Are you searching for the best veteran Realtor in San Antonio? Christopher Beal is here to help. As a U.S. Army veteran and licensed Texas realtor specializing in military family relocations to JBSA, Christopher Beal understands the unique challenges of PCS moves, BAH planning, and military housing decisions.

This comprehensive guide breaks down 2025 BAH rates across Bexar, Comal, Guadalupe, Kendall, Medina, and Atascosa counties, helping active-duty, PCS, and veteran families maximize their housing allowance while finding the perfect home near Joint Base San Antonio.

Christopher Beal - Veteran Real Estate San Antonio: The Beal Group helps JBSA families every week understand how BAH differences translate into real savings and smarter neighborhood choices. Whether you're relocating via PCS, transitioning to civilian life, or searching for expert guidance on VA loans, Christopher is your San Antonio military housing specialist.

⭐ 2025 BAH Rates for San Antonio (TX285): Full Rank-by-Rank Chart

These are the official 2025 BAH rates for the San Antonio Military Housing Area (TX285).
Amounts shown are monthly and apply to all three JBSA bases.

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

How to Use This Table:
Find your rank and dependent status to determine your exact 2025 BAH. Every JBSA service member receives the same BAH for TX285, but where you choose to live, Bexar vs Medina vs Guadalupe, determines how far that allowance goes.

What Is BAH (Basic Allowance for Housing) & Why It Differs by County?

BAH stands for Basic Allowance for Housing, a tax-free monthly housing stipend provided by the Department of Defense to military members with dependents. While many assume all JBSA personnel receive the same BAH, the reality is more nuanced.

Key BAH Facts:

• BAH is tied to ZIP codes, not bases. ZIP codes correspond to counties, and each county has its own housing cost profile.

• Your actual BAH amount depends on your rank and number of dependents, not which JBSA base (Lackland AFB, Fort Sam Houston, Randolph AFB) you're stationed at.

• Living in different counties = different BAH rates. A service member at Lackland AFB may receive different BAH if they live in Medina County versus Bexar County.

This means military families can strategically choose where to live to optimize BAH, commute times, school quality, and property taxes.

Why Understanding County BAH Differences Matters

Military families new to San Antonio often ask: "Where should we move?"

The answer isn't just about base proximity, it's about understanding BAH value, neighborhood quality, school districts, and tax advantages across six surrounding counties.

By knowing county-to-county BAH differences, you can:

• Stretch your housing allowance further by choosing lower-cost counties

• Invest in neighborhoods aligned with your family's priorities

• Maximize equity through VA loans with zero-down financing

• Plan for long-term equity growth during your JBSA assignment

2025 BAH Rates Around JBSA: County-by-County Breakdown

Note: BAH varies significantly by rank (E-1 through O-6+) and number of dependents. These county rankings reflect overall cost averages and relative comparisons.

1. BEXAR COUNTY (San Antonio) – The Baseline

Status: Highest BAH in the Region | Best For: Base Proximity & Urban Convenience

Bexar County encompasses most of San Antonio and sets the BAH standard for JBSA service members:

Key Neighborhoods:

• Downtown San Antonio & Alamo Heights

• Castle Hills & North Central

• Medical Center District

• Lackland AFB commuter zones

• Fort Sam Houston access points

Why BAH is High Here:

• Largest urban rental and purchase market

• Rising home prices driven by tech sector growth and medical industry expansion

• Strong military + civilian demand

• Central location to all three JBSA bases

Average Home Price Range: $250K–$450K (varies by neighborhood)

Who It's Best For:

• ✔ Families prioritizing short commute times to base gates

• ✔ Renters seeking urban convenience and walkable neighborhoods

• ✔ First-time VA buyers who want established communities

• ✔ Higher-ranking officers preferring central San Antonio locations

• ✔ Remote workers wanting city amenities

Real Example: A mid-ranking E-5 BAH in Bexar County might be $1,800/month, but the same rank in Medina County could be $1,400/month—that's $400/month or $4,800/year in difference.

2. COMAL COUNTY (New Braunfels, Garden Ridge) – Premium Suburbs & Hill Country

Status: Slightly Higher BAH Than Bexar | Best For: Upscale Schools & New Construction

Comal County has become a top military relocation hotspot, rivaling Bexar County for BAH rates due to luxury new builds and highly-rated schools.

Key Communities:

• New Braunfels

• Garden Ridge

• Spring Branch (master-planned)

• Bulverde

• Timberwood Park

Why BAH is High:

• Premium new construction (often with military incentives)

• Excellent schools and family-focused amenities

• Luxury finishes at scale

• Strong suburban demand from dual-income families

• Hill Country proximity and outdoor recreation

Average Home Price Range: $300K–$550K (new construction)

Who It's Best For:

• ✔ Higher-ranking military officers (O-3 and above)

• ✔ Dual-income military families seeking upscale communities

• ✔ Randolph AFB personnel

• ✔ Buyers prioritizing top-tier school districts

• ✔ Families looking for master-planned communities with amenities

Why Veterans Choose Comal: New construction often includes VA-friendly financing options, and the military community in these developments provides built-in networking and support systems.

