PCS’ing to Camp Bullis: Your Military Relocation Guide to San Antonio’s Northside

by Tre Serrano

If you’ve received PCS orders to Camp Bullis, you’re headed to one of the most desirable corners of San Antonio’s Northside. Nestled along the edge of the Texas Hill Country, Camp Bullis supports Joint Base San Antonio and provides vital training space for medical, combat, and security forces.

Whether you’re a first-time homebuyer, a military renter thinking about purchasing, or a relocating family using your VA loan, this guide breaks down everything you need to know to transition smoothly and find the right home near Camp Bullis.

📍 Where is Camp Bullis Located?

Camp Bullis is located just west of Highway 281 and Loop 1604, straddling the line between North Central San Antonio and northwest Hill Country suburbs. Its strategic location offers easy access to:

Stone Oak
Timberwood Park
Boerne
Fair Oaks Ranch
Spring Branch
Dominion & Shavano Park

This area is known for its top-rated schools, master-planned communities, and upscale Hill Country lifestyle—with everything from Target and H-E-B to golf resorts and hiking trails just minutes away.

🏡 Best Places to Live Near Camp Bullis

Military families assigned to Camp Bullis typically seek neighborhoods that are safe, convenient, and ideal for long-term investment. Top options include:

Timberwood Park – Semi-rural charm, larger lots, no city taxes, and Hill Country views.
Stone Oak – Highly sought-after suburban hub with top-rated schools and quick access to Loop 1604.
Boerne & Fair Oaks Ranch – Great for those wanting a slower pace and small-town feel while still being close to base.
Canyon Springs – A golf course community with family amenities and larger homes.
The Dominion – A luxury option with gated communities and high resale value.

💰 Renting vs. Buying Near Camp Bullis

Renting near Camp Bullis:

Median rent: ~$2,000–$2,400/month for a 3-4 bed home
Great for short PCS orders or if you’re unsure how long you’ll be stationed

Buying near Camp Bullis:

Median home price: ~$375,000–$475,000
Many homes qualify for VA loan financing
Neighborhoods like Timberwood Park and Stone Oak offer long-term equity potential and high resale demand

Pro tip: Homes in this area have strong appreciation potential. If you stay for 3+ years, buying with your VA loan could be a better financial move than renting.

🔑 VA Loan Benefits for Camp Bullis Military Families

If you’re eligible for a VA loan, Camp Bullis is a great place to use it. With many newer subdivisions and VA-friendly builders nearby, you can enjoy:

Zero down payment
No private mortgage insurance (PMI)
Competitive interest rates
Flexible credit standards

We work with local VA-approved lenders and know which neighborhoods offer VA-friendly options (including those that cover closing costs or offer new build incentives).

🎓 School Districts Near Camp Bullis

Top school districts near Camp Bullis include:

North East ISD (NEISD) – Covers Stone Oak and surrounding areas.
Boerne ISD – Highly rated and great for families looking in Boerne or Fair Oaks Ranch.
Comal ISD – Covers areas like Bulverde and Spring Branch with newer campuses and community support.

These districts are known for their academic excellence, sports, and extracurricular opportunities—making the Camp Bullis area a great place to raise a family.

🏘️ Market Snapshot for Spring 2025

Home inventory is up, giving buyers more choices and better negotiating power.
Home prices are softening slightly, offering opportunity for VA buyers to purchase below peak prices.
New construction is booming—especially in Timberwood Park, Spring Branch, and Boerne—making it easier to find move-in-ready homes eligible for VA financing.

🛠️ PCS Tips for Camp Bullis Relocation

Start your home search early—desirable areas like Stone Oak and Timberwood Park move fast.
Plan for traffic—while commute times are moderate, roads like Blanco and 281 can get busy during peak hours.
Work with a military relocation expert—someone who understands PCS timelines, BAH budgeting, and VA loans.

Relocating to Camp Bullis means more than just a change of station—it’s a chance to build equity, enjoy Hill Country living, and invest in your future. Whether you’re looking for top-notch schools, scenic views, or proximity to downtown and JBSA facilities, the area around Camp Bullis offers both lifestyle and long-term value.