JBSA PCS Guide: BAH Rates, Housing, Schools & Local Intel

BLUF (Bottom Line Up Front)

Joint Base San Antonio (JBSA) spans three locations: Lackland AFB (main), Fort Sam Houston, and Randolph AFB with 82,000 military personnel total.

Key Numbers:

• BAH vs. Rent: Good savings (E5 BAH covers median 3BR house with cash left over)
• Median 3BR Rent: $1,550/month (affordable)
• School Quality: Northside ISD and Schertz-Cibolo-Universal City ISD (7-8/10) beat San Antonio ISD (5-6/10)

What This Guide Covers: Housing neighborhoods with real prices, school ratings by name, and San Antonio military community intel (Lackland focus).

---

Quick Facts

Installation Overview:

• Official Name: Joint Base San Antonio (JBSA) - Lackland AFB primary
• Location: San Antonio, TX (Bexar County)
• Size: 48,000 acres total across 3 locations (Lackland, Fort Sam, Randolph)
• Population: 82,000 military + civilians across all JBSA locations
• Branch: Air Force (with Army at Fort Sam Houston)
• Major Units: 37th Training Wing, 59th Medical Wing, Air Force Basic Training, 502nd Air Base Wing
• Climate: Hot Texas summers (95-105°F), mild winters (45-65°F)
• Nearest Major City: San Antonio (4th largest US city, you're in it)

Want real-time data? This guide provides 2025 rates and static intel. For live housing prices, current school ratings, and personalized recommendations, use Base Navigator → (Premium)

---

BAH Rates

BAH rates sourced from Defense Finance and Accounting Service (DFAS), updated annually. See official source →

Key Insight: BAH comfortably covers rent in all good neighborhoods. San Antonio housing market is affordable. Northside ISD (near Lackland) and SCUCISD (near Randolph) both fit within BAH with top schools (7-8/10). Avoid San Antonio ISD (5-6/10).

Housing Neighborhoods (Ranked)

Top Tier - Best Value

1. Northwest San Antonio (near Lackland)

• Median Rent: $1,600/month (3BR house)
• Commute: 10-20 min to Lackland AFB
• Schools: 7-8/10 (Northside ISD)
• Why It's Good: Close to Lackland, best schools near base, safe, family-friendly, good shopping
• Watch Out For: Traffic on Highway 90/Loop 1604 during rush hour

2. Schertz / Cibolo (near Randolph AFB)

• Median Rent: $1,550/month
• Commute: 10-15 min to Randolph AFB, 35 min to Lackland
• Schools: 8/10 (Schertz-Cibolo-Universal City ISD)
• Why It's Good: Top schools, safe, newer development, small-town feel
• Watch Out For: Far from Lackland (only do this if stationed at Randolph or Fort Sam)

3. Leon Valley / Helotes

• Median Rent: $1,650/month
• Commute: 15-20 min to Lackland
• Schools: 7/10 (Northside ISD)
• Why It's Good: Newer development, safe, good schools, Hill Country access
• Watch Out For: Slightly more expensive, fewer amenities than central SA

Avoid / Know What You're Getting Into

South/Southeast San Antonio

• Why: High crime, poor schools (San Antonio ISD 5-6/10), older housing
• Exception: Some pockets near Fort Sam okay, but generally avoid

West San Antonio (near Kelly Field)

• Why: Industrial area, higher crime, older housing
• Exception: If you work Kelly Field Annex, but still not ideal

On-Base Housing

• Wait Time: 30-90 days depending on location and bedroom count
• Quality: 7-8/10 - Recently renovated, good quality across all JBSA locations
• Communities: Gateway Hills (Lackland), Ridge Crest (Lackland), Fort Sam Houston housing, Randolph housing
• Recommendation: High quality after recent privatization improvements. Gateway Hills (Lackland) is newest. Zero commute worth it.

Apply for on-base housing: Balfour Beatty Communities (210) 671-2604

Schools That Don't Suck

Top Elementary Schools

• Steubing Ranch Elementary (NEISD) - 8/10 - Schertz
• Rhodes Elementary (Northside ISD) - 8/10 - Northwest SA
• Knox Elementary (Northside ISD) - 7/10 - Northwest SA

Top Middle Schools

• Rayburn Middle (Northside ISD) - 8/10 - Northwest SA
• Stevenson Middle (SCUCISD) - 8/10 - Schertz
• Briscoe Middle (Northside ISD) - 7/10 - Northwest SA

Top High Schools

• Samuel Clemens High (SCUCISD) - 8/10 - Schertz
• Brandeis High (Northside ISD) - 8/10 - Northwest SA
• O'Connor High (Northside ISD) - 7/10 - Northwest SA
• Byron P. Steele High (SCUCISD) - 8/10 - Cibolo

Schools to Avoid

• Most San Antonio ISD schools - 5-6/10 - Urban district, struggling
• South San Antonio schools - 5/10 - Lower test scores, safety concerns

School District Info: Northside ISD (best near Lackland - 7-8/10), SCUCISD (best overall - 8/10 but far from Lackland), North East ISD (good - 7-8/10, between Randolph and Fort Sam), avoid San Antonio ISD (5-6/10). Register early. Northside ISD

For live school ratings and neighborhood analysis: Base Navigator →

Local Intel (What You Actually Need to Know)

Cost of Living

• vs. National Average: 7% lower (very affordable)
• Groceries: Commissary is solid. HEB off-base is Texas institution—comparable prices, better selection than commissary.
• Gas: $2.80-3.20/gal
• State Taxes: Texas has NO state income tax. Keep more of your pay.

