San Antonio TX Metro Area Landlord Guide 2026

1. Texas Local Government Code §214.902 — Absolute Rent-Control Prohibition

Texas Local Government Code §214.902 states plainly: a municipality may not adopt an ordinance that controls the price of rent charged for real property. This provision, enacted in 1995, applies to every city and county in Texas without exception. San Antonio — the nation’s seventh-largest city with approximately 1.45 million residents — cannot cap rent. Neither can New Braunfels, San Marcos, Schertz, Converse, Universal City, or any of the hundreds of other cities in the San Antonio metro region.

The preemption is categorical. Unlike California’s AB 1482 (which applies only to multi-family units constructed before 2005 and by owners with 2+ properties), Oregon’s 9.5% CPI-plus cap (which covers most rentals statewide), or Minnesota’s ordinances (which cover Minneapolis and Saint Paul only), Texas §214.902 leaves no room for partial or phased implementation. A city ordinance that in any way limited rent amounts — whether a hard cap, a percentage ceiling, a stabilization period, or an emergency housing measure — would be void on its face.

Texas legislators have periodically considered softening §214.902, particularly after Hurricane Harvey (2017) and the COVID-19 pandemic (2020–2021) exposed the vulnerability of low-income renters in a completely unregulated market. None of these efforts succeeded. In 2023, the Texas Legislature passed HB 2127 (the “Death Star” law), which broadly preempted local ordinances on employment, finance, and housing beyond the existing rent-control prohibition — further reinforcing the statewide deregulatory posture. As of October 2026, §214.902 remains in full force.

Practical consequence for landlords: A San Antonio landlord who renovates a unit and wants to raise rent from $1,100 to $1,600 per month for the next tenant faces no legal obstacle from rent-control law. A landlord managing 200 units across Bexar County never needs to perform a cap calculation, file a rent-roll registration, or petition any administrative agency for approval. The analysis is: (1) Is the unit under a fixed-term lease? If yes, the rent is locked until the lease term ends. (2) Is the tenancy month-to-month? If yes, provide 30 days’ written notice and raise to any amount. (3) Does the increase violate the Fair Housing Act (discriminatory basis)? If no, proceed.

This simplicity is what makes Texas — and San Antonio specifically — one of the most landlord-friendly large-city markets in the United States. The tradeoff is market exposure: rents in San Antonio can also rise rapidly during supply shortages (e.g., the 2020–2022 pandemic-era surge), and landlords set rates at market risk without any government floor or ceiling.

2. JBSA Mega-Complex — Largest US Military Installation Complex by Total Personnel

Joint Base San Antonio is not a single military base. It is a consolidated installation complex comprising five distinct military installations, each with its own mission, population, and geographic footprint. Understanding JBSA as a whole — and each installation specifically — is the single most important analytical task for any landlord considering property in the San Antonio metro.

JBSA-Fort Sam Houston (Northeast San Antonio; Bexar County)

Fort Sam Houston, established 1876, is one of the US Army’s most historic posts and houses several of its most critical commands. Brooke Army Medical Center (BAMC) at 3551 Roger Brooke Drive is the Department of Defense’s only Level I Burn Trauma Center and one of two DoD Level I Trauma Centers in the continental US. BAMC employs approximately 5,000+ military and civilian medical staff and serves as the primary referral center for severe battlefield injuries across all branches. The Medical Center of Excellence (MedCOE) — the US Army’s medical training institution — trains physicians, nurses, physician assistants, medics, and combat casualty care specialists in programs ranging from 4 weeks (combat medic AIT) to 3+ years (residency programs). MedCOE training pipelines create high student-housing demand in the Fort Sam Houston vicinity (New Braunfels Ave corridor, Converse Ave, IH-10 east). Army South (US Army South) is headquartered at Fort Sam and coordinates US Army operations across Central and South America. Total Fort Sam personnel: approximately 35,000+ military, civilian employees, and contractors.

Rental impact of Fort Sam: Fort Sam’s medical training pipeline is long — physicians-in-residency, PA students, and advanced medical training enrollees occupy housing for 12–36 month periods before PCS orders. This creates longer average tenancies than Lackland’s BMT or Randolph’s pilot training. Neighborhoods most directly benefiting from Fort Sam demand include Midtown, Dignowity Hill, Mahncke Park, and areas along Broadway and New Braunfels Ave NE of downtown. 1BR rents in these corridors: $900–$1,300. The Medical Center cluster (Fredericksburg Rd corridor west of I-10) also captures Fort Sam overflow but is primarily oriented toward JBSA-Lackland and USAA demand.

JBSA-Lackland (Southwest San Antonio; Bexar County)

Lackland Air Force Base is the exclusive site of US Air Force enlisted Basic Military Training (BMT). Every Air Force enlistee — regardless of home state, recruiting station, or career field — trains at Lackland. In a typical year, approximately 35,000+ enlistees complete BMT at Lackland and receive PCS orders to their first duty station. The 37th Training Wing operates Lackland’s training mission. Defense Language Institute English Language Center (DLIELC) trains military members from US partner nations in English language skills — a multi-month program creating international military student demand. Lackland also houses the Security Forces (Air Force military police) training pipeline and the Security Assistance Training program (training foreign military personnel from allied nations).

