You want your first offer in San Antonio to hit the mark. Getting preapproved for a VA loan is the fastest way to show sellers you are serious and to shop with a clear budget. If you are active duty, a veteran, or a surviving spouse, a solid preapproval sets your timeline, helps you avoid surprises, and gives you leverage in negotiations. In this guide, you will get a simple checklist, local Bexar County insights, and tips to move from paperwork to keys with confidence. Let’s dive in.
VA preapproval, simplified
A VA loan is a powerful benefit that can offer no down payment, competitive rates, and flexible credit requirements. The program is backed by the U.S. Department of Veterans Affairs and is designed for eligible service members, veterans, certain Guard and Reserve members, and some surviving spouses. You can review the program overview on the VA’s official home loans page for the latest details and eligibility criteria. Explore the program on the VA’s home loans page for a quick overview of benefits and eligibility.
- Learn more: VA Home Loans overview
Preapproval is a lender’s written estimate of what you can borrow, assuming your information checks out. It is stronger than a prequalification because the lender reviews your income, assets, credit, and service documentation. With preapproval in hand, you can shop with confidence and move faster when you find the right home.
San Antonio VA preapproval checklist
Gathering clean, digital copies of your documents before you apply will save days. Use this checklist to get prepped.
VA-specific documents
- Certificate of Eligibility (COE). You can request this online yourself or ask your lender to retrieve it electronically. Start here: How to get your COE.
- DD Form 214 for veterans, or current LES for active duty. Your LES should show base pay and recurring allowances like BAH and BAS.
- Proof of service status for Guard, Reserve, or transitioning service members, if applicable.
Income and employment
- Recent pay stubs covering the last 30 days. Active duty should include LES showing BAH.
- Two years of W-2s if you are an employee.
- If self-employed or a 1099 earner: two years of federal tax returns, business returns if applicable, and a year-to-date profit and loss statement.
- Documentation for special or incentive pay if it is used to qualify.
Assets, debts, and reserves
- Bank statements for the last 2 to 3 months for all accounts used for closing funds or reserves.
- Statements for retirement or brokerage accounts if used for reserves.
- Statements for current debts such as auto loans, student loans, and credit cards.
- Gift funds documentation if a family member will help with closing funds.
Credit and identity
- Government-issued photo ID and Social Security number.
- Completed lender application and authorization to pull credit.
Property and local items
- If under contract: a signed purchase agreement.
- HOA documents if the property has one. This includes dues, budgets, and rules.
- If buying a condo: confirm the project is VA approved or discuss options with your lender.
Helpful extras for faster underwriting
- Letters of explanation for employment gaps, large deposits, or credit events.
- Divorce decree if there are alimony or child support obligations or income.
- VA disability award letter if you are funding fee exempt.
Pro tip: Save everything as PDFs in a single folder for secure upload. Most lenders support e-signatures and encrypted portals, which can cut your preapproval time to a day or two once your file is complete.
What lenders evaluate
Credit
The VA does not set a minimum credit score, but many lenders look for a middle score around the mid-600s. A stronger credit history, fewer recent derogatory marks, and clean payment patterns can help you qualify at better terms. If your score is lower, some lenders may still work with you based on compensating factors.
Debt-to-income and residual income
A common lender benchmark for debt-to-income (DTI) is about 41 percent. The VA also requires borrowers to meet residual income guidelines by region and family size. Residual income is the amount left after paying major monthly obligations and typical living expenses. Ask your lender to review your residual income against VA guidelines for the South region and confirm you meet the requirement.
Funding fee and closing costs
Most borrowers pay a one-time VA funding fee, which varies by service category, first or subsequent use, and down payment amount. Veterans with a qualifying service-connected disability may be exempt. You can finance the fee into the loan amount. Review details here: VA home loan funding fee.
You will still have closing costs such as appraisal, title, and recording fees. Some seller-paid costs can be negotiated. Your lender and agent will outline what is typical in your price point and neighborhood.
Appraisal vs. inspection
The VA requires an appraisal to confirm value and check Minimum Property Requirements. An appraisal is not a full home inspection. You should still order a home inspection to understand the property’s condition beyond MPR items. For more on the VA’s appraisal process, see VA appraisal basics and MPRs.
Local factors in Bexar County
Market conditions and timing
San Antonio’s neighborhoods and suburbs vary in price, inventory, and time on market. Ask for the latest neighborhood-level stats or scan SABOR market reports as you plan your search. If you are on PCS orders, build in a buffer for appraisal scheduling and potential repairs.