3. GUADALUPE COUNTY (Schertz, Cibolo, Seguin) – Best Value & Growing Communities

Status: Similar to Bexar, Slightly Lower | Best For: Smart Money & Military-Heavy Market

Guadalupe County is one of the MOST military-concentrated counties in Texas, with rapidly expanding communities offering newer homes at lower price points than Bexar County.

Key Communities:

• Schertz (Randolph AFB gateway)

• Cibolo (rapidly growing)

• Seguin (rural charm with development)

• Universal City

• Converse

Why Families Love Guadalupe:

• Closest to Randolph AFB with fastest commutes

• Newer neighborhoods with affordable pricing

• Excellent school districts (Schertz-Cibolo-Universal City ISD ranks highly)

• Lower property taxes than Bexar County

• High concentration of military families = built-in community

Average Home Price Range: $200K–$380K (newer construction)

Who It's Best For:

• ✔ Randolph AFB personnel seeking shortest commutes

• ✔ VA buyers maximizing affordability + home quality

• ✔ Families wanting modern homes without Bexar County crowds

• ✔ Budget-conscious military families

• ✔ Those avoiding Bexar's higher property taxes

Military Advantage: With military families comprising 30%+ of these communities, you'll find military-friendly schools, veteran-owned businesses, and strong support networks.

Realtor Tip: This is where many smart VA buyers discover they can buy a $300K newer home with the same BAH that only rents a smaller apartment in Bexar.

4. KENDALL COUNTY (Boerne) – Hill Country Luxury & Elite Schools

Status: Higher BAH Than Most Counties | Best For: Luxury Buyers & Officers

Boerne and Kendall County offer upscale, scenic Hill Country living with premium price tags reflecting luxury properties and highly-regarded private and public schools.

Key Communities:

• Boerne (charming Hill Country town)

• Fair Oaks Ranch

• Sisterdale

• Leon Springs

Why BAH is High:

• Significantly higher home values ($400K–$1.5M+)

• Custom estates, large acreage, and luxury finishes

• Top-ranked schools (Boerne ISD)

• Strong outdoor recreation and lifestyle appeal

• Hill Country scenery and low-density development

Average Home Price Range: $400K–$800K+ (custom homes and acreage)

Who It's Best For:

• ✔ Senior officers (O-4 and above)

• ✔ Dual-income families or retirees

• ✔ Buyers seeking luxury VA loans

• ✔ Those wanting quiet, scenic Hill Country living

• ✔ Buyers with acreage preferences (1–5+ acres)

VA Loan Advantage: VA loans have no maximum loan amount (unlike FHA loans), making Kendall County attractive for higher-ranking officers using full VA benefits.

Commute Reality: 35–45 minutes to Lackland AFB and Fort Sam Houston, but Randolph AFB is 20–25 minutes. Best for those telecommuting or assigned to Randolph.

5. MEDINA COUNTY (Castroville, LaCoste, Hondo) – Best Value Near Lackland AFB

Status: Lower BAH – Maximum Affordability | Best For: Lackland Families & Land Lovers

Medina County delivers major affordability while maintaining proximity to Lackland AFB—ideal for families wanting to stretch BAH and own land.

Key Communities:

• Castroville (historic, charming)

• LaCoste (rural, close to bases)

• Hondo (growing residential area)

• D'Hanis

• Sabinal

Why BAH Goes Farther:

• Lowest home prices in the JBSA region ($150K–$350K)

• Rural lifestyle with acreage options

• New construction at below-market pricing

• Lower property taxes

• Direct Lackland AFB access (10–20 minutes)

Average Home Price Range: $150K–$320K

Who It's Best For:

• ✔ Lackland AFB families (shortest commute)

• ✔ Budget-conscious VA buyers

• ✔ Families wanting 1+ acre properties

• ✔ Those avoiding urban crowds

• ✔ Remote workers valuing affordability and space

• ✔ Families with horses, gardening, or rural interests

Real Example: Your BAH in Medina might secure a brand-new 4-bed, 2.5-bath home on 0.5 acres—while the same BAH in Bexar rents a 2-bedroom apartment.

School Consideration: Medina County schools (Medina Valley ISD) perform well, though fewer specialized programs than Bexar or Comal.

6. ATASCOSA COUNTY (Pleasanton, Poteet) – Lowest BAH & Best Budget Stretch

Status: Lowest BAH in the Region | Best For: Maximum BAH Value & Remote Workers

Atascosa County offers the lowest home prices and highest BAH stretch for families prioritizing affordability and rural lifestyle.

