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About the Schertz, TX Housing Market
Facts About Schertz, TX Real Estate Market
Plano, TX, stands out as a Military- and Veteran-friendly city in North Texas, offering a stable housing market and excellent community amenities. Whether you're utilizing a VA loan or exploring local homebuyer programs, here are key facts that make Plano a smart place to buy or rent:
- Median Listing Home Price: As of April 2025, the median listing price for homes in Plano is approximately $544,633, reflecting the city's desirable location, quality school districts, and overall quality of life for Veterans and Military families.
- Median Days on Market: Properties in Plano typically spend around 31 days on the market, providing Military buyers ample time to compare options while remaining competitive in a fast-moving market.
- Price Per Square Foot: The median listing price per square foot is approximately $228, offering solid value for Veterans looking to maximize their Basic Allowance for Housing (BAH) and build long-term equity.
- Active Listings: There are currently over 1,000 active listings in Plano, providing Veterans with access to a diverse mix of single-family homes, townhomes, and condos in VA loan-eligible neighborhoods.
- Median Rent: The median monthly rent in Plano is around $2,150, which can be a suitable short-term option for transitioning service members or Veterans evaluating neighborhoods before purchasing.
Why Veterans Should Buy a Home in Schertz
Schertz, Texas, is a smart choice for Veterans and Military families settling in Central Texas. With its small-town charm, proximity to Randolph Air Force Base, and family-friendly neighborhoods, Schertz is ideal for those transitioning from service, relocating under PCS orders, or using their VA loan benefit to buy a long-term home.
Why Schertz Is a Great Fit for Military Homebuyers
- Proximity to Randolph AFB: Located just minutes from Randolph Air Force Base, Schertz neighborhoods offer an easy commute for active-duty service members and DoD civilians.
- Wide Range of Homes: From single-story ranches to newly built homes in master-planned communities, Schertz provides a variety of property types to suit different lifestyles and budgets.
- VA-Friendly Price Points: Many homes in Schertz fall well within BAH limits, making it easier for Veterans to purchase using full VA loan entitlement without needing a down payment.
- Family-Focused Living: Parks, splash pads, walking trails, and top-rated schools make Schertz a comfortable and safe place for Military families to thrive.
Schertz Real Estate Snapshot for 2025
- Stable Property Values: Schertz continues to see gradual home appreciation, helping VA buyers build equity while living close to base and community resources.
- Ample Inventory: The local housing market typically includes a solid mix of new construction and resale homes, with many meeting VA appraisal and condition standards.
- Strong Value for BAH: With median home prices under $360,000, most active-duty families can cover their mortgage — including taxes and insurance — using just their housing allowance.
Tips for Military Homebuyers in Schertz
- Choose a VA-Experienced Agent: Partner with a local real estate agent familiar with VA lending guidelines and base relocation timelines to keep your process smooth.
- Lock in VA Pre-Approval: Know your VA entitlement and how far your BAH stretches in the Schertz market before shopping — competition can be tight on move-in-ready homes.
- Prioritize VA-Approved Homes: Target properties that meet VA minimum property requirements (MPRs) to avoid delays during appraisal and underwriting.
Frequently Asked Questions
Definitely. Schertz is an ideal location for Veterans to use their VA loan benefits. You can purchase a single-family home, townhome, or VA-approved condo in and around Guadalupe and Bexar Counties.
2. What is the VA loan limit in Schertz for 2025?
If you have full VA entitlement, there is no official loan cap. For those with partial entitlement, the 2025 VA loan limit in Bexar County is $766,550.
3. Which neighborhoods in Schertz are popular with Military families?
Areas like Belmont Park, Kramer Farm, and Carolina Crossing are great choices for Military buyers. These communities offer solid schools, nearby parks, and easy access to Randolph AFB.
4. Can my BAH cover a mortgage in Schertz?
In most situations, yes. Schertz home prices often align well with Military BAH rates, especially for E-5 and above. Many buyers can cover their full mortgage, taxes, and insurance.
5. Are there any homebuyer programs for Veterans in Schertz?
Absolutely. In addition to $0-down VA loans, you may be eligible for help from TSAHC, Homes for Texas Heroes, or the Texas Veterans Land Board programs.
6. What types of homes can I finance with a VA loan?
VA loans can be used to buy single-family homes, eligible duplexes, and approved condos, as long as you occupy one unit and the property meets VA safety and livability standards.
