PCS Orders to JBSA | San Antonio Military Relocation Guide

PCS Orders to JBSA? How to Plan Your San Antonio Move with a Veteran Realtor

by Christopher Beal

Hey service member, congratulations on those PCS orders to Joint Base San Antonio (JBSA)! Whether you’re trading snowy winters for Texas sunshine or just shuffling bases within the Lone Star State, San Antonio, better known as Military City, USA, welcomes over 80,000 active-duty troops across Fort Sam Houston, Lackland AFB, and Randolph AFB. You’re not just moving, you’re joining a community built to support military families.

But let’s be real: a Permanent Change of Station (PCS) can feel like herding cats while packing boxes. The good news? With smart planning, and a Veteran Realtor in San Antonio who’s lived the PCS lifestyle, uou can turn chaos into a smooth landing.

Step 1: Decode Your Orders and Set Your Budget

Your PCS packet is your marching orders, so start there.

Review Entitlements Early: Confirm allowances, shipping options, and report dates. For JBSA, you’ll likely juggle Household Goods (HHG) shipment or a Personally Procured Move (PPM). Pro tip: take photos of valuables before movers arrive.
Know Your Numbers: San Antonio’s cost of living is about 14% below the national average. For example, an E-5 with dependents in ZIP 78234 receives about $1,980/month BAH. Combine that with Dislocation Allowance (DLA) and Temporary Lodging Expense (TLE) for those early weeks, and you’ll have a clear financial picture.
Timeline Hack: Aim to start serious prep 8–12 weeks out. Keep PCS orders, medical/school records, and insurance docs in a moving binder—with digital backups.

Step 2: Decide Where to Live — On-Base, Off-Base, or Buy?

San Antonio’s housing market is both affordable and military-friendly, with median prices hovering around $284,000. VA loans (no down payment, no PMI) make buying very attractive compared to renting.

Housing Option	Pros	Cons	Best For
On-Base Housing	Utilities included, secure, strong community.	Waitlists (6–8 months peak season), rank restrictions.	Families who want built-in support.
Off-Base Rentals	Flexible, average rent $1,290/month, close to base.	Pet fees, lease restrictions.	Short tours or those testing the area.
Buying with VA Loan	Build equity, no down payment, assumable VA loans.	Closing takes 30–45 days.	Long-term stability and families investing in the future.

Neighborhoods like Helotes, Alamo Ranch, Cibolo, Schertz, and Boerne are favorites for military families thanks to commutes under 30 minutes, good schools, and amenities.

Step 3: Schools, Healthcare, and Family Logistics

Schools: Popular districts include North East ISD (NEISD) and Alamo Heights ISD. On-base schools at Lackland and Fort Sam Houston support military transitions and EFMP families.
Healthcare: Switch to TRICARE West Region and connect with JBSA medical clinics for smooth care transfers.
Family Perks: Update DEERS, use ITT for discounted SeaWorld/Six Flags tickets, and get plugged into spouse networks through VFW or American Legion posts.

🎖 Why Choose a Veteran Realtor for Your PCS?

You could DIY on Zillow, but a Veteran Realtor in San Antonio is like having a battle buddy for your PCS move.

Here’s why:

Insider Knowledge: Avoid traffic traps and find the best commute-friendly neighborhoods.
VA Loan Expertise: From closing cost negotiations to assumable loans, a veteran agent speaks the VA language.
Stress Reduction: Virtual tours, remote negotiations, and boots-on-the-ground support while you’re still at your current station.
Community Focus: We understand family life, schools, and veteran resources that make the difference.

As an Army Veteran and Top San Antonio Realtor, I built the Serve & Save Program to give back: 1% of my commission back for every year you served (applied to closing costs, capped by VA guidelines). That’s real money in your pocket at closing.