Quick answer: Look for an agent who closes VA purchases regularly and knows which city and county a home near Randolph sits in. They should check the lot against the base’s land-use maps and explain VA’s appraisal, funding fee, and concession rules before you sign. Brock Bremmer with eXp Realty San Antonio is an Air Force Reserve veteran with 130+ homes sold and eXp ICON status in 2023–24. He focuses on VA and new-construction purchases.
- Location: JBSA-Randolph is in northeast Bexar County, about 15 miles northeast of downtown San Antonio (2015 Joint Land Use Study).
- VA cost rule: VA caps seller’s concessions at 4% of reasonable value but doesn’t limit credits for normal closing costs.
Brock Bremmer | U.S. Air Force Reserve Veteran | Real Estate Agent | eXp Realty | San Antonio Metro Area
VA Loan Specialist
What Should a VA Loan Agent Near Randolph Check for You?
1. Which city, county, and tax rates apply to the home?
The 2015 Joint Land Use Study describes Randolph as bordered by Universal City to the north, Schertz to the northeast, east, and south, and Converse to the west. Cibolo, Garden Ridge, Live Oak, and Selma are nearby. Each city taxes differently. Bexar County’s 2026 rate list shows Universal City at $0.53, Converse at $0.5157, and Live Oak at $0.398755 per $100. Guadalupe County’s 2026 list shows Schertz at $0.5296 and Cibolo at $0.5515. A good agent pulls the exact parcel’s taxing units before you write an offer, not after.
2. Is the lot affected by base operations?
The Joint Land Use Study maps aircraft noise zones and Accident Potential Zones around the runways. Bexar County’s permit verification also checks exterior lighting within five miles of a military installation. Your agent should look at those maps for any lot or resale home near the base and point you to the city for current rules.
3. Can they explain VA costs in plain numbers?
On a first-use VA purchase with less than 5% down, VA.gov lists a 2.15% funding fee. Veterans receiving VA compensation for a service-connected disability don’t pay it. VA’s May 1, 2026 table sets the single-family appraisal fee at $800 in Bexar and Guadalupe counties. Builder or seller concessions beyond normal closing costs are capped at 4% of reasonable value. Your agent should structure the offer around those limits.
4. Do they know how VA works on new construction?
Many homes near Randolph are newer builds in Schertz and Cibolo communities. VA’s minimum property requirements, the Notice of Value, and builder warranty rules all affect the contract and the timeline. Ask how the agent handles a low appraisal and a builder’s lender incentive.
Frequently Asked Questions
How far is JBSA-Randolph from downtown San Antonio?
The 2015 JBSA-Randolph Joint Land Use Study puts the base about 15 miles northeast of downtown San Antonio, near I-35, I-10, and Loop 1604, in northeast Bexar County.
Can a builder or seller pay my VA closing costs near Randolph?
Yes, if they agree. VA doesn’t limit credits for a loan’s normal closing costs, but it caps seller’s concessions at 4% of the home’s reasonable value from the Notice of Value. Put every credit in the contract.
Ready to Buy Near JBSA-Randolph?
Brock Bremmer with eXp Realty is a U.S. Air Force Reserve veteran with 130+ homes sold across the San Antonio metro and an eXp ICON agent (2023–24). He helps VA buyers compare homes in Universal City, Schertz, Converse, Cibolo, and Live Oak with the costs laid out before they sign.
- 📞 Call or text: 210-501-5088
- 📧 Email: [email protected]
- 📅 Schedule a free consultation
Related guides: Buying a Home Near JBSA-Randolph | VA MPRs on a San Antonio New Build
Sources: JBSA-Randolph Joint Land Use Study (2015); JBSA, JBSA-Randolph fact sheet; Bexar County, 2026 Official Tax Rates; Guadalupe County, 2026 Tax Rates; Bexar County, Building Permits; VA.gov, Funding fee and closing costs; VA Appraisal Fees and Timeliness Table (accessed November 12, 2026).