Traffic & Commute

• Rush Hour: Loop 1604 and Highway 90 are slow 7-9am and 4-6pm, but nothing like LA/DC
• Best Gates: Valley Hi Gate (Lackland - main), Luke Gate (Lackland - less crowded)
• Pro Tip: San Antonio traffic is mild compared to other major cities. You'll be fine.

Commissary & BX/PX

• Best Times: Weekday mornings (9-11am)
• Worst Times: Saturday, BMT graduation weekends (huge crowds), payday
• Off-Base Alternative: HEB (amazing Texas chain), Costco, Target

Things You Should Know

• It's HOT: Summer is brutal (100-105°F June-September). AC runs 24/7. Budget $200+ electric bills in summer.
• BMT Graduation Weekends: Lackland hosts 40,000+ BMT graduations every 2 weeks. Commissary/BX is a zoo on graduation Fridays. Avoid.
• Three Locations: JBSA has 3 separate bases. Lackland (SW SA), Fort Sam (NE SA), Randolph (NE SA past Fort Sam). Don't assume close proximity—30-45 min between them.
• Military City USA: San Antonio is incredibly military-friendly. Discounts everywhere, supportive community.
• Fiesta: April citywide festival. Traffic nightmare, parties everywhere. Embrace it or leave town.

Hidden Gems

• River Walk - Downtown tourist trap but actually nice for date nights
• Natural Bridge Caverns - 30 min north, massive cave system
• Gruene / New Braunfels - 45 min north, tubing on Guadalupe River, Gruene Hall (oldest dance hall in TX)
• Hill Country - Wineries, scenic drives, German heritage towns (Fredericksburg)

Areas to Avoid After Dark

• South/Southeast San Antonio - High crime
• West Side (near Kelly) - Industrial, higher crime
• Downtown (certain blocks) - Homeless population, check area first

---

What's It Like to Live at JBSA?

Real Talk: JBSA (Joint Base San Antonio) is the Air Force's primary training hub—BMT, tech school, medic training. Low deployment tempo unless you're in a deploying squadron. San Antonio is a major city with Tex-Mex culture and affordable living.

Deployment Tempo:

• Training Instructors/Support: Very Low—you're running the training mission, not deploying
• Operational Squadrons (if assigned): Moderate—typical Air Force 4-6 month rotations
• Medical/Admin: Very Low—permanent party, no deployments

Quality of Life:

• Affordable: BAH easily covers rent with $300-500 buffer
• Major City: San Antonio is 7th largest US city—food, culture, entertainment
• Hot Summers: 95-105°F June-September, AC runs constantly
• No State Tax: Texas = bigger paychecks

The Good:

• San Antonio is amazing (River Walk, Alamo, world-class Tex-Mex)
• BAH goes far—you'll pocket $300-500/month easily
• No state income tax (Texas) means bigger paychecks
• Low deployment tempo for most assignments (training base)

The Not-So-Good:

• Summer heat is brutal (100°F+ June-September, AC bills spike)
• Training base = constant turnover, less unit cohesion
• San Antonio traffic is getting worse (I-10/I-35 construction)
• Lack of permanent squadron culture (everyone's in training mode)

---

Cost of Living Breakdown

Cost of Living

Overall: -5% lower — Affordable major city
Housing: -10% lower — BAH covers rent with buffer
Groceries: -3% lower — Commissary + HEB savings
Utilities: +12% higher — AC runs 7+ months, electric $250-350 summer
Transportation: -8% lower — Gas, insurance cheaper than coasts
Healthcare: N/A — Tricare/Wilford Hall Medical Center

Monthly Budget (E5 with 2 kids, off-base):

• Rent: $1,500 (3BR house in Leon Valley/Helotes)
• Utilities: $250-350 (AC is brutal May-Sept, electric bills spike)
• Groceries: $800 (family of 4, commissary + HEB mix)
• Gas: $150 (two cars, commute 20-25 min)
• Childcare: $600-900 (if needed—CDC waitlist 6-9 months)
• Entertainment: $250-350 (San Antonio has tons to do)
• Total: $3,550-4,350/month

BAH vs. Reality (E5 with dependents):

• BAH Coverage: Comfortable—covers rent with good buffer
• Savings Potential: Good—affordable market
• Median Rent: $1,500/month
• Buffer: $420/month (solid pocket money)

State Taxes:

• Texas: 0% state income tax
• Military pay is exempt (no state tax period)
• No local income taxes—keep all your paycheck

Pro Tips to Save Money:

• Shop HEB (Texas grocery chain, amazing deals)
• Use commissary for meat/staples (20% savings)
• Budget for AC—$300+ electric bills June-September are normal
• Take advantage of free San Antonio attractions (River Walk, missions, parks)
• JBSA MWR programs (pools, bowling, movies) are cheap family fun

---

Spouse Employment & Family Life

Job Market Reality: San Antonio has a strong military + healthcare + tourism economy. USAA headquarters is here. Lots of remote tech jobs. The job market is solid and cost of living is reasonable.

