Maximizing your VA loan benefits and Texas VLB Land Board rates in Military City, USA.
Below-market interest rates that often beat standard VA loans
The Texas Veterans Land Board offers home loan programs with interest rates that are typically 0.25% to 0.5% below what the standard VA loan delivers. Over a 30-year mortgage, that rate difference can save a veteran tens of thousands of dollars in interest — and the VLB rate is available exclusively to Texas veterans.
Eligibility requirements
- Texas resident at the time of application
- Honorable discharge from active duty or currently serving (active duty, reserve, or National Guard)
- Served at least 90 days of active duty (exceptions apply for service-connected discharges)
- Meet the VLB's credit and underwriting standards
How VLB works with VA loans
The VLB program functions as a first-lien mortgage — it is not a second lien or a supplement. You choose between a standard VA loan through a private lender or a VLB loan through the state program. Some veterans qualify for both and select based on rate. Bill coordinates with lenders experienced in both programs so the comparison is based on actual rate sheets, not generic marketing claims.
VLB loan limits
The VLB home loan limit is currently $766,550 for most Texas counties, including Bexar, Kendall, Comal, and Bandera Counties. For properties above this threshold, a combination of VLB and other financing may be structured.
Zero down payment, no PMI, and a funding fee that may not apply to you
VA funding fee structure
The VA funding fee is a one-time charge that funds the VA loan program. For first-time use of the VA loan benefit with zero down, the fee is 2.15% of the loan amount for regular military and 2.40% for Reserve/National Guard. For subsequent use, the fee rises to 3.30%. The fee can be financed into the loan amount.
Funding fee exemptions: Veterans receiving VA disability compensation with a rating of 10% or higher are exempt from the funding fee entirely. Surviving spouses of veterans who died in service or from service-connected disabilities are also exempt.
How VA appraisals differ from conventional
VA appraisals include a Minimum Property Requirements (MPR) assessment that conventional appraisals do not. The appraiser verifies that the property is safe, structurally sound, and sanitary. For Hill Country properties, this can mean additional scrutiny of well water systems, septic functionality, and roof condition. A property that passes a conventional appraisal may still flag VA MPR items. Bill identifies potential MPR issues before the appraisal is ordered — preventing contract delays or cancellations.
The exact exemption schedule — and how to file
| VA Disability Rating | Exemption |
|---|---|
| 10% – 29% | $5,000 reduction in assessed value |
| 30% – 49% | $7,500 reduction in assessed value |
| 50% – 69% | $10,000 reduction in assessed value |
| 70% – 99% | $12,000 reduction in assessed value |
| 100% or TDIU | Total exemption — no property taxes on the primary residence |
These exemptions apply to the veteran's primary residence. They are filed with the county appraisal district — not automatic. The veteran must provide the district with a letter from the VA confirming the disability rating. Surviving spouses of disabled veterans may also qualify under certain conditions.
A 100% disabled veteran purchasing a $500,000 home in Kendall County saves approximately $8,250 per year in property taxes. Over a 10-year period, that is over $82,000 in tax savings — and the exemption is permanent for as long as the veteran owns and occupies the property as their primary residence.
How to file: Contact the appraisal district in the county where the property is located. Submit VA Form 20-5455 (or the VA rating decision letter) along with the district's exemption application. Bill verifies the exemption status at closing and ensures the title company accounts for it in the settlement statement.
Joint Base San Antonio, PCS coordination, and the Bexar County military community
Joint Base San Antonio (JBSA) is the largest joint base in the Department of Defense, comprising three primary installations:
- Fort Sam Houston — Headquarters of U.S. Army North, U.S. Army South, and home to the San Antonio Military Medical Center (SAMMC/BAMC), the DoD's largest inpatient medical facility.
- Lackland AFB — The Air Force's only enlisted basic training center, plus specialized technical training, language training, and the 37th Training Wing.
- Randolph AFB — Headquarters of Air Education and Training Command and the 19th Air Force, plus the Air Force Personnel Center.
For military families PCSing to JBSA, the decision between living in San Antonio proper, the northern suburbs, or the Hill Country corridor is driven by commute time to the specific installation, school preferences, and housing budget. Bill maps these variables for every PCS client: a family with orders to Randolph AFB has a fundamentally different optimal location than one assigned to Lackland.
The Hill Country corridor — Boerne, Fair Oaks Ranch, and the I-10 West communities — provides access to all three installations with commute times ranging from 35 to 55 minutes, while offering Boerne ISD A-rated schools and the lifestyle advantages of Hill Country living. For families who value space, schools, and a slower pace over a 15-minute commute, the trade-off is clear.
Schedule a VA / VLB benefit coordination call
Whether you are PCSing to JBSA, evaluating your VA loan options, or filing for your property tax exemption, Bill will walk you through the exact steps, timelines, and documentation required.
Schedule a Benefit Coordination Call