Property taxes and escrow
Texas does not have a state income tax, so property taxes make up a large part of your monthly escrow. Tax rates vary by jurisdiction and school district. Review the most recent assessed values and exemptions through the Bexar County Appraisal District and ask your lender to estimate your escrow based on your target area.
Floodplain considerations
Parts of Bexar County are prone to flash flooding, which can affect insurance costs and lender requirements. Before you fall in love with a property, check the FEMA Flood Map Service Center to see whether flood insurance may be required.
HOA and condo details
Many newer subdivisions have HOAs with monthly or annual dues. Include these dues in your monthly housing budget because lenders will count them in qualifying ratios. Condominiums must be VA approved, or your lender may seek a unit-level approval where available. Ask early so it does not delay your loan.
BAH and military timelines
San Antonio has a large military presence across Joint Base San Antonio locations including Lackland, Fort Sam Houston, and Randolph. If you are active duty, your Basic Allowance for Housing may count as qualifying income, depending on lender policy. You can estimate your allowance using the DTMO BAH calculator, then verify with your LES and lender.
Step-by-step process and timeline
Follow these steps to move from prep to preapproval to closing.
- Gather documents. Use the checklist above and create a clean digital file.
- Request your COE. Apply on VA.gov or ask your lender to retrieve it electronically.
- Compare VA-friendly lenders. Ask about VA experience, overlays, rates, seller-paid cost policies, and turn times.
- Apply and authorize credit. Complete the application and e-sign disclosures.
- Receive your preapproval letter. This shows loan type, estimated amount, and conditions.
- Start your home search. Focus on properties likely to meet VA MPRs and confirm condo approval status if relevant.
- Go under contract. Your lender orders the appraisal and title work. Be ready to address any appraisal-required repairs.
- Clear conditions and close. Once cleared to close, sign final documents and occupy per VA rules.
Typical timing
- Preapproval: 1 to 3 business days after you submit a complete file.
- Appraisal: 7 to 21 days based on local appraiser availability and market volume.
- Underwriting to clear-to-close: often 7 to 21 days after the appraisal, assuming your documentation is complete.
Common pitfalls to avoid
- Waiting on your COE. Get it early so you can write offers without delay.
- Overlooking prior entitlement use. Previous VA loans or outstanding VA-backed liens can change down payment needs. Ask your lender to review your entitlement.
- Skipping a home inspection. The VA appraisal is not a full inspection. Protect your long-term costs by ordering one.
- Underestimating recurring costs. Budget for property taxes, HOA dues, and potential flood insurance.
- Assuming BAH always counts. Policies vary by lender. Bring your LES and confirm how they will calculate income.
- Choosing a lender with limited VA experience. A VA-savvy lender can save time, especially when appraisals or repairs get complex.
Smart budgeting tips for San Antonio buyers
- Add escrow, HOA, and insurance to your monthly estimate. This gives you a true payment picture.
- Plan for reserves. Even with zero down, aim to keep several months of payments and a home maintenance buffer after closing.
- Decide how to handle the funding fee. Financing it raises your loan amount and payment. Paying it up front lowers both. Your lender can model the difference.
- Use your LES to verify base pay, BAH, and BAS. Ask how your lender will treat each item for qualifying.
- Build time for repairs. Older San Antonio homes can have appraisal-required fixes. Negotiate timelines and credits with your agent.
Ready to get started?
If you want a clean plan from preapproval to closing near JBSA, you need a local, VA-savvy partner. As a veteran-led practice, we will walk you through the paperwork, line up a lender that fits your profile, and target properties that meet VA standards and your goals. When you are ready, reach out to Scott Alexander to Schedule a Free Consultation and start your San Antonio VA home search with confidence.
FAQs
How does VA preapproval help me compete in San Antonio?
- A preapproval letter shows sellers you are qualified, which can move your offer to the top and speed up negotiations and closing timelines.
What is a VA Certificate of Eligibility and how do I get it?
- The COE verifies your entitlement for a VA loan. You can apply online or ask your lender to request it. Start here: How to get your COE.
Are condos eligible for VA financing in Bexar County?
- Yes, if the condominium project is VA approved. Your lender can confirm the project status or discuss potential unit-level approval options.
Will the VA pay my closing costs in Texas?
- No. The VA does not pay your closing costs. Some costs can be paid by the seller or financed, depending on the fee type and your loan structure.
Does the VA funding fee apply to everyone?
- Most borrowers pay it, but veterans with a qualifying service-connected disability and some surviving spouses are exempt. Details here: VA funding fee.
Can BAH be used to qualify if I am PCSing to San Antonio?
- Possibly. Many lenders count BAH with proper documentation. Bring your current LES and verify the policy. Estimate your allowance with the DTMO BAH calculator.