Key Communities:

• Pleasanton (primary residential hub)

• Poteet (historic, agricultural)

• Leming

• Campbellton

Why It Attracts Military Families:

• BAH stretches the most across the entire region

• Lowest property prices ($120K–$280K)

• Large lot sizes (0.5–2+ acres standard)

• Minimal traffic, quiet communities

• Lower property taxes

Average Home Price Range: $120K–$250K

Who It's Best For:

• ✔ Budget-maximizing VA buyers

• ✔ Remote/teleworking service members

• ✔ Families seeking 1+ acre properties for under $250K

• ✔ Those with flexibility on commute time

• ✔ Long-term investors (growing area near San Antonio expansion)

Commute Times: 35–50 minutes to most JBSA bases, but worth it if you're remote or prioritize affordability.

Investment Potential: As San Antonio expands south, Atascosa properties may see appreciation, attractive for investors planning 10+ year holds.

Which County Gives the Most BAH Value in 2025?

🏆 Best "Bang for Your Buck" – Most BAH Value

💎 Premium Counties (Highest BAH) – Worth the Investment

⚡ Most Convenient for PCS – Speed & Proximity Matter Most

 

2025 BAH Optimization Strategy: Rent vs. Buy

The Short Version: For most JBSA families, buying beats renting, especially during 3–4 year assignments.

Why Military Families Should Consider Buying

The Numbers: A Real Example

Scenario: E-5 with 1 Dependent, Bexar County BAH ~$1,800/month

Result: Buying costs slightly more but builds $30K–$50K in equity while renting builds zero ownership.

How Christopher Beal Helps JBSA Military Families Maximize BAH

As a U.S. Army Veteran Real Estate Agent in San Antonio, Christopher Beal offers specialized consultations designed specifically for military families:

Free PCS Housing Consultation Includes:

• ✅ Personalized BAH Budget Calculation (by rank & dependents)

• ✅ County-by-County Comparison Analysis (neighborhoods, schools, taxes)

• ✅ Homes Matching Your Rank & BAH (pre-screened inventory)

• ✅ New Construction Incentives & Financing (military builder programs)

• ✅ School District Breakdown (performance, programs, sports)

• ✅ Commute Time Mapping (Lackland, Fort Sam Houston, Randolph AFB)

• ✅ Property Tax Comparison (across all six counties)

• ✅ VA Disability Exemption Analysis (if applicable, can save $1,000s yearly)

• ✅ VA Loan Pre-Qualification (no-cost, no-obligation)

Why Military Families Choose Christopher Beal

• He's a veteran – He understands military culture, base life, PCS moves

• He specializes in VA loans – Navigating appraisals, entitlements, financing

• He knows JBSA intimately – All three bases, all surrounding communities

• He helps with relocation planning – Not just showing homes

• He focuses on your mission – Buying the right home so you can focus on service

Ready to Find Your Perfect San Antonio Home with Christopher Beal?

Whether you're active-duty, relocating via PCS, or a veteran buying near JBSA, Christopher Beal is here to guide you through BAH planning, neighborhood selection, and VA loan financing.

Let's find the right home in the right county for YOUR family's needs.

Contact Veteran Real Estate San Antonio: The Beal Group

Christopher Beal
Veteran Realtor
eXp Realty Agent
📲 (210) 882-8583
📧 gobealgroup@gmail.com
🌐 www.veteranrealestatesa.com

Service Areas: Bexar, Comal, Guadalupe, Kendall, Medina, Atascosa Counties

FAQ: Common BAH & Military Relocation Questions

Q: Does my BAH change if I move to a different county?

A: Yes. BAH is ZIP code-specific, so moving from Bexar County (higher BAH) to Medina County (lower BAH) may change your allowance. Your rank and dependency status remain the same, but the cost-of-housing factor differs.

Q: Can I use my VA loan in any of these counties?

A: Absolutely. VA loans work in all six counties. Some areas have stronger VA builder programs (Comal, Guadalupe), offering additional incentives.

Q: What if I have a VA disability rating? Do I get property tax breaks?

A: Yes. Texas offers property tax exemptions for veterans with 0%, 10%, or 20% VA disability ratings (100% disabled vets get full exemptions). This can save $1,000–$3,000+ annually depending on home value and county.

Q: How long does VA loan pre-approval take?

A: Typically 3–5 business days if you have your Certificate of Eligibility (COE) ready. I can help expedite this process.

Q: Is Guadalupe County really that military-focused?

A: Yes. Approximately 30%+ of Guadalupe County's population is military or military-connected. It's one of the most military-concentrated civilian counties in Texas.

Q: Can I buy while stationed overseas and move in later?

A: Yes. VA loans allow pre-purchase planning. Many JBSA-bound service members buy 3–6 months before arrival, using video tours and virtual closings.

 

Additional Resources for JBSA Relocation

• VA.gov BAH Lookup Tool – Check your exact BAH amount by ZIP code

• Military OneSource – Free relocation planning and counseling

• JBSA Family Support Center – Base-specific PCS resources

• GreatSchools.org – School ratings by county and district

• Zillow/Realtor.com – Current home inventory across all counties

This guide is current for 2025. BAH rates, home prices, and school rankings may change. For personalized advice tailored to your military family's needs, contact Christopher Beal, your San Antonio veteran real estate specialist, at (210) 882-8583 or Gobealgroup@gmail.com.