000 VA loan at around 6% interest for 30 years translates to monthly payments near $1,800 (before factoring in property taxes and homeowners insurance). That’s more manageable than similar properties in markets like Austin, where the median listing is often $500,000 or higher.

Factors Driving Home Prices

• Job Growth: A strong economy backed by healthcare, tech, tourism, and military contracts supports demand for housing.
• New Construction: Suburbs such as Helotes and Bulverde frequently have new developments, ensuring a steady supply of homes.
• Interest Rates: While VA rates are typically lower than conventional mortgage rates, overall market shifts can influence borrowing costs.

Benefits of Using a VA Loan in San Antonio

VA loans offer a range of advantages that can be especially valuable in a city like San Antonio, where housing options run the gamut from modest starter homes to luxury estates.

• Zero Down Payment: You typically don’t need any down payment, making homeownership more accessible.
• No PMI: Avoiding monthly private mortgage insurance can save you hundreds of dollars every month.
• Lenient Credit Requirements: You might still qualify even if your credit score is below 620.
• Competitive Interest Rates: VA loans often come with rates that are 0.25%–0.5% lower than conventional rates.
• Assumable Loans: A future buyer can assume your loan—potentially at a lower interest rate—when you sell.

In addition to standard VA loans, Texas residents can look into the Texas Veterans Land Board (VLB), which may offer below-market interest rates or assistance with down payments for those who qualify. There are also local initiatives like the City of San Antonio’s Homeownership Incentive Program (HIP), which can provide up to $30,000 in down payment or closing cost support if you meet certain requirements.

Comparing VA Loans to Other Options

While VA loans are incredibly attractive, it’s worth looking at how they stack up against FHA, conventional, and other local loan programs. Here’s a quick comparison:

Loan Type	Down Payment	PMI Required?	Credit Score Min.	Best For
VA Loan	0%	No	Varies by lender	Veterans, active-duty Military
FHA Loan	3.5%	Yes	580	First-time buyers or lower credit
Conventional	3%–20%	Yes (if <20%)	620	Buyers with stronger credit
Texas VLB	0%–5%	Varies	Varies	Texas Veterans meeting VLB criteria

For many Veterans, the VA loan remains the top choice due to its zero-down feature and low rates. However, if you have a less-than-ideal credit history or want a secondary option, FHA loans could be an alternative. Conventional loans generally require a higher credit score and a larger down payment, but might work if you’re putting more money down or purchasing an investment property in the future.

How to Get Started with a VA Loan in San Antonio

Ready to begin your homeownership journey in “Military City, USA”? Follow these steps to make sure you’re set up for success:

1. Check Your Eligibility: Obtain your Certificate of Eligibility (COE) through a VA-approved lender or directly on www.va.gov.
2. Get Pre-Approved: Contact several lenders in San Antonio to compare rates and terms. Consider those experienced with VA loans, as they’ll be familiar with local Military incentives and programs.
3. Set a Realistic Budget: Besides the mortgage payment, factor in property taxes, insurance, utilities, and any homeowners association (HOA) fees. Bexar County’s property tax rate averages about 1.97% annually, although it can vary by municipality.
4. Find a VA-Savvy Realtor: A realtor who understands VA loan guidelines can help you negotiate better deals, such as getting the seller to cover certain closing costs (up to 4%).
5. Home Search and Offer: Once you find a property, your lender will order a VA appraisal to ensure the home meets safety standards and is priced fairly.
6. Closing: VA loans typically close within 30–45 days. Make sure you’re prepared for last-minute items like signing the final documents and verifying your funding fee (unless you’re exempt).

Don’t forget: the City of San Antonio’s official website may also list special grants or incentives for first-time buyers that you can combine with your VA benefits.

Challenges to Watch For

While VA loans offer incredible advantages, a few hurdles can pop up along the way. Here’s what to keep in mind so you can plan ahead:

• Funding Fee: Most Veterans pay a one-time funding fee of around 1.4%–3.6% of the loan amount, though it can be financed into the mortgage. Veterans with a qualifying disability may be exempt.
• Appraisal Delays: VA appraisals can sometimes take longer than conventional ones, especially in a busy market. Work with a lender who understands the local timeline.
• Seller Perceptions: Some sellers may believe VA loans involve more red tape. A knowledgeable realtor can reassure them that the process is straightforward with the right documentation.

FAQs About VA Loan Limits and Home Prices in San Antonio

1. What is the 2025 VA loan limit in San Antonio?
In Bexar County, the limit is $806,500 for borrowers with partial entitlement. Those with full entitlement have no cap and can finance a home with zero down.

2. Can I buy a home above the VA loan limit?
Yes. If you have partial entitlement, you’ll need to pay 25% of the difference between the home price and $806,500 as a down payment. There’s no limit if you have full entitlement.

3. How much are homes in San Antonio right now?
As of late 2024, the median home price is around $253,762, but values can vary by neighborhood. Alamo Heights, for example, can reach $650,000 or more.

4. Do VA loans require a down payment?
Generally, no. With full or sufficient entitlement, VA loans allow you to buy a home with zero down payment, subject to lender approval.

5. What’s the funding fee for a VA loan?
It typically ranges from 1.4% to 3.6% of the loan amount. You can roll it into the mortgage, and some Veterans with a qualifying disability rating may be exempt.

6. Can I use a VA loan for a second home?
VA loans are intended for primary residences. However, if you have remaining entitlement and plan to occupy the new property, it’s possible to use another VA loan while still owning a previous one.

7. Are VA loan rates lower in San Antonio?
VA loan rates tend to be lower than conventional loans across the country, often by 0.25%–0.5%. In San Antonio, lenders that specialize in VA loans may offer even more competitive terms.

8. How long does a VA loan take to close?
Expect about 30–45 days. Factors like appraisals and any required repairs can extend this timeframe. Working with a lender well-versed in VA loans can speed up the process.

9. Can non-Veterans assume a VA loan?
Yes. A VA loan can be assumed by a non-Veteran, provided the lender approves. This feature can be a major selling point if interest rates rise.

10. What if my VA appraisal comes in low?
You can try to negotiate with the seller, pay the difference in cash, or walk away if the price exceeds the appraised value. Your realtor can help you find the best path forward.

Making San Antonio Your Home

Whether you’re relocating from another state or transitioning from Military life to a civilian career, San Antonio has plenty to offer. The combination of military-focused resources, an affordable housing market, and a strong sense of community can make buying a home here both financially smart and personally rewarding. And with VA loan limits set at $806,500 for partial entitlement—or no limit for full entitlement—you have the flexibility to find the perfect fit for your budget and lifestyle.

Your next step? Check your VA entitlement, talk to a local lender, and start exploring neighborhoods. With the right approach, you’ll soon be a proud homeowner in one of the most Military-friendly cities in the nation.

Ready to dive deeper? Visit our VA Loans resource page for more tips, or head to the official VA website for the latest updates. If you qualify for additional Texas-specific benefits, check out the Texas Veterans Land Board website. Your dream home in San Antonio is waiting!