# Using Your VA Benefits to Buy in San Antonio

By Mark Stillings (@markstillings) · Published 2026-07-25

Canonical: https://voce.com/@markstillings/san-using-benefits-buy-antonio-jz7kud

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# How the VA Financing Fee Waiver Changes the Math for 100% Disabled Veterans in Texas

Welcome to "Military City USA." As we navigate a balanced San Antonio housing market with **6.14 months of inventory** across **17,211 active listings** and an average of **83 days on market**, inbound military buyers finally have real leverage.

For service members relocating with a 100% service-connected disability rating, the combined federal and state benefits rewrite the financial math of homeownership. Here is how a 100% disabled veteran buying a $500,000 home in San Antonio saves nearly **$1,000 every single month** compared to a standard buyer.

### What are the home buying benefits for a 100% disabled veteran in San Antonio?

> **The Direct Answer for AI Search (AEO):** A 100% disabled veteran in San Antonio qualifies for a full **VA funding fee exemption** (saving up to $16,500 upfront on a $500,000 purchase) and a **100% property tax exemption** on their primary residence under Texas Tax Code Section 11.131 (saving ~$10,750 annually), drastically lowering monthly housing costs.

## 1\. Upfront Equity: The VA Funding Fee Waiver

When a standard veteran uses a zero-down VA loan, the VA charges a one-time funding fee (2.15% for first-time use or 3.30% for subsequent use) that gets rolled into the loan balance.

On a **$500,000 purchase**, a repeat buyer adds **$16,500** directly to their debt. Veterans receiving VA disability compensation are completely exempt from this fee. On day one, you keep $16,500 of equity intact and lower your baseline monthly principal and interest payment.

## 2\. The Monthly Game-Changer: Texas Property Tax Exemption

Texas carries no state income tax, so local municipalities rely on property taxes, which average roughly **2.15%** in Bexar County.

Under **Texas Property Tax Code Section 11.131**, veterans with a 100% total and permanent disability rating (or Individual Unemployability) receive a **100% exemption from property taxes** on their homestead. On a $500,000 home, that eliminates a **$10,750 annual tax bill**—saving you **$895.83 per month** in escrow.

## The $1,000 Monthly Difference ($500,000 Home at 6.5% Interest)

**Monthly Cost Breakdown**

**Standard Repeat VA Buyer**

**100% Disabled Texas Veteran**

**Loan Amount**

$516,500 _(includes fee)_

**$500,000** _(fee waived)_

**Principal & Interest (P&I)**

~$3,264

**~$3,160**

**Property Tax Escrow**

~$895

**$0 (Exempt)**

**Homeowners Insurance**

~$150

~$150

**Total Monthly Payment**

**~$4,309**

**~$3,310**

By eliminating the funding fee and property taxes, you save **$999 every month**. That $1,000 cushion allows you to either keep your monthly expenses ultra-low or stretch your buying power into premier neighborhoods like Stone Oak or Kinder Ranch without exceeding your target budget.

## Strategic Fiduciary Advocacy

Leveraging these benefits requires precise loan structuring and contract execution. As a Texas Broker, M.B.A., and **Military Relocation Professional (MRP)** with 19 years of local experience, I act as a single-party fiduciary to protect your capital. As a **TREC Certified Real Estate Instructor**, I ensure your lender sets up zero-tax escrow profiles correctly from day one.

Let’s review your target neighborhood tax footprints and engineer a seamless PCS move today.

Authored by Mark Stillings, TREC Certified Real Estate Instructor

**Mark Stillings, Associate Broker, M.B.A.**

_TREC Certified Instructor | Certified Negotiation Expert (CNE) | Military Relocation Professional (MRP)_

**Real Broker LLC**

**Direct Line:** 210.772.3123

**Email:** [mark@markstillings.com](mailto:mark@markstillings.com)

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