YOUR HOME MISSION STARTS HERE
The VA loan is one of the most powerful benefits you've earned. Let's make sure you use every dollar of it.
THE VA BUYING PROCESS
Before anything else, confirm you qualify for a VA loan. Eligibility is based on service length, character of discharge, and branch of service.
- Active duty: 90 continuous days
- Veterans: 181 days peacetime / 90 days wartime
- National Guard / Reserve: 6 years or 90 days active
- Surviving spouses may also qualify
- Request your COE via VA.gov or through your lender
Pre-approval is your ammunition before hitting the market. A VA-experienced lender will review your income, credit, and entitlement.
- Use a VA-specialized lender — experience matters
- No VA minimum credit score, but most lenders want 580–620+
- Debt-to-income ratio typically capped at 41%
- Gather: LES / pay stubs, DD-214, W2s, tax returns, COE
- Pre-approval letter valid ~60–90 days
Work with a VA-savvy agent who understands your timeline, BAH, and the military-specific market near JBSA and Lackland.
- Home must be your primary residence
- VA covers single-family, condos, and multi-unit up to 4 units
- Factor in BAH rates for your housing budget
- Consider PCS timeline and future rental conversion potential
- Use a REALTOR® who knows VA appraisal requirements
Your agent submits an offer on your behalf. We negotiate price, seller concessions, and timelines that work with your service obligations.
- Sellers can pay up to 4% in concessions
- VA Escape Clause protects you if appraisal comes in low
- Earnest money is negotiable — often $500–$2,000
- Request seller cover VA non-allowable fees
Once you're under contract, your lender monitors your financial profile until closing. Any of the following can delay — or kill — your loan approval. This is not the time to make financial moves.
- Open any new lines of credit — credit cards, store cards, or any new accounts
- Apply for or take out any new loans — auto, personal, or otherwise
- Make large deposits or cash transfers without documentation — lenders must source all funds
- Make large purchases on existing credit — furniture, appliances, vehicles
- Co-sign on anyone else's loan or credit application
- Change jobs or switch to self-employment without notifying your lender
- Miss any existing bill, loan, or credit card payment — even one late payment can trigger a re-pull
- Let anyone run a hard inquiry on your credit for any reason
- Move money between accounts without a paper trail your lender can verify
- Make any financial decision without first calling Scott or your lender
Your lender will run a final credit check shortly before closing. Any change to your debt load, credit score, or financial profile can change your loan terms — or result in a denial. When in doubt, do nothing and call Scott first at (210) 934-0069.
The VA assigns an independent appraiser to confirm value and Minimum Property Requirements (MPRs). Always get a separate home inspection.
Required by the lender — confirms the home's market value and meets VA Minimum Property Requirements (MPRs). This is NOT a home inspection.
Separate from the appraisal and optional — but highly recommended. A licensed inspector examines the roof, foundation, HVAC, plumbing, electrical, and more. The VA appraiser will not catch all of this. Scott strongly recommends never skipping it.
- Tidewater Process: lender can submit comps if value is challenged
- If appraisal is low, negotiate with seller or invoke Escape Clause
Final stretch. Lender reviews all docs, VA approves the loan, you sign at closing. Keys in hand — mission complete.
- VA Funding Fee due at closing (can be financed in)
- No down payment required in most cases
- Closing costs: typically 2–5%, some covered by seller
- Review Closing Disclosure 3 days before closing
- Bring valid ID and any required funds to closing
- Closing typically takes place at the title company
- Not signing locally? Request a mobile notary — they come to you
- Some transactions qualify for a remote online notary (RON) — ask your lender and title company if available in your state
You don't have to be physically present to close. A mobile notary can come to your location — on base, at your home, or wherever you are. Remote online notarization is also an option depending on state and lender approval. Scott will coordinate this for you.
BEFORE YOU PCS
- ✓ Contact Scott 90–120 days before your report date
- ✓ Pull your credit report — fix errors before applying
- ✓ Request your Certificate of Eligibility (COE)
- ✓ Look up your BAH rate for the gaining installation
- ✓ Research neighborhoods within 20 min of base
- ✓ Get VA pre-approval before house hunting
- ✓ Factor in VA appraisal timeline (10–14 days typical)
- ✓ Never waive inspection — even on a VA loan
- ✓ Confirm closing date aligns with your report date
- ✓ If renting first, get a month-to-month lease only
AM I ELIGIBLE?
Answer 4 quick questions to find out if you qualify for a VA home loan.
PAYMENT CALCULATOR
YOUR BAH COVERS THIS. Your Basic Allowance for Housing is non-taxable and can be applied directly toward your mortgage. Many JBSA / Lackland service members cover their full payment — or more — with BAH alone. Look up your rate at defensetravel.dod.mil before calculating.
BAH CALCULATOR
Your Basic Allowance for Housing (BAH) is non-taxable and can be applied directly toward your mortgage. Enter your info below to see your estimated BAH and what it means for your buying power.
