Orders to Texas can come fast. One week you are settled, and the next you have a report date, a city you have never visited, and a decision about whether to rent or buy.
I am Scott Carlin, a 20-year Air Force veteran and the broker behind TrueVet Mortgage. I served at Eglin AFB and Patrick SFB, so I have been through more than one PCS move myself. Here is how to buy a home in Texas with your VA loan benefit, and the local rules that surprise people moving in from other states.
Why buying can work on a PCS move
With a VA loan, you can buy with no down payment as long as the sales price is not higher than the appraised value, and there is no monthly mortgage insurance. If you have full entitlement, there is no VA loan limit. You still need to qualify for the loan, and the appraisal still needs to support the price.
The challenge on a PCS move is time. Texas has a few local rules that affect your monthly payment, and a PCS timeline leaves little room to learn them late.
Start the loan before you start house hunting
The most common mistake on a PCS purchase is looking at homes first and arranging the loan second. Do it the other way around.
Get your Certificate of Eligibility, have your credit and income reviewed, and get a preapproval before you look at listings. A seller comparing offers wants to know your financing is solid. A preapproval from a lender who has reviewed your documents carries more weight than a form letter.
This step also shows where your entitlement stands, which matters if you already own a home bought with a VA loan.
Which Texas base are you headed to?
Each Texas military market is different. These are the main areas we serve:
- Joint Base San Antonio (Lackland, Randolph, Fort Sam Houston) – San Antonio.
- Fort Hood – Killeen and the surrounding Central Texas towns.
- Fort Bliss – El Paso.
- Dyess AFB – Abilene.
- NAS Corpus Christi – Corpus Christi. Coastal homes call for a careful insurance budget.
- Goodfellow AFB – San Angelo.
See the full list of markets we cover on our Texas VA loans page.
Four things that are different about buying in Texas
1. Property taxes are set locally
Texas has no state income tax, and there is no state property tax either. Property tax is assessed and collected by local governments, and it is a large part of most Texas housing payments. Because taxes are part of your monthly payment, ask for the actual tax bill on a home, not the listing estimate.
2. File for the homestead exemption
Once the home is your principal residence, you can file a residence homestead exemption with the appraisal district in your county. It removes part of the home’s value from taxation.
Texas also has property tax exemptions for disabled veterans. A veteran who receives 100 percent disability compensation for a service-connected disability, and who is rated 100 percent disabled or individually unemployable, can qualify for a total exemption on the residence homestead. Veterans with lower ratings, starting at 10 percent, can qualify for a partial exemption that grows with the rating. Many veterans do not learn about these exemptions until years later.
3. Utility districts and HOAs
Many newer Texas subdivisions sit inside a water district, such as a municipal utility district (MUD). These are local government districts that can issue bonds to pay for neighborhood infrastructure, and they can carry their own tax rate. In most of these districts, the seller must give you a notice to purchaser that shows the district’s tax rate. Add that tax and any HOA dues to your payment before you make an offer.
4. Get insurance quotes early
Homeowners insurance costs vary a great deal across Texas, and coastal areas carry added wind and flood risk. Get quotes early. A higher premium than expected can change what you qualify for late in the process.
Your VA benefit moves with you
If you used your VA loan at your last duty station, you may not be starting from zero. Veterans with full entitlement have no county loan limit. If part of your entitlement is tied up in a home you are keeping as a rental, your remaining entitlement can often still fund a second VA purchase in Texas. Our guide to using your VA loan more than once walks through the math.
Texas also has its own program: the Texas Veterans Land Board (VLB) home loan program, run through the Texas General Land Office. It is open to eligible Texas veterans and military members buying a primary residence in Texas. Veterans with a VA service-connected disability rating of 30 percent or more qualify for a discounted interest rate, and the VLB program can be used along with VA home loan benefits. Whether it is the better choice depends on your file, which is a comparison a broker can run for you.
The PCS timeline: buying before you arrive
You do not have to be in Texas to start buying a home in Texas.
- Occupancy. VA rules expect you to move into the home within a reasonable time, which the VA defines as within 60 days after closing. If you are on active duty and cannot move in within that time, your spouse’s occupancy can meet the requirement.
- Closing from a distance. Depending on the lender and title company, many buyers sign closing documents remotely or through a power of attorney. If you need a power of attorney, set it up early, not the week of closing.
- BAH. Your housing allowance is based on your pay grade, your dependency status, and your new permanent duty station ZIP code, so it changes with the move. Check your new numbers on our BAH calculator or our 2026 BAH rates guide before you set a budget. Headed to Fort Hood? See 2026 BAH for Fort Hood and Killeen.
- Timing. Work backward from your report date and leave room for the appraisal and any repairs it calls for.
If you are also weighing an assignment in Florida, see our PCS to Florida guide and our Florida VA loans page.
Frequently asked questions
Can I buy a home in Texas before I physically arrive?
Yes. Many PCS buyers sign remotely or use a power of attorney, depending on the lender and title company. The VA expects you to move in within 60 days of closing. If you are on active duty and cannot move in within that time, your spouse’s occupancy can meet the requirement.
Do I need a new Certificate of Eligibility for a second VA loan?
You need a current Certificate of Eligibility. If you are keeping a home bought with your VA loan, we will look at your remaining entitlement. Full entitlement means no county loan limit. Partial entitlement does not necessarily block a Texas purchase. It changes how much you can borrow with no down payment.
How do Texas property taxes affect my payment?
Texas has no state income tax, and property taxes are set and collected locally. Because taxes are paid through your monthly payment, we build the real tax figure into your preapproval instead of a listing estimate.
Should I use a VA loan or the Texas VLB program?
It depends on your entitlement, your disability rating, the loan amount, and how long you plan to keep the home. The VLB program can be used along with VA home loan benefits. As a broker, we can compare the options side by side.
Is it smarter to rent for the first year?
Sometimes. If you expect a short tour, a possible follow-on move, or you are not sure about the area, renting first can make sense. But with no down payment and no monthly mortgage insurance, buying often works better than veterans expect, and VA rates are often lower than conventional rates. Compare both before you decide.
Get a straight answer before the movers arrive
Send us your orders and your report date. We will tell you honestly whether buying makes sense, what your Texas payment looks like with taxes and insurance included, and how long the process should take.
Call or text 321-364-4461, or send us a message.
See all of our VA loan guides.