Lackland’s permanent party (instructors, support staff, medical, logistics): approximately 17,000–21,000. Adding the ~35,000 trainees at any given time, Lackland’s total population exceeds 50,000+ people on a normal duty day — larger than many small Texas cities. Rental impact of Lackland: BMT graduates receive PCS orders to duty stations worldwide (Dyess AFB Abilene TX, Barksdale LA, Minot ND, Kadena Japan, Ramstein Germany, etc.) and do not typically remain in San Antonio post-training. However: families of BMT trainees sometimes rent near Lackland during the 8-week training window; permanent party instructors and staff in the 17,000–21,000 range are stable long-term renters; International students at DLIELC (program duration 6–18 months) rent locally. The Southwest SA market (near Lackland): 1BR $900–$1,300; SCRA turnover is endemic to this submarket.

JBSA-Randolph (Universal City / Converse; Bexar County)

Randolph AFB — nicknamed “The Showplace of the Air Force” for its 1930s-era white Art Deco tower — serves as headquarters for two of the Air Force’s most important commands. Air Education and Training Command (AETC) is the major command responsible for all Air Force recruiting, basic training, technical training, and professional military education — it reports to Randolph and oversees Lackland’s BMT, all Air Force technical training schools, and officer commissioning programs. Air Force Personnel Center (AFPC), also headquartered at Randolph, manages all Air Force worldwide assignments, promotions, retirements, and separations for approximately 330,000 active-duty Airmen. AFPC employs approximately 5,000+ DoD civilian employees (GS-scale, $50,000–$120,000+) in addition to military personnel — these civilian employees are stable, long-term renters in Universal City, Converse, and eastern San Antonio. The 12th Flying Training Wing conducts initial flight training for military pilots — student pilots on the T-6 Texan II and other aircraft complete programs of approximately 12–18 months before receiving aircraft-specific follow-on training and PCS orders to operational wings. The 502d Air Base Wing provides installation support for the entire JBSA complex.

Rental impact of Randolph: AFPC’s 5,000+ civilian employees are the most stable rental population in the eastern SA metro — GS civilians rarely PCS and stay for years or decades. Student pilots (12th FTW) create 12–18 month tenancies with near-certain PCS departure upon graduation. The Universal City / Converse corridor along Pat Booker Road and Loop 1604 East is the primary beneficiary.

JBSA-Camp Bullis and JBSA-Medina

JBSA-Camp Bullis (northwest San Antonio, ~15 miles from Loop 1604) is a training range and maneuver area supporting JBSA-Fort Sam Houston’s medical training. It is not a residential installation — trainees billet at Fort Sam and transport to Camp Bullis for field exercises. JBSA-Medina (classified training annex west of Lackland) supports special operations and classified activities; its personnel are generally billeted at Lackland or in private housing west of Loop 410.

Total JBSA Impact

The DoD’s own published figures for JBSA total approximately 95,000 active-duty military and approximately 73,000 civilian and contractor employees — a combined ~168,000 before counting the ~35,000+ Lackland trainees present at any given time. By total personnel headcount, JBSA is consistently cited as the largest military installation complex in the United States. For comparative scale: the next largest US bases (Ft. Bragg/Ft. Liberty NC, Ft. Hood/Ft. Cavazos TX, Camp Pendleton CA) have roughly 50,000–55,000 active-duty each. JBSA’s combined total dwarfs all of them. The practical consequence for the San Antonio rental market: military-connected rental demand is not a niche segment — it is the primary structural foundation of the entire metro market, supporting pricing floors that a non-military city of equivalent population would lack.

3. SCRA §3955 + Texas §92.016 — Military Early-Termination Rights

The Servicemembers Civil Relief Act (50 U.S.C. §§3901 et seq.) and Texas Property Code §92.016 create overlapping early-termination rights that every San Antonio landlord must understand. Unlike rent control, which San Antonio landlords never need to analyze, SCRA compliance is an active, recurring operational requirement for any landlord within reasonable proximity of any JBSA installation.

SCRA §3955: Statutory Right to Terminate

A servicemember (active-duty military in any branch, including reserve components on active-duty orders) may terminate a residential lease without penalty if any of the following triggering events occur:

• Entering military service: The servicemember signed the lease as a civilian and subsequently receives orders activating them to active-duty military service.
• PCS orders (35+ miles): The servicemember receives Permanent Change of Station orders requiring relocation to a new duty station at least 35 miles from the current premises. This is the most common trigger in San Antonio: student pilots graduating from the 12th FTW receive PCS orders; AFPC civilians receiving orders are not covered (SCRA covers uniformed servicemembers, not DoD civilians); MedCOE trainees completing programs receive PCS orders; BMT permanent-party instructors completing tours receive PCS orders.
• Deployment (90+ days): The servicemember receives deployment orders for 90 or more consecutive days (or for a period that includes a contingency operation or national emergency). This trigger is