Moving to Schertz with VA financing and want a fast, low-stress commute to Randolph? You’re in the right place. Many VA-eligible buyers choose Schertz because it offers short drives to base, a wide mix of home types, and neighborhoods that typically fit VA appraisal and property requirements. In this guide, you’ll learn how VA rules shape your search and which Schertz neighborhoods tend to work best, plus a simple checklist to make your move smoother. Let’s dive in.
Why Schertz works for VA buyers
Schertz sits just northeast of Universal City, only minutes from Randolph Air Force Base. From most Schertz neighborhoods, you can expect roughly a 5 to 15 minute commute to Randolph based on local routes and traffic, which aligns with typical drive-distance references between Randolph and Schertz. You can verify proximity with this quick view of the Randolph to Schertz drive distance. Fort Sam Houston is about 14 miles away, often a 20 to 30 minute drive depending on traffic, which you can see by checking a Fort Sam to Schertz distance example. Lackland sits much farther west, so plan for longer commutes, often 30 to 40 plus miles depending on your exact address in Schertz as shown in a Schertz to Lackland distance reference.
Recent public market snapshots through late 2025 and early 2026 show median prices hovering in the mid $300Ks in Schertz, with typical value indexes near the low $300Ks. Figures vary by source and method, so check live MLS data when you’re ready to write an offer. The bottom line for VA buyers is that no-down-payment options, combined with Schertz’s price bands and proximity to Randolph, can open up strong choices without stretching your budget.
How VA loan rules shape your search
Eligible property types
VA purchase loans allow you to buy a single-family home, a 2 to 4 unit property if you occupy one unit, certain condos within VA-approved projects, manufactured homes that meet specific criteria, and even some new construction subject to lender and VA rules. See the VA’s overview of eligible property types on the Purchase Loan page.
Appraisal, MPRs, and repairs
VA appraisals determine both value and whether the home meets Minimum Property Requirements, which focus on safety, soundness, and sanitation. Common triggers include roof issues, unsafe electrical conditions, nonfunctional HVAC where required, active leaks, or health hazards. The appraiser issues a Notice of Value that lists any required repairs. VA recommends you still get a separate home inspection, since the appraisal is not a full inspection. Review the VA home-buying process for details.
Condos and HOAs
Condos can be a fit, but the entire development must have VA approval. There is no spot approval for a single unit in a non-approved project, and getting a project approved can take time. If a condo catches your eye, confirm approval early using your lender. Learn more about the condo approval process in this VA condo guide. For single-family homes within HOAs, lenders and appraisers will consider fees and special assessments, which can affect underwriting and the Notice of Value. Industry guidance in the VA Lender’s Handbook outlines the HOA and PUD items a lender captures, which you can review in the VA Handbook reference.
Termite and WDI inspections in Texas
In Texas, wood-destroying insect inspections are commonly required for VA loans when the local guidelines call for it. Plan for an NPMA-33 inspection and, if needed, treatment or repairs. Requirements can vary by county and transaction type, so confirm with your lender. You can read a summary of recent policy updates in this overview of VA termite rules.
When value comes in low
If the appraiser anticipates a value shortfall, the Tidewater process allows your lender and agent to submit additional comparable sales quickly. After the Notice of Value, you can request a Reconsideration of Value. These tools can save a deal in fast markets or guide you toward price or repair negotiations. For a practical explainer of both processes, see this Tidewater and ROV overview.
VA-friendly Schertz neighborhoods
Below are examples of Schertz neighborhoods and why VA buyers often find them a good fit. Pricing and inventory shift month to month, so confirm current numbers with your lender and agent before you write an offer.
Short-commute picks near Randolph
Belmont Park
- Price tier: often mid $200Ks to $350Ks depending on size and age.
- Commute: typically minutes to Randolph based on most Schertz routes.
- VA fit: mostly single-family homes with manageable HOA structures, which usually means fewer condo-related delays. Newer roofs and systems in some sections can reduce MPR repair risk.
Ashley Place
- Price tier: commonly in affordable-to-mid ranges for typical 3 to 4 bedroom homes.
- Commute: quick access to Randolph corridors.
- VA fit: primarily single-family stock, so no condo approval hurdle. Focus on well-maintained properties to minimize repairs flagged on the Notice of Value.
Carolina Crossing
- Price tier: similar affordable-to-mid price bands.
- Commute: convenient to Randolph and main commuter roads.
- VA fit: single-family neighborhood characteristics generally align with VA property requirements. Look for homes with updated electrical and HVAC for smoother appraisals.
Newer master-planned options
Riata
- Price tier: often mid $300Ks and up depending on finishes and square footage.
