Orders come in, the moving date is set, and suddenly you have a decision to make about the house: sell it, or keep it and rent it out. In the San Antonio area, home to Joint Base San Antonio at Fort Sam Houston, Lackland and Randolph, that decision comes up constantly. It comes up for civilians relocating for work, too. Here's what to think through before you go, and how to set the home up so it runs smoothly while you're hundreds or thousands of miles away.
Should you sell or rent out your home when you PCS?
Start with the numbers, not the emotions. According to the latest local market data, homes in the San Antonio area spent an average of 88 days on market in September 2026, with close to six months of inventory. That's a buyer's market. If you bought in the last few years, selling now may mean accepting less than you hoped, paying a seller's agent and closing costs, and possibly carrying two housing payments while you wait.
Renting is often the better path when:
- The rent covers your mortgage, taxes, insurance and HOA, with room left for maintenance and a vacancy reserve
- You have a low interest rate you don't want to give up
- You expect to come back to San Antonio, or you want to hold the home as a long-term investment
- Selling now would mean bringing money to the closing table
Selling may make more sense if the rent won't cover your costs, the home needs major repairs before anyone can live in it, or you know you'll never want to deal with a rental, even with help. For context, the average rent in the San Antonio area was about $1,831 in September 2026, with more than 5,000 homes available to lease. Run your own numbers against what your specific home will realistically rent for, not the average.
The rent test
- Realistic monthly rent
- +
- Mortgage payment
- −
- Property taxes (without homestead)
- −
- Landlord insurance
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- HOA dues
- −
- Management fee
- −
- Repairs reserve, 5% to 10% of rent
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- What's left each month
- =
What to handle before you leave
The owners who have the smoothest experience renting from a distance do most of the work before the moving truck arrives. This is the checklist we'd walk you through.
1. Call your mortgage servicer
Most home loans, including VA loans, require you to live in the home when you buy it, usually moving in within 60 days of closing and typically intending to stay about a year. After that, converting the home to a rental is generally allowed, and a PCS is a recognized reason to move earlier. Your loan documents and servicer have the final word, so call them, tell them you're renting the home and keep a note of who you spoke with. If you plan to buy at your next duty station with a VA loan, ask your lender how keeping this home affects your remaining entitlement.
2. Switch to a landlord insurance policy
A standard homeowner's policy is written for a home you live in. Once a resident moves in, you typically need a landlord (dwelling fire) policy that covers the structure, liability and lost rent if the home becomes unlivable after a covered loss. Require your residents to carry their own renter's insurance for their belongings. Don't wait until after the lease is signed to make this call.
3. Understand what happens to your property taxes
This is the one that surprises owners most. In most cases, a home rented to tenants on January 1 no longer qualifies for the Texas homestead exemption for that tax year. That means losing the $140,000 school district exemption and the 10% annual cap on your taxable value, and your tax bill can rise noticeably. Texas does have a temporary-absence rule for homeowners on military service outside the United States, but how it applies when the home is rented depends on your situation. Talk to the Bexar Appraisal District (or Comal or Guadalupe County if your home is in New Braunfels or Schertz) before you move, and build the higher tax into your rent math.
4. Think about the tax rules on selling later
Normally, you can exclude a large part of the gain when you sell your main home if you lived in it for two of the last five years. Turn it into a rental long enough and you can lose that benefit. Service members on qualified extended duty can elect to suspend that five-year window for up to 10 years, which gives military owners much more flexibility than most people realize. Ask a tax professional who works with military families how this applies to you, and keep records of your orders.
5. Check your HOA rules
Many San Antonio-area neighborhoods, especially newer communities in Schertz, Cibolo and the far north side, have HOAs. Some require residents to be registered, limit leases to a minimum term, or have rules about trash cans, parking and yard care that your residents will need to follow. Read the deed restrictions now so you aren't surprised by a violation letter at your new address.
6. Get the home rent-ready
Renters compare homes online first. A clean, freshly painted home with working appliances, a serviced AC and good photos rents faster and attracts better applicants. Fix the small things you've been living with: a dripping faucet, a loose handrail, a garage door that sticks. They become maintenance calls you'll be paying for from another time zone. Have the AC serviced before you go; in San Antonio summers, it's the most important system in the house.
7. Sort out utilities and keys
Plan for CPS Energy and SAWS (or New Braunfels Utilities, if that's your area) to stay in your name while the home is vacant, then transfer to the resident at move-in. Leave a full set of keys, garage remotes, mailbox keys and gate codes with whoever will manage the home. Texas law requires exterior locks to be rekeyed within seven days of each new resident moving in, so build that into your turnover plan.
Military clauses: what San Antonio landlords need to know
Owning a rental near JBSA means many of your applicants will be service members too. Texas law (Tex. Prop. Code §92.017) and federal law allow a service member to end a lease early if they receive permanent change of station orders or deploy for 90 days or more. They give written notice and a copy of their orders, and on a lease with monthly rent, the lease typically ends 30 days after the next rent due date.
