If you own a home in San Antonio and have a PCS coming up, there’s a question almost every military homeowner asks at some point:

Should I sell… or should I keep this house and rent it out?

It’s a fair question – and there’s no universal right answer.

This decision isn’t about what worked for someone else, what TikTok says about rentals, or what you think you’re supposed to do as a military homeowner. It’s about evaluating your specific situation, the local market, and your tolerance for risk and responsibility.

Here’s how I walk homeowners through this decision, step by step.

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Start With the Numbers (Not the Emotion)

Before we talk strategy, we talk math.

This doesn’t mean committing to a decision – it just means getting clear.

We look at:

• Your remaining loan balance
• A realistic estimate of market value (not an online guess)
• Expected selling costs
• Your current monthly payment
• Typical rent for similar homes in your area

This creates a baseline. From there, we can have an honest conversation about options.

For example, a homeowner who bought recently may discover that selling today would result in a small loss once closing costs and are factored in. Another homeowner may realize they’re closer to break-even than they expected.

Neither outcome is “good” or “bad” – they’re just data points.

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Understand the Local Market You’d Be Selling or Renting In

San Antonio is not one market – it’s many micro-markets.

Two homes with similar numbers can have very different outcomes depending on where they’re located.

For instance:

• Homes in areas with heavy new construction may face strong competition from builders offering incentives.
• Homes in established neighborhoods often behave differently, especially when rental supply is limited.

Rental demand also varies widely. A home that rents quickly near a base or employment center may sit longer in a different part of the city – even at the same price point.

This local context matters just as much as your personal numbers.

→ Understanding BAH and Homeownership in San Antonio

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When Selling Might Make Sense

Selling can be the right move under certain conditions, such as:

• The home competes well with current inventory
• Equity is sufficient to cover selling costs comfortably
• You want to simplify life before your next duty station
• Being a landlord doesn’t fit your lifestyle or bandwidth

For some homeowners, the clarity of selling – even if it’s not a huge win – is worth it.

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When Holding or Renting Might Be Worth Exploring

Renting can make sense in other situations, including:

• Selling would require bringing money to closing
• The monthly payment is close to projected rent
• You plan to return to San Antonio in the future
• You’re comfortable with maintenance, vacancy, and property management
• You want to build equity before selling

For example, a homeowner facing strong new-build competition might decide that holding the property through a PCS allows time for the market to shift – without needing to force a sale.

Again, this isn’t about chasing passive income. It’s about flexibility.

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VA Loans, Equity, and Flexibility (Without Assumptions)

VA loans don’t automatically mean:

• No equity
• No flexibility
• One “right” move

Some VA buyers put money down. Others bought at different points in the market. Equity looks different for every homeowner.

What matters is understanding:

• How your loan structure affects cash flow
• Whether holding the home limits future VA usage
• How long-term plans factor into today’s decision

These are strategic conversations – not blanket rules.

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The Questions I Walk Through With My Clients

This is where clarity usually happens.

I help homeowners think through questions like:

• What does “breaking even” actually look like for you?
• How comfortable are you with unexpected repairs from afar?
• If this home sits vacant for a month, does that create stress?
• Does this property realistically compete as a rental in this location?
• Are you deciding based on fear – or on information?

Often, the answer becomes clear once the right questions are asked.

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The Bottom Line

There is no universal rule for military homeownership in San Antonio.

The decision to sell, hold, or rent isn’t about timing the market or copying someone else’s playbook – it’s about evaluating your options with clarity and context.

The only real mistake is making a decision without understanding the tradeoffs.

If you’re facing a PCS and trying to decide what to do with your San Antonio home, I’m always happy to talk through your options. Sometimes the most valuable step isn’t choosing quickly – it’s getting clear first.

Jennifer Anderson is a military-friendly Realtor in San Antonio who specializes in helping active-duty and veteran families navigate PCS moves and home buying on the far west side of the city. As a military spouse, she brings firsthand experience with VA loans, relocation timelines, and the realities military families face when moving to or within San Antonio.