Got orders to Joint Base San Antonio and wondering if Alamo Heights fits your life and timeline? You want a short commute, strong city services, and easy access to parks, museums, and medical care without spending hours in traffic. This guide gives you the essentials for a smooth PCS into 78209, from commute patterns and lifestyle to housing signals, taxes, and remote-closing tips. Let’s dive in.
Why Alamo Heights works for a PCS
Alamo Heights is a small, independent city inside the San Antonio metro with a central location and its own municipal services. The U.S. Census estimates about 7,500 residents as of 2024, in a compact footprint of roughly 2 square miles. You get a neighborhood feel with quick access to downtown, the airport, and major job centers. U.S. Census QuickFacts for Alamo Heights provides a helpful snapshot.
Many transferees choose Alamo Heights for its proximity to Fort Sam Houston and its local public school district. The city’s services and Broadway corridor amenities add everyday convenience. You can review city updates, services, and local events directly on the City of Alamo Heights site.
Commute basics to JBSA
Fort Sam Houston commute
Alamo Heights sits just north of Fort Sam Houston. Depending on your exact start and end points, typical drives can be about 5 to 15 minutes, and distances often range from roughly 2 to 4 miles. You can check the distance relationship with this Fort Sam to Alamo Heights distance reference. Always test your gate and report-time route in live maps to confirm your specific drive.
Randolph and Lackland overview
JBSA–Randolph is northeast of downtown, and daily drives from Alamo Heights can stretch into the 20 to 35 minute range or more during peaks. JBSA–Lackland is on the southwest side, so plan for longer commutes when crossing the city. If your primary duty station is Randolph or Lackland, it helps to test drive times at your shift hours before committing to a lease or purchase.
Airport and downtown access
San Antonio International Airport is a short hop north, and downtown is about 5 miles away. In typical conditions, many residents report 10 to 20 minutes to either destination, which is a key convenience if you travel often or host visitors.
Transit notes
You will find VIA bus lines along segments of Broadway, and some retail clusters are walkable. Still, most daily commutes and errands are car based. If you rely on transit occasionally, confirm the routes and schedules that match your routine.
Everyday life and amenities
Parks and culture nearby
Living in Alamo Heights puts you close to some of San Antonio’s most-loved green spaces and cultural spots. Brackenridge Park, the San Antonio Zoo, the Japanese Tea Garden, the Witte Museum, and the San Antonio Botanical Garden are all close, making easy weekend trips the norm. Explore park details through the Brackenridge Park page.
Shopping and dining
Broadway Blvd acts as the neighborhood’s main street with local cafes, restaurants, and services. Larger retail and dining options, including the Alamo Quarry Market and specialty grocers, sit just a short drive away. The result is quick errands and varied dining without crossing the entire city.
Healthcare and BAMC access
If you or your dependents connect to Brooke Army Medical Center at Fort Sam Houston, the short drive is a strong plus. Medical professionals and families with ongoing care needs value central access to the military medical network. You can find high-level information on military medical education sites through the Defense Health Agency’s directory.
Schools and support
Alamo Heights Independent School District publishes federal report cards and accountability data, which you can review on the AHISD accountability page. For military families, JBSA School Liaison personnel can help with enrollment guidance and records transfers. Contact your unit sponsor or the installation’s child and youth services to start early.
Housing overview in Alamo Heights
Price signals and inventory
Alamo Heights is one of San Antonio’s premium central neighborhoods with limited inventory. According to U.S. Census QuickFacts for 2019 to 2023, the median owner-occupied home value sits in the high 700,000s, which is well above the regional median. Exact list and sold prices vary by home condition and micro-location, so plan for a careful, property-specific analysis.
Home styles and lots
You will see historic Spanish or Mediterranean, Tudor Revival, and Craftsman-era bungalows, plus mid-century homes and newer infill builds. Lots are often modest compared with outer suburbs, although there are pockets of larger estates. Price per square foot tends to run higher than the city average.