// BAH Quick Facts
- BAH is non-taxable — worth more than equivalent taxable income
- BAH rates are set annually by DoD based on local rental market data
- With dependents BAH is typically $200–$500/mo higher than without
- BAH covers approximately the 80th percentile of local rental costs
- Most VA lenders count BAH as qualifying income for your loan
- Unused BAH is yours to keep — use it toward a mortgage and build equity instead of renting
VA LOAN ADVANTAGES
DISABLED VETERAN PROPERTY TAX EXEMPTIONS
Texas law grants property tax exemptions to disabled veterans based on their VA disability rating. The higher your rating, the more you save — and at 100% (or TDIU), you pay zero property tax on your primary residence. This is one of the most powerful financial benefits available to Texas veterans and stacks directly on top of your VA home loan.
| VA Disability Rating | Texas Property Tax Exemption |
|---|---|
| 10% – 29% | $5,000 off appraised value |
| 30% – 49% | $7,500 off appraised value |
| 50% – 69% | $10,000 off appraised value |
| 70% – 90% | $12,000 off appraised value |
| 100% Scheduler / 100% P&T or TDIU | ★ FULLY EXEMPT — No Property Tax |
Real Dollar Impact
On a $300K home at 2.2% tax rate, that's $6,600/yr — $550/mo back in your pocket. That's real buying power.
At a 2.2% tax rate, that's roughly $264/yr ($22/mo) in savings. Not massive — but it compounds every year you own.
If you have a VA disability rating of 10% or higher, you are exempt from the VA Funding Fee entirely. On a $300K purchase that's $6,450 saved at closing (2.15% first-use rate). This stacks on top of the property tax exemption — both benefits apply simultaneously.
How to Apply for the Exemption
- 1
Get your VA disability rating letter confirming your percentage.
- 2
Contact your local Texas County Appraisal District (CAD) — for Bexar County: bcad.net
- 3
Submit Form 50-135 (Disabled Veterans Exemption Application) with your rating letter.
- 4
The exemption applies to your primary residence only — the home you live in.
- 5
Apply before April 30 of the tax year for that year's benefit.
If you are 100% disabled, tap the 100% Disabled Veteran — Tax Exempt checkbox in the VA Loan Calculator tab to remove property tax from your estimated payment entirely.
RUN MY VA PAYMENT WITH $0 TAX ☎ Ask Scott How This Affects Your Buying PowerVA LOAN FAQ
MILITARY BASES SAN ANTONIO
San Antonio is home to Joint Base San Antonio (JBSA) — one of the largest military installations in the world. Scott specializes in finding homes close to your base, within your BAH range, using your VA loan benefit.
Home to BMT, Security Forces training, and the largest USAF training installation in the world. Most active duty airmen PCSing to JBSA report here.
Home to Army Medical Command and Brooke Army Medical Center (BAMC). HQ for all of JBSA. Popular neighborhoods nearby: Alamo Heights, Terrell Hills, Converse, Universal City.
Home to AETC HQ and pilot training. Known for its iconic "Taj Mahal" headquarters tower. Popular nearby areas: Universal City, Schertz, Cibolo, Converse — all strong VA loan markets.
Field training installation on the north side of San Antonio. Medical corps trains here. Popular nearby areas: Stone Oak, Bulverde, Spring Branch, Helotes — newer construction, great schools, strong VA loan inventory.
Adjacent to Lackland. Security Forces and K-9 training. Accessed through Lackland main gate.
Know Your BAH Before You Search
Your BAH determines what you can afford near your base. Use the calculator to see your monthly allowance and estimated home price.
VA LOAN GLOSSARY
Key terms every military buyer needs to know. Tap any term to expand.
THE COMMAND POST SATX
30+ veterans, investors, and military families. Every month. No fluff — just real connections, real deals, real resources.
What To Expect
Walk in, make connections, and start building relationships with fellow veterans, investors, entrepreneurs, and military families in the San Antonio community.
- Open networking — no agenda, no pressure
- Meet veteran business owners and investors
- Connect with active duty, reserves, and retirees
Each month features a speaker, market update, or expert panel covering real estate, investing, VA benefits, and entrepreneurship — all with a military lens.
- Real estate market updates from Scott Alexander
- Featured speakers: lenders, investors, VSOs, entrepreneurs
- Live Q&A — bring your questions, get real answers
Trusted partners who specialize in serving the military community. No random vendors — only vetted professionals Scott personally endorses.
Close out with open floor time — swap cards, follow up on conversations, and build relationships that move your mission forward.
- Business card exchange & final networking
- Connect with Scott directly for real estate questions
- Join the mailing list for next month's event details
Real Connections. Real Conversations.
Secure Your Spot at the Next Command Post Event
Monthly networking events for veterans, active duty, and military families in San Antonio. Free to attend. Call Scott directly to be added to the event reminder list.
FROM SERVICE TO SUCCESS
Scott Alexander
The military trains you to execute under pressure, lead without ego, and never leave your people behind. From Service to Success is the bridge between that identity and your next mission — building wealth, building community, and building a legacy that outlasts your service.
Scott Alexander went from C-130J engine mechanic and FTAC instructor to Top 1% Texas REALTOR® — not by leaving the military mindset behind, but by deploying it in a new AO. This platform exists to show every veteran and active duty service member that the skills you built in uniform are the exact skills that build generational wealth.
The Three Pillars
Follow the Mission
Veteran Resources
MEET THE TEAM
The people behind The Command Post SATX and SA SOLD Realty Group.
More team members coming soon — check back as SA SOLD Realty Group grows.