Two things matter for you as an owner. First, the lease must include language telling residents about this right. If it doesn't, a resident who terminates under the law can be released from unpaid back rent. Second, the right can't be waived, and penalizing a resident for using it can cost you a civil penalty of one month's rent plus $500, plus attorney's fees.
That isn't a reason to avoid military renters. Many are excellent residents with steady income and a strong sense of responsibility. It's a reason to plan for possible mid-lease turnover in your budget and to use a lease written for Texas.
How to manage a rental from out of state
Managing a home in Schertz from a base in Germany, or a home in New Braunfels from an office in Denver, is very doable. It just takes the right setup. Whether you hire a manager or do it yourself, you need:
- Someone local who can be at the home quickly for showings, move-in and move-out inspections, emergencies and storm checks
- Reliable, licensed vendors for HVAC, plumbing and electrical, and a clear dollar limit for what can be approved without calling you
- A documented move-in inspection with dated photos of every room, so the security deposit decision at move-out is based on evidence, not memory. Texas gives you 30 days to refund the deposit or itemize deductions, and bad-faith withholding can cost three times the amount plus $100 and attorney's fees.
- Regular inspections, because residents don't always report slow leaks, failing seals or pest problems
- Online rent collection and clear monthly statements so you can see exactly what came in and went out
- A plan for time zones: who makes the call on an emergency repair at 2 a.m. your time?
This is the setup we built for owners who aren't local, from San Antonio and Schertz to New Braunfels, Garden Ridge and Bulverde. Each market has a dedicated Newera team member for showings, inspections and vendors. Out-of-area owners get scheduled check-ins, inspections every six months with photos in the owner portal, and a 24/7 emergency line answered by a real person. Owner payouts typically arrive by the 10th of the month once rent has cleared. Repairs under $500 are typically handled from your maintenance reserve so small problems get fixed fast, and anything larger is reviewed with you before work begins.
A realistic timeline before your PCS
- 60 to 90 days out: Decide sell vs. rent. Call your lender, insurance agent and appraisal district. Get a rent estimate.
- 45 to 60 days out: Hire a property manager or line up your local help. If you only want help finding a resident, a tenant placement (leasing-only) service is another option. Schedule repairs, AC service and any paint or cleaning.
- 30 days out: Professional photos and marketing. Start showings, ideally while the home is still furnished and clean, or right after you move out.
- Move-out week: Final walkthrough and documented condition report. Leave keys, remotes and codes. Confirm utilities.
- First 30 days after: Resident moves in, locks are rekeyed and you get your first statement.
The bottom line
Renting out your home when you PCS or relocate can protect a low interest rate, cover your mortgage and build long-term equity, but only if it's set up properly before you leave. The owners who struggle are usually the ones who handed a key to a neighbor and hoped for the best. Take care of the lender, insurance and tax questions now, use a Texas lease with the right military language, and put someone local in charge who will treat the home like it's their own.
Frequently asked questions
Should I sell or rent my house when I PCS from San Antonio?
It depends on your numbers. If a realistic rent covers your mortgage, taxes, insurance, HOA, management and a repair reserve, renting can protect a low interest rate and build equity. In September 2026 San Antonio-area homes averaged 88 days on market, so selling in a slow market can cost more than owners expect.
Can I rent out my house if I have a VA loan?
Generally yes. VA loans require you to occupy the home when you buy it, usually within 60 days of closing, and lenders typically expect about a year of occupancy, with PCS orders accepted as a valid reason to move sooner. Call your loan servicer before renting the home.
Do I lose my Texas homestead exemption if I rent out my house?
In most cases, a home rented to tenants on January 1 does not qualify for the homestead exemption for that tax year, which removes the $140,000 school district exemption and the 10% appraisal cap. Texas has a temporary-absence rule for military service outside the U.S., so confirm your situation with the Bexar, Comal or Guadalupe appraisal district.
Can military tenants break a lease in Texas?
Yes. Under Texas Property Code §92.017 and federal law, a service member can end a lease early after receiving PCS orders or deployment orders for 90 days or more by giving written notice and a copy of the orders. Texas leases must include language describing this right.
How do I manage a rental property from out of state?
You need someone local for showings, inspections and emergencies, licensed vendors with a pre-approved repair limit, a documented move-in inspection with photos, regular inspections, online rent collection and clear monthly statements. Many out-of-state owners hire a local property manager to handle this.
Got orders, or moving out of state?
We'll give you a realistic rent estimate for your San Antonio-area home, walk through sell vs. rent with you, and explain exactly how we'd manage it while you're away.
Or call our San Antonio team at (210) 812-5880.
Newera Property Management
Single-family and multifamily rental management in Houston and San Antonio, under a licensed Texas broker (TREC #9016567-BB).
This article is general information, not legal or tax advice. Texas laws and local tax rules change; check the current Texas Property Code or talk to a Texas attorney or tax professional about your situation. VA loan, insurance and tax rules vary by lender and situation. San Antonio market figures are for September 2026.