Top Spouse Employers:

1. Healthcare: Methodist Healthcare, Baptist Health, UT Health San Antonio (RNs start $65K+)
2. On-Base Contractors: Booz Allen, SAIC, Leidos (admin, IT, contracting roles)
3. Finance/Tech: USAA, Rackspace, remote tech companies (good salaries)
4. Education: Northside ISD, North East ISD (teachers start $50K)
5. Remote Work: Very viable—many spouses work remote for Austin/Dallas companies

Average Spouse Salaries:

• Healthcare (RN): $65,000-80,000
• On-base contractor (admin): $40,000-55,000
• Finance/tech: $50,000-75,000
• Teaching (TX): $50,000-60,000

Military Spouse Preference:

• JBSA has huge NAF workforce (CDC, fitness, MWR, services)
• Airman & Family Readiness Center job assistance
• MyCAA grants available
• Air Force spouse groups active (though training base = high turnover)

Childcare Situation:

• CDC Waitlist: 6-9 months (get on list at PCS orders)
• Off-Base Daycare: $150-250/week per child (affordable)
• FCC (Family Child Care): On-base home providers, $125-200/week
• School-Age: Before/after school programs $75-150/week

For Families:

• Schools: Live in Helotes/Leon Valley for best schools (8-9/10)
• Activities: Six Flags, SeaWorld, River Walk, Alamo, Natural Bridge Caverns
• Support: Training base = constant turnover, spouse groups less established

---

Common Questions About JBSA

Q: Is JBSA a good duty station? A: If you want low deployment tempo and a major city, it's excellent. San Antonio is amazing. But it's a training base—constant turnover, less unit cohesion. Good for families, not for "deployments = career progression" types.

Q: Should I live on-base or off-base? A: Off-base in Leon Valley or Helotes. On-base housing is 6/10 quality with waitlists. Off-base gets you better schools, more space, and you'll pocket $400+/month from BAH.

Q: Can I avoid deployments at JBSA? A: Most assignments don't deploy—it's a training base. MTIs, tech school instructors, medical staff, admin—all stay put. If you're in an operational squadron, you'll deploy, but most aren't.

Q: How hot is San Antonio really? A: 95-105°F June-September, sometimes 110°F+. Humid too (not as bad as Houston but still sticky). AC runs 7+ months. Budget $250-350/month for electric in summer.

Q: What's the best neighborhood for families? A: Helotes or Leon Valley (best schools 8-9/10, safe, 20-25 min commute). Avoid downtown and east side. Boerne is beautiful but farther.

Q: What's San Antonio like? A: 7th largest US city—River Walk, Alamo, world-class Tex-Mex, Six Flags, SeaWorld. Austin 1.5 hours. Tons to do. Military-friendly culture.

Q: Can my spouse find work? A: Yes—healthcare is huge ($65K+ for RNs), USAA hires, on-base contracting is strong, remote work is viable. Job market is solid and cost of living is reasonable.

Q: What's the Air Force culture like here? A: Training base = different vibe. Constant turnover, less squadron cohesion. If you want tight-knit unit culture, this isn't it. But if you want stability and family life, it's great.

---

Next Steps: Your PCS Toolkit

This guide gave you the local intel. Now use our premium tools to execute:

1. Interactive Data (Live Updates)

Base Navigator →

• Real-time housing prices
• Current school ratings
• Weather patterns
• Neighborhood rankings

2. Your Personal PCS Plan

PCS Copilot →

• Custom 180-day timeline
• Document checklist
• JTR-compliant entitlements
• Finance office ready

3. Calculate Your Move Profit

PCS Financial Planner →

• DITY/PPM calculator
• Weight allowance
• Per diem estimator
• Tax implications

4. Get Expert Answers

Ask Military Expert →

• Personalized advice for YOUR situation
• 6,539 military regulations embedded
• Instant answers in 30 seconds

Questions? Ask our Military Expert (2 free questions) →

Want More Guides? Browse 137 Military Life Guides →

---

Official Resources & References

This guide synthesizes data from official Department of Defense sources. For additional information:

• Defense Finance and Accounting Service (DFAS) - Official military pay and allowances
• Joint Travel Regulations (JTR) - PCS entitlements and regulations
• MilitaryOneSource - Free 24/7 counseling and family support
• Defense Travel Management Office - Official BAH rates and per diem

Last verified: 2025-11-10. Garrison Ledger is an independent resource and is not affiliated with the Department of Defense.