PCSing to Texas? The $0 Down Home Buying Playbook for Military Families
You got your PCS orders. Fort Bliss, Fort Cavazos, or Lackland. You have 60 days to find a home, move your family, and figure out a completely new market. You're already stressed. The last thing you need is a lender who doesn't understand BAH, or a realtor who's never worked with a military timeline.
We've helped 200+ military families buy in Texas. Here's the exact playbook — including the BAH strategy most lenders don't tell you about.
🏠 VA Loan vs Other Options in Texas
| Feature | VA Loan | FHA | Conventional |
|---|---|---|---|
| Down Payment | $0 | 3.5% | 3-5% |
| PMI / Mortgage Insurance | NONE | Required (life of loan) | Until 20% equity |
| Credit Score Minimum | 580+ | 580+ | 620+ |
| Funding Fee | 2.15% (roll in) | 1.75% | None |
| Seller Concessions | Up to 4% | Up to 6% | 3-6% |
| BAH as Income? | YES (100%) | Yes | Yes |
🎯 The BAH Wealth-Building Strategy
Most military families rent on-base or off-base and their BAH goes straight to a landlord. That's $1,500-$2,400/month in wealth you're giving away.
The strategy: Buy a house with a VA loan where the mortgage + taxes + insurance equals your BAH. In El Paso, an E-5 with dependents gets ~$1,550 BAH. A 3-bed home near Bliss costs $185K. At $0 down, your total payment is ~$1,480. You pocket $70/month AND build equity.
🤝 Why Military Families Choose Us
- Licensed in TX — we know every base market (Bliss, Cavazos, Lackland, Sam Houston)
- VA loan specialists — we close VA loans 40% faster than average
- Bilingual (English + Spanish) — huge for El Paso / Bliss families
- Can close before your report date — even on a 30-day timeline
- We've done 200+ military relocations — we know the paperwork cold