Zero down payment. Scott Carlin, 20-year Air Force veteran and VA loan specialist serving San Antonio and the JBSA community. Call 321-364-4461.
San Antonio is known as “Military City USA” — and for good reason. Home to Joint Base San Antonio, which includes Fort Sam Houston, Lackland Air Force Base, and Randolph Air Force Base, San Antonio has one of the largest military communities in the country. Hundreds of thousands of veterans, active-duty service members, and military families call San Antonio home.
Scott Carlin is a 20-year Air Force veteran, mortgage loan originator (NMLS# 2613509), and founder of TrueVet Mortgage — a veteran-owned mortgage company specializing in VA home loans. Scott works directly with every client from pre-approval through closing. No call centers, no hand-offs.
San Antonio offers an affordable cost of living, no state income tax, and a deep-rooted military culture that makes veterans and military families feel at home. Joint Base San Antonio is the Department of War’s largest joint base and supports all branches of the military, making San Antonio one of the most military-connected cities in America.
The San Antonio area offers a wide range of neighborhoods popular with military families, including Schertz, Cibolo, Live Oak, Converse, Universal City, Selma, and New Braunfels. Whether you’re stationed at Lackland, training at Fort Sam Houston, or retiring in the Hill Country, there are housing options at every price point.
San Antonio is also home to the San Antonio Military Medical Center (SAMMC), the Department of War’s largest inpatient medical facility, and the Center for the Intrepid, which provides rehabilitation for wounded service members. The city’s commitment to veterans runs deep.
With a VA loan, eligible veterans can purchase a home in San Antonio with zero down payment, competitive interest rates, and flexible credit requirements.
VA loans offer significant advantages over FHA and conventional mortgages. Here’s what you get with a VA loan in San Antonio:
Zero down payment — buy a home with nothing out of pocket.
Lower interest rates — VA rates are typically 0.25% to 0.50% lower than conventional rates.
Flexible credit requirements — the VA does not set a minimum credit score, and most lenders work with scores as low as 580.
No monthly mortgage insurance — conventional loans require it with less than 20% down, and FHA loans charge it for the life of the loan. VA loans never require it, saving you hundreds per month.
No prepayment penalties — pay off your loan early with no extra fees.
VA funding fee exemption — veterans with a service-connected disability are exempt from the VA funding fee, saving thousands at closing.
Reusable benefit — you can use your VA loan benefit multiple times throughout your life.
Up to $4M with full entitlement — no loan limits for eligible veterans.
You may be eligible for a VA loan if you are a veteran with an honorable discharge, an active-duty service member, a member of the National Guard or Reserves with qualifying service, or a surviving spouse of a veteran who died in service or from a service-connected disability.
To get started, you’ll need a Certificate of Eligibility (COE) from the VA. Scott Carlin can pull your COE for you in minutes — no need to navigate the VA website yourself.
TrueVet Mortgage isn’t a national call center or a big-box lender. Scott Carlin is a 20-year Air Force veteran, VA loan specialist, and mortgage loan originator (NMLS# 2613509) who understands PCS moves, BAH, VA disability income, and the unique financial challenges military families face — because he’s lived them.
As a VA loan lender with access to over 120 wholesale lenders, Scott works as your mortgage broker to find the best rate and terms — not as a mortgage company that locks you into one option. You get one point of contact from application to closing. Scott handles your loan personally and is available by phone, text, or chat whenever you have questions. Most TrueVet loans close in 21-30 days.
TrueVet Mortgage is licensed through Xpert Home Lending, Inc. (NMLS# 2179191) and serves veterans and all homebuyers across Florida and Texas.
What credit score do I need for a VA loan in San Antonio?
While the VA does not set a minimum credit score, most lenders require at least 580–620. TrueVet Mortgage works with veterans across a range of credit profiles and can help you understand your options.
Can I use a VA loan to buy a condo in San Antonio?
Yes. The condo or condo community must be on the VA’s approved list. Scott can help you check whether a specific property qualifies.
Is there a VA loan limit in San Antonio?
For veterans with full entitlement, there is no loan limit. You can borrow as much as a lender is willing to approve. Veterans with reduced entitlement are subject to county-level limits.
Can I use my VA loan benefit more than once?
Yes. VA loan benefits are reusable. You can use your benefit multiple times, and in some cases you can have more than one VA loan at the same time.
How long does it take to close a VA loan in San Antonio?
TrueVet Mortgage typically closes VA loans in 21-30 days. Timelines can vary depending on appraisal scheduling, title work, and borrower documentation.
Does the VA funding fee apply in San Antonio?
Yes, unless you are exempt. Veterans with a service-connected disability rating are exempt from the VA funding fee, which can save thousands at closing. Scott can help you determine whether you qualify for an exemption.
I’m PCSing to Joint Base San Antonio. Can I start the VA loan process before I arrive?
Yes. Scott works with military families remotely all the time. You can get pre-approved, start house hunting with a local agent, and close on your home before or shortly after you arrive at JBSA.
If you already own a home in San Antonio with a VA loan, you may be able to lower your interest rate with the VA Interest Rate Reduction Refinance Loan (IRRRL), also known as the VA streamline refinance. The IRRRL requires minimal paperwork, no appraisal in most cases, and no out-of-pocket costs if the funding fee and closing costs are rolled into the new loan.
This is one of the fastest and simplest ways to reduce your monthly mortgage payment. Visit our VA IRRRL Streamline Refinance page to learn more about eligibility and how the process works.
TrueVet Mortgage also serves veterans across Florida, including the Panhandle, Tampa, Jacksonville, Orlando and Miami.
Visit our VA Loan FAQ for answers to common questions
Stationed at Joint Base San Antonio? Use our BAH Calculator to look up your 2026 rate for Lackland, Randolph, or Fort Sam Houston.
Ready to Use Your VA Loan Benefit in San Antonio? Call or text Scott Carlin at 321-364-4461, use the chat on this page or visit our Schedule a Call page to book a free consultation.