- Commute: straightforward access to Randolph from central Schertz.
- VA fit: newer construction and builder-era systems tend to mean fewer MPR issues. These homes can also offer warranties or newer roofs and mechanicals.
The Crossvine
- Price tier: similar mid $300Ks and higher, depending on size and lot.
- Commute: strong for Randolph, with typical Schertz advantages for Fort Sam compared to western suburbs.
- VA fit: planned community amenities often come with organized HOA structures. Ask your lender how HOA fees and any special assessments factor into your debt-to-income.
Budget or larger-lot areas
- Rhine Valley and similar established pockets
- Price tier: generally more budget-friendly on a price-per-square-foot basis, with some larger lots.
- Commute: reasonable for Randolph, though exact times vary by street and traffic patterns.
- VA fit: older homes can be great values, but expect more common MPR items like roof age, electrical updates, or WDI findings. Order an inspection immediately and prepare for seller repair negotiations.
Condos and small multi-unit choices
- Condos and townhomes in Schertz are less common, and VA financing requires the project to be VA-approved. If a condo interests you, have your lender confirm approval right away and be ready with a backup option if approval is not in place.
- Small multi-units up to 4 units are eligible if you live in one unit. Lenders will verify market rents and underwriting details, so start that conversation early to understand how income can offset your payment.
Quick VA buyer checklist for Schertz
- Secure your Certificate of Eligibility and a VA preapproval from a lender that regularly closes VA loans. This strengthens your offer and clarifies your price range. Review the VA home-buying process if you are starting fresh.
- Include the VA option clause in your contract so you can withdraw if the property fails to appraise or major issues arise.
- Book a professional home inspection right away. The VA appraisal is not a full inspection and does not catch every defect.
- Ask your lender if a termite or WDI report is required for your property in the county. Plan for inspection, treatment, and repairs if needed. See the VA termite rules summary for context.
- If buying a condo, confirm VA project approval up front. Learn the basics in this VA condo approval guide.
- If value looks tight, use the Tidewater window to supply strong comps, then consider a Reconsideration of Value if needed. This Tidewater and ROV overview explains both.
- Confirm your funding fee and check if you are exempt based on your benefits. Review eligibility with your lender using the VA loan types page.
- If you are a disabled veteran, apply for Texas property tax exemptions after closing. The Texas Comptroller’s disabled veteran guidance explains how exemptions can reduce your tax bill.
- Favor newer or well-maintained homes to reduce MPR repair surprises, especially if you are aiming to close on a tight PCS timeline.
What to expect on pricing and timing
Across late 2025 into early 2026, public snapshots put Schertz medians in the mid $300Ks with typical home values in the low $300Ks. Inventory and pricing shift quickly, so ask your agent to pull a current MLS snapshot when you are ready to schedule showings. If your budget aims for a zero-down purchase aligned with your BAH, target the neighborhoods above that commonly list near the median rather than the very top of the market.
Inspection and appraisal timelines are manageable if you plan ahead. Order inspections as soon as your offer is accepted, ask your lender to schedule the appraisal right away, and keep your contractor contacts ready in case minor repairs are needed to clear MPRs. Newer homes often sail through with fewer repairs, which can speed up closing.
Ready to find the right fit in Schertz, whether you want a five-minute Randolph commute or extra yard space? Connect with the Rodgers Realty Team to map neighborhoods to your VA eligibility, compare commute and budget tradeoffs, and move forward with confidence.
FAQs
Can I use a VA loan to buy a condo in Schertz?
- Yes, if the condo project is VA-approved. There is no spot approval for a single unit, and project approval can take time. Have your lender verify the project early using resources like the VA condo guidance.
Do VA loans require a down payment in Schertz?
- Most buyers with full entitlement can purchase with no down payment when the sales price does not exceed the appraised value. Confirm your entitlement and options with your VA lender.
Do sellers avoid VA offers in the Schertz area?
- Some sellers may worry about repair requirements or appraisal timing. Strong preapproval, a current COE, and a VA-experienced lender and agent can ease concerns and help your offer compete, a need highlighted by advocacy groups like the American Legion.
What repairs does the VA commonly require on Schertz homes?
- VA Minimum Property Requirements focus on safety and habitability. Expect attention to roof condition, safe electrical, functional HVAC where required, water intrusion, and other health or safety hazards. The appraiser lists required repairs on the Notice of Value.
Are there Texas-specific benefits for veterans who buy in Schertz?
- Yes. Texas offers disabled veteran property tax exemptions, including a full homestead exemption for qualifying 100 percent ratings or IU, plus tiered exemptions for other ratings. Review the Texas Comptroller’s guidance and your county appraisal district forms after closing.