7. Can I use my VA loan again if I’ve used it before?
Yes. If you still have entitlement left or restore it after selling a VA-financed home, you can reuse your benefit to purchase another home — even in a different city.
8. How can I tell if a home will pass a VA appraisal?
VA appraisers look for safety, habitability, and basic functionality. Homes in good condition, with working systems and no major issues, usually meet the requirements.
9. What should I expect for property taxes in Schertz?
While Texas has no state income tax, property taxes can be higher than average. However, disabled Veterans may qualify for generous exemptions — even 100% tax relief in some cases.
10. How do I get started with the VA loan process in Schertz?
Begin by requesting your Certificate of Eligibility (COE). Then connect with a VA-experienced lender and real estate agent who understands the local market and VA guidelines. From there, get pre-approved and begin your search.
Top Neighborhoods and Schools in Schertz
Schertz, Texas, offers a variety of neighborhoods that cater to the lifestyle and needs of Veterans and Military families—whether you're relocating with a VA loan, retiring in Central Texas, or commuting to nearby bases like Randolph Air Force Base. Here's a side-by-side comparison of top areas in Schertz:
| Neighborhood | Avg. Home Price | School Rating (1–10) | Crime Rate | Military & Veteran Perks |
|---|---|---|---|---|
| Northcliffe | $364,000 | 7 | Low | Proximity to Randolph AFB, family-friendly community |
| Woodland Oaks | $350,000 | 7 | Low | Quiet neighborhood with easy access to schools and parks |
| Belmont Park | $340,000 | 6 | Moderate | Affordable housing options, close to shopping centers |
| Jonas Woods | $330,000 | 6 | Moderate | Established community with mature trees and amenities |
| Riata | $320,000 | 6 | Moderate | Newer homes, community pool, and playgrounds |
| Estates of Kensington Ranch | $310,000 | 6 | Moderate | Spacious homes, convenient location near highways |
Top Schertz Schools Serving These Neighborhoods
| School | Type | GreatSchools Rating |
|---|---|---|
| Garden Ridge Elementary School | Elementary | 9 |
| John A. Sippel Elementary School | Elementary | 7 |
| Norma J. Paschal Elementary School | Elementary | 6 |
| Ray D. Corbett Junior High School | Middle | 5 |
| Samuel Clemens High School | High | 6 |
| Byron P. Steele II High School | High | 7 |
Homebuyer Programs for Veterans in Schertz
Plano offers a variety of housing assistance programs tailored for both Veterans and general homebuyers. Below is an overview of these programs:
1. Homes for Texas Heroes Program (TSAHC)
Offered by the Texas State Affordable Housing Corporation, this program assists Veterans with down payment assistance and fixed-rate mortgage loans.
- Down payment assistance of 3% to 5% of the loan amount
- Options for grants or deferred forgivable second lien loans
- Available to Veterans, active-duty service members, and surviving spouses
- No first-time homebuyer requirement
2. Texas Veterans Land Board (VLB) Veterans Housing Assistance Program
This state-run program offers competitive, low-interest home loans to Texas Veterans.
- Financing up to $806,500 for eligible Veterans
- Can be combined with VA, FHA, or conventional loans
- Interest rate discounts for disabled Veterans and surviving spouses
- Also available for home improvements
Texas Veterans Land Board Page
3. HUD-Veterans Affairs Supportive Housing (HUD-VASH) Program
The HUD-VASH program combines Housing Choice Voucher (HCV) rental assistance for homeless Veterans with case management and clinical services provided by the Department of Veterans Affairs (VA).
- Rental assistance for homeless Veterans
- Case management and clinical services provided by the VA
- Administered locally by the Plano Housing Authority
Plano Housing Authority VASH Program
4. City of Plano First-Time Homebuyers Assistance & Educational Program
This program assists eligible low- and moderate-income households to buy a home in Plano by providing down payment and closing cost assistance.
- Assistance up to $10,000 (CDBG) or up to $55,000 (HOME)
- Deferred payment loans with 0% interest
- Homebuyer education class required
- Income and purchase price limits apply
5. City of Plano Housing Rehabilitation Program
This program provides assistance to eligible homeowners for necessary home repairs to maintain safe and decent housing.
- Repairs may include roofing, plumbing, electrical, and HVAC systems
- Assistance provided as a deferred, forgivable loan
- Income limits and other eligibility criteria apply