Rentals and VA considerations
Rental options exist but can be limited at any given time. If you plan to use a VA loan, factor in property condition, as the appraisal and underwriting process will expect safety and livability standards. Choose VA-experienced professionals who can flag potential issues early and keep your timeline on track.
PCS buying timeline
Use this framework and adjust for your orders, lease, and closing dates.
- 12+ weeks out: Connect with a local REALTOR, start a pre-approval with a lender, and define your must-haves. If you have school-age children, begin reviewing AHISD data and reach out to the School Liaison for zone guidance. For move logistics, register and schedule shipments through Defense Personal Property systems as soon as you receive orders. See this overview of DPS and MilMove processes.
- 6 to 8 weeks out: Narrow your search with live or virtual tours and get offer-ready. Ask your agent about inspection scheduling strategies and whether you need a limited power of attorney for closing if you may be off-station.
- 2 to 4 weeks out: Finalize your contract and coordinate closing with the title company. Confirm HHG pickup and delivery windows and set a plan for temporary lodging if needed.
- Arrival and close: Complete your final walkthrough, transfer utilities, and coordinate key handoff and HHG delivery. If you cannot attend closing in person, confirm your remote closing option early.
Remote closings in Texas
Texas permits remote online notarization when performed by a commissioned Texas online notary following approved audio-visual and identity-proofing procedures. Review the Texas Secretary of State’s RON guidance and confirm your lender and title company accept RON for your specific loan. Some investors or loan types may require specific eClosing standards. You can also review investor considerations in Fannie Mae’s eClosings FAQ. If RON is not available for your loan, a narrowly tailored power of attorney can be an alternative, coordinated with your lender and title company.
Property taxes and costs
Texas property taxes are a significant part of your monthly and annual housing budget. Use the Bexar County Appraisal District search to review assessed values and estimate annual obligations. Start with the Bexar CAD property search and confirm with your lender how taxes and insurance affect your payment.
Quick PCS checklist
- Test your specific gate-to-home commute at your report time before you sign.
- Ask your lender about VA loan timelines, appraisal expectations, and any RON or POA options.
- Schedule HHG in DPS or MilMove immediately after receiving orders.
- Build inspection time into your contract and plan for repair negotiations.
- Keep a short-term housing backup if closing and delivery dates do not align.
- For school questions, contact the JBSA School Liaison office early.
Ready to move with confidence?
If Alamo Heights checks your boxes for commute, lifestyle, and central access, let’s put a plan in place around your orders and budget. From virtual tours and inspection oversight to RON or POA coordination, you will have a single point of contact and a clear timeline. If you are active duty or a veteran, ask about our Military on The Move rebate program to help with cash to close. Connect with Blain Johnson to get started.
FAQs
What should PCS buyers know about Alamo Heights home prices?
- Expect premium pricing and limited inventory; U.S. Census data shows median owner-occupied values in the high 700,000s, with final prices varying by home condition and location.
How long is the commute from Alamo Heights to Fort Sam Houston?
- Many drives are about 5 to 15 minutes depending on start point, gate, and traffic; verify your exact route, and see this Fort Sam to Alamo Heights distance reference.
How do I review Alamo Heights ISD performance before I move?
- Visit the AHISD accountability and federal report cards page to review district data and contact the JBSA School Liaison for enrollment and zoning guidance.
Can I close on a Texas home remotely if I am still off-station?
- Texas allows remote online notarization; confirm acceptance with your lender and title company, and review the Texas SOS RON guidance and Fannie Mae eClosing FAQs.
Where can I estimate property taxes for a home in Alamo Heights?
- Use the Bexar County Appraisal District search to view assessed values and estimate annual taxes, then confirm escrow details with your lender.
Who can help with child care and youth services when I arrive at JBSA?
- Start with the installation’s child and youth services and School Liaison program, and review this DPS and MilMove overview to align shipping and arrival dates with care needs.
