You can sell a San Antonio house after PCS orders to Joint Base San Antonio, including Lackland, Fort Sam Houston, and Randolph. Home Pros buys as-is, charges $0 seller fees, covers standard closing costs, and typically closes in about 7 to 30 days, with a cash offer usually within about 24 hours of the form.
Can you sell a San Antonio house on PCS orders?
Yes. Permanent change of station orders do not block a sale of a house you own in Bexar County or a nearby county. The constraint is the report date printed on the orders, plus whatever the lender, the title company, and any co-owner still have to clear. A financed buyer can miss that date. A cash buyer who purchases as-is can often match a short window because there is no buyer loan and no repair list you have to finish first.
Home Pros (Balint Holdings, LLC) is a veteran-owned cash buyer based in San Antonio. We typically send a cash offer within about 24 hours of the form, charge $0 commissions and $0 seller fees, cover standard closing costs, and close in about 7 to 30 days on a date you agree to. That published window is the one to put next to your report date. It is not a promise that every file closes on day 7. Title, liens, and occupancy still have to be real.
Start with the address on our San Antonio page or the offer form. If you are weighing a listing, run both nets in the cash offer vs listing calculator before you pick a path. The Texas hub covers the same as-is terms outside Bexar County if the house is in another Texas county on the way to the next base.
What is Joint Base San Antonio?
Joint Base San Antonio is one joint base made of three installations: JBSA-Lackland, JBSA-Fort Sam Houston, and JBSA-Randolph. The Air Force is the lead service for housing and tells service members to use the housing office at the installation they are assigned to. That structure is published on the JBSA housing page and the JBSA newcomers page.
The installations sit in different parts of the city, so the house you are selling is often nowhere near the gate on the orders. Lackland is on the southwest side. The installation's own history sheet says construction began in 1941 as part of Kelly Field, the field became the San Antonio Aviation Cadet Center a year later, and it was named Lackland Air Force Base on February 3, 1948. That same sheet lists more than 24,000 active duty members, 10,000 Department of Defense civilians, and 11,000 contractors and family members. Those are the base's published headcounts, not a Home Pros sales figure. Source: JBSA-Lackland fact sheet.
Fort Sam Houston sits northeast of downtown, with housing and Army medical commands clustered around the post. Randolph is farther northeast, toward Universal City. Families selling out of Government Hill, Balcones Heights, Converse, Schertz, Live Oak, or the south and west side are in the same PCS pattern even when the commute to the new unit is short. We buy houses in those areas as-is. Condition, a tenant, or a house you will not be in town to show does not change the basic offer path.
What should you do before you sign a sale contract?
Get the housing counseling the base already requires, then decide whether you are selling, renting, or keeping the house. The Air Force housing page for Joint Base San Antonio says service members should report to the housing office on arrival and that the visit is there so you receive counseling before you enter any written lease or rental or sales contract. Read that instruction on the JBSA newcomers page, which points members at the Lackland, Fort Sam Houston, and Randolph housing offices.
If you already own and the orders send you away, the same caution applies in reverse: do not sign a listing agreement or a cash contract until you know the report date, who must sign, and what the loan payoff is. Ask the housing office what it needs from you. Ask your lender for a payoff quote. If a VA loan is on the house, the ordinary sale pays that loan off at closing from the proceeds. Assumption is a separate VA and lender process. Use VA housing assistance for the current loan rules rather than a blog summary of them.
Texas Property Code Section 5.008 requires a seller's disclosure notice in most sales of a single-family house. The statute is on the Texas Property Code. A cash buyer still needs an honest description of the roof, foundation, and known defects. Buying as-is removes the repair list. It does not remove the duty to tell the truth about the property. If you will be gone before showings, say that on the form. We can work from photos, a walkthrough by someone you authorize, and public records.
How does the SCRA affect a house you are selling?
The Servicemembers Civil Relief Act can stop a lender from completing a nonjudicial foreclosure without a court order. It is not a pricing rule for your sale. Under 50 U.S.C. Section 3953, real property that secures a mortgage taken out before military service generally cannot be sold, foreclosed, or seized during military service, or for one year after, based on a breach of that mortgage, unless a court orders it. The text is at 50 U.S.C. 3953.
That protection matters if you are behind on the mortgage while you are in transit or deployed. It does not force a buyer to pay a certain price, and it does not extend your PCS report date. If the house is current and you simply need it sold before you leave San Antonio, SCRA is background law, not the closing plan. If you are in default, talk to a HUD-approved housing counselor and a military legal assistance office before you choose between a sale, a modification, or a stay. Home Pros can make an as-is offer while that conversation is happening. We do not give legal advice about the Act.
Texas foreclosure itself is fast once a notice of sale is posted. If that is the actual problem, read how to stop foreclosure in Texas and selling before a San Antonio foreclosure. A PCS move and a foreclosure timeline on the same house is a reason to get the payoff and the sale date on one sheet of paper.
Do both spouses have to sign a Texas homestead deed?
Usually yes. Texas Family Code Section 5.001 says that whether the homestead is the separate property of one spouse or community property, neither spouse may sell, convey, or encumber it without the joinder of the other spouse, except as that section allows. The statute is in the Texas Family Code. A deed signed by only the spouse whose name is on the title can fail at the title company if the property is the homestead.
