VA Loans in Schertz and Cibolo: What Veteran Buyers Should Know Right Now

If you're stationed at Randolph, working at one of the other JBSA locations, or getting ready to retire out of the military, Schertz and Cibolo are probably already on your list. Quick drive to the base, newer neighborhoods, and a lot of house for the money compared to the inside of Loop 1604.

And if you've earned a VA loan, you're holding the best mortgage benefit out there. Most buyers I talk to only use about half of what it can do. Let's fix that. 

Where VA Rates Sit Right Now

As of October 6, 2026, the average 30 year fixed VA rate was 7.10%, based on Optimal Blue lock data reported by CNBC. That's higher than anyone wants, and it lines up with what we covered after the Fed's latest rate hike.

The good news: VA loans still typically price below conventional loans, and you skip monthly mortgage insurance completely. When rates are this high, every piece of the VA advantage matters more, not less.

The VA Basics That Actually Move the Needle

• $0 down. No down payment as long as the price doesn't exceed the appraised value.
• No PMI. Conventional buyers putting less than 20% down pay mortgage insurance every month. You don't.
• No loan limit with full entitlement. Per the VA, if you have full entitlement there's no cap, as long as you qualify and the appraisal supports the price.
• Seller help is allowed. VA caps seller concessions at 4%, and normal closing costs a seller covers don't count toward that cap. Your lender will confirm exactly how they apply it.
• It's assumable. The VA confirms VA loans can be assumed by a qualified buyer. More on why that's a big deal below.
• Up to 4 units. You can buy a duplex, triplex or fourplex with a VA loan as long as you live in one of the units. That's house hacking with zero down.

The Funding Fee, and Who Skips It

The VA funding fee is a one time charge you can pay at closing or roll into the loan. Current purchase rates from VA.gov:

• First use: 2.15% with less than 5% down, 1.5% with 5% or more, 1.25% with 10% or more
• Subsequent use: 3.3% with less than 5% down, 1.5% with 5% or more, 1.25% with 10% or more

On a $350,000 first use loan with nothing down, that's $7,525. Not small.

But a lot of you won't pay it at all. You're exempt if you receive VA compensation for a service connected disability, if you're an active duty member who received a Purple Heart on or before closing, or if you're a surviving spouse receiving Dependency and Indemnity Compensation, among a few other cases. If you have a pending claim, get it moving before you close. A proposed rating issued before closing can also qualify you for the exemption.

Texas Stacks Extra Savings On Top

Property taxes are the biggest monthly cost Texas buyers forget about. For disabled veterans, Texas cuts them down hard.

Partial exemptions based on your VA disability rating, taken off your home's taxable value:

• 10% to 29%: $5,000
• 30% to 49%: $7,500
• 50% to 69%: $10,000
• 70% to 99%: $12,000

Rated 100%, or paid at the 100% rate through individual unemployability? Texas gives you a total exemption on your homestead. That's zero property tax on your home. An unmarried surviving spouse can keep that exemption too, per the Texas Comptroller.

The exemption is never automatic. You file with your county appraisal district using Form 50-114 (homestead and the 100% exemption) or Form 50-135 (partial disabled veteran exemption). Most of Schertz and Cibolo sits in Guadalupe County, but parts of Schertz cross into Bexar and Comal, so make sure you're filing with the right district.

Texas veterans should also look at the Texas Veterans Land Board home loan program, which offers its own financing options for Texas veterans. Check their site for current terms.

Why Schertz and Cibolo Work So Well for VA Buyers

Location is the obvious one. You're right next to Randolph, with I-35 and Loop 1604 putting the rest of JBSA within reach.

The less obvious one is housing stock. A lot of Schertz and Cibolo was built in the last 20 years, and new communities are still going up. That matters because VA appraisals check the home against minimum property requirements. Older homes with roof issues, peeling paint or safety problems can need repairs before closing, which slows things down and can kill deals. Newer homes and new construction usually clear the VA appraisal without drama.

Builders are also motivated right now. Pair a builder incentive with a VA loan and you can walk into a brand new home with very little out of pocket. If you want the full rundown, check out our take on whether new construction is the right move.

5 Moves That Save VA Buyers Real Money

1. Get your Certificate of Eligibility early. Your lender can usually pull it in minutes. Don't wait until you've found the house.
2. Shop more than one lender. VA rates and lender fees vary. Two or three quotes on the same day can save you thousands.
3. Ask for seller concessions. With rates over 7%, sellers are negotiating. Use concessions to cover closing costs or buy down your rate.
4. Hunt for assumable VA loans. Plenty of homes around JBSA were bought with VA loans in 2020 and 2021, when rates were near historic lows. Assuming one of those loans can beat today's rates by a mile. If you're a veteran assuming another veteran's loan, your own entitlement can be substituted so the seller gets theirs back.
5. File your exemptions right after closing. Homestead plus your disabled veteran exemption. Set a reminder so it doesn't slip.

Thinking About Buying Near Randolph?

Whether you're PCSing in, retiring out, or ready to stop paying rent off base, I'll help you put every piece of your VA benefit to work. I'll also point you toward the lenders who actually close VA loans on time and the neighborhoods that make sense for your commute.

Start by browsing homes for sale in Schertz, Cibolo and across Central Texas. And if you're a veteran getting ready to sell before your next move, grab a free home valuation.

Call or text me at (956) 489-9752 or email allensellstx@gmail.com. Let's talk about what your VA loan can actually do.

Sources: VA funding fee and closing costs; VA home loan limits; VA purchase loans; CNBC VA loan rates, Oct. 6, 2026; Texas Comptroller property tax exemptions. Rates and program details change. Confirm with your lender and appraisal district before you make decisions.