Think You Missed the Spring Market? You Might Actually Be Right on Time.

If you just got PCS orders to San Antonio and you've been scrolling Zillow at night wondering if you missed your chance to buy a home, I've got some good news:

You didn't.

In fact, you may have arrived at exactly the right time.

I know that sounds backwards. Everyone talks about spring as the home-buying season. Get in before summer. Beat the competition. Find the house before someone else does.

And that's not necessarily bad advice, but it doesn't always reflect what the market actually looks like in San Antonio. More importantly, it doesn't account for the opportunities that can show up later in the year, especially if you're using a VA loan.

After 23 years in the Air Force and more PCS moves than I care to count, I've seen the same cycle play out over and over again. Spring tends to be busy. Summer is often when buyers finally get some breathing room.

What Spring PCS Season Actually Feels Like in San Antonio

Between March and June, the San Antonio market near Randolph, Fort Sam Houston, and Lackland gets busy.

Orders drop. House-hunting trips start getting scheduled. Families are trying to line up housing before the next school year begins. Buyers are often looking at the same neighborhoods in Schertz, Cibolo, Live Oak, and Universal City at the same time.

When that happens, sellers know they have options.

Homes tend to move faster. Negotiations can be limited. Timelines feel compressed because everyone is trying to accomplish the same goal before the summer is over.

For first-time buyers using a VA loan, it can feel like you're already behind before you've even submitted an offer.

Then June arrives.

Many of those spring buyers have already found a home and moved on. The pace starts to slow down, but the homes are still there.

That's where things start to get interesting.

What the San Antonio Market Looks Like Right Now

The market today looks very different than it did a few years ago.

San Antonio is currently sitting at approximately 6.14 months of inventory. That's a very different market than the one buyers faced in 2021 and 2022, when homes were receiving multiple offers within days. Today, buyers have more choices, more time to make decisions, and more room to negotiate.

Homes are averaging roughly 83 days on market depending on location and price point.

(Source: San Antonio Board of Realtors)

 

That's a dramatic change from the days when homes were receiving multiple offers within a weekend.

What does that mean for buyers?

It means sellers are generally more willing to have conversations.

It means you may be able to negotiate repairs.

It means closing cost assistance is back on the table.

It means you can take the time to evaluate a home instead of feeling pressured to make a decision after a 20-minute showing.

And in many of the price ranges military families are shopping in, you're often not competing against multiple buyers for the same property.

This isn't a distressed market, and it isn't a market where prices have fallen off a cliff.

It's simply a market where buyers have more options and more negotiating power than they've had in several years.

Why VA Buyers Are in a Strong Position Right Now

One thing I've noticed over the years is that the perception of VA loans changes depending on the market.

When homes are flying off the shelves and sellers are juggling multiple offers, some sellers become hesitant about anything they think could slow the process down.

But when a home has been sitting on the market for 60, 90, or even 100 days, sellers tend to be much more open to VA buyers.

That's where your VA benefit can become even more valuable.

Seller-Paid Closing Costs

VA loans allow sellers to contribute toward a buyer's closing costs.

In a market where sellers are motivated, negotiating several thousand dollars toward closing costs isn't unrealistic. Depending on the home and the situation, that can make a significant difference in what you bring to the closing table.

Interest Rate Buydowns

Some sellers are also willing to help buyers reduce their monthly payment through a rate buydown.

The details vary depending on rates and lender programs, but the result can be a lower monthly payment, which is something a lot of families appreciate when they're trying to stay within their BAH.

VA Assumable Loans

They're not common, but they do exist.

If you come across a home with an assumable VA loan that carries a significantly lower interest rate than today's market rates, it can create a unique opportunity for both the buyer and seller.

They're worth asking about when you're exploring your options.

Less Competition

This may be the biggest advantage of all.

When you're the only offer at the table, the conversation changes.

You don't have to be the fastest buyer.

You don't have to waive protections.

You don't have to wonder whether you'll be competing against five other offers by the end of the day.

You can simply focus on finding the right home.

How to Make the Most of a Summer PCS Move

The reality is that PCS timelines don't always care what the market is doing.

If your report date is approaching and you're planning a house-hunting trip this summer, preparation matters.

The first step is getting pre-approved before your trip, not during it.

Your lender should already have your Certificate of Eligibility pulled and your file well underway before you arrive in San Antonio. The less time you spend gathering documents during your house-hunting trip, the more time you can spend evaluating homes.

It's also important to work with someone who understands the local area beyond what shows up in an online search.

Not all commutes to Randolph are the same.

Not all neighborhoods offer the same resale potential.

Not all routes to base feel the same during morning traffic.

Those details can have a bigger impact on your day-to-day life than an upgraded kitchen or trendy paint color.

And while buyers have more leverage today, I still recommend never skipping the inspection.

San Antonio homes deal with intense heat, heavy HVAC usage, aging roofs, and foundation movement associated with our soil conditions. A thorough inspection remains one of the most important parts of the buying process.

Frequently Asked Questions

Is summer a bad time to buy a home near JBSA?

Not at all.

In many ways, summer can offer advantages that spring buyers didn't have. Inventory tends to be stronger, competition is often lower, and sellers may be more open to negotiating repairs, concessions, or closing cost assistance.

Will I still have enough homes to choose from if I start looking in June or July?

Yes.

San Antonio currently has significantly more inventory than buyers saw during the peak seller's market years. Communities like Schertz, Cibolo, Live Oak, and Universal City continue to offer a variety of options in price ranges that work well for many military families.

Can I use my VA loan if I'm PCSing this summer?

Absolutely, please do!

Your VA loan benefit remains one of the most powerful tools available to military families. No down payment, no private mortgage insurance, and the potential for seller concessions can make homeownership more accessible than many buyers realize.

How long does a VA loan take to close?

Most VA loans close within approximately 30 to 45 days, although timelines vary depending on the lender, appraisal, and overall transaction.

One of the best ways to keep your timeline on track is to start the pre-approval process before your house-hunting trip begins.

The Bottom Line

Spring gets most of the attention, but for military families moving to San Antonio, summer can create opportunities that simply aren't available during the busiest part of the year.

More inventory.

More negotiating power.

Less competition.

And more opportunities to maximize the benefits you've earned through your VA loan.

If you've been worried that you missed your chance because your orders arrived later than everyone else's, don't assume you're behind.

You may actually be walking into a market that's working more in your favor than you realize.

The key isn't being the first buyer in the market...it's being a prepared buyer when the right opportunity comes along.

 

If you're planning a move to San Antonio and want help building a strategy around your timeline, BAH, and duty location, I'd be happy to help. After all, buying a home during a PCS isn't just about finding a house. It's about setting your family up for a successful start at your next assignment.

 

Ready to take the next step? Book a free 15-minute call and let's figure out what's realistic for your timeline and BAH. 👉 Click here to schedule