PCS makes this practical, not theoretical. One spouse may already be at the next duty station. The other may still be in the house with the kids and the household goods. Both still have to sign, in person or through a power of attorney that the title company will accept. Get that document drawn before one of you leaves. A military power of attorney from the base legal office is the usual tool. Confirm with the title company that the form they will record matches what legal assistance prepared. We see files stall for a week because the signature block was wrong, not because the buyer disappeared.
If the house is not in your name at all, because a parent is still on the deed or an heir never probated a will, PCS orders do not cure that. Our San Antonio inherited-house note, the guide to selling a house that is not in your name, and the inherited-house page cover the probate side. That is a title problem with its own Texas rules. It is not something a report date overrides.
What should a PCS seller compare on net proceeds?
Compare what you keep after costs, not the higher sticker. A listing subtracts the commission in your listing agreement, repairs you fund or concede, seller closing costs, and holding costs until the sale funds. A Home Pros cash offer is priced from after-repair value, then repairs and a buy-side margin. Most of our offers land between 65 and 75 percent of ARV minus repairs. We charge $0 seller fees and cover standard closing costs, so the accepted offer is close to your net before the mortgage payoff.
Do not use a national commission percent or a citywide days-on-market figure as if it were your contract. Type the rate from your listing paperwork and the days you actually have before the report date into the calculator. If the house must be empty for a buyer who needs a loan, add the cost of a hotel, storage, and another month of the mortgage after you have already left. Those dollars belong in the holding line. Texas closing costs, title premiums, and property-tax proration are covered in what it costs to sell a house in San Antonio.
A mortgage payoff hits both paths. Get the figure from the servicer. If you are behind, the payoff will be higher than the principal balance because of fees. Put that number under both nets so you are looking at the check you would receive, not a fantasy equity number.
Can a cash sale finish before the report date?
Often, if title is clear and you can sign. Home Pros typically closes in about 7 to 30 days after you accept, on a date we agree to. The fastest published closes are about 7 days. A file with a missing spouse signature, a deceased owner still on the deed, or a lien the payoff letter did not mention will take longer than a clean warranty deed. Tell us the report date on the form so the closing date is built around it.
You do not have to repair the house, empty every closet, or host weekend showings to get the offer. We buy as-is. If a property manager or a spouse who is still local can open the door once, that is usually enough for the walkthrough that confirms the number. Offer math is explained on how we calculate your offer. If you want a second opinion on any cash buyer, including us, use how to verify a cash home buyer.
Renting the house out instead of selling is a real option the housing office can discuss. It leaves you as a remote landlord with a Texas lease, a property manager, and the same mortgage. This page is about selling. If you choose to sell, the form at the bottom of this page, or a call to (830) 510-1597, is how the offer starts. We also buy through our we-buy-houses page and the sell-my-house-fast hub if you want the wider map of where we work.
Frequently asked questions
Can I sell my San Antonio house if I have PCS orders to another base?
Yes. PCS orders do not stop you from selling a house you own. The limit is the report date on those orders, plus title, liens, and any other person who must sign. A cash sale that closes in about 7 to 30 days is built for that kind of date. A listing still has to find a buyer and get that buyer's loan approved inside the same window.
Does this cover Lackland, Fort Sam Houston, and Randolph?
Yes. Those three installations make up Joint Base San Antonio. The Air Force housing office serves members assigned to JBSA-Lackland, JBSA-Fort Sam Houston, and JBSA-Randolph, and it asks members to get counseling before signing a sales contract. We buy houses across San Antonio and Bexar County, including neighborhoods that feed those gates.
Will the military sell the house for me?
No. The housing office counsels you. It does not list the house or buy it. You still choose a listing, a cash sale, or keeping the property as a rental. Home Pros is a private buyer, not a base agency. A firm offer from us is optional.
Does the SCRA raise my sale price?
No. The Servicemembers Civil Relief Act, at 50 U.S.C. Section 3953, generally requires a court order before a lender forecloses a pre-service mortgage during military service and for one year after. That is foreclosure protection. Your sale price is still whatever a buyer agrees to pay, and your net is that price minus the costs of the path you choose.
My spouse is already at the next base. Can I sign alone?
Not if the house is your Texas homestead. Family Code Section 5.001 generally requires both spouses to join in a sale or encumbrance of the homestead, whether the home is separate or community property. Plan a power of attorney the title company will accept before one of you leaves San Antonio.
Do I have to make repairs before I leave?
Not for a Home Pros sale. We buy as-is. Repair needs change the offer. They are not a work list you must finish before the movers come. A listing may still demand repairs or credits after inspection, and those costs belong in your net comparison.
How fast can Home Pros close?
Home Pros typically closes in about 7 to 30 days on a date you agree to after you accept an offer. We usually send the offer within about 24 hours of the form. A clouded title or a missing signature can push a file past that range. Put the report date in the notes so we can tell you if the date is realistic.
Where do I start?
Use the form on this page or call (830) 510-1597. You can also read the San Antonio seller page and run your numbers in the net proceeds calculator. There is no fee to ask for the offer, and no obligation to accept it.
This page is general information about selling a house during a military move. It is not legal, tax, or military-benefits advice. Orders, the SCRA, VA loan rules, and homestead signature rules all depend on your facts. Confirm them with your housing office, a military legal assistance attorney, and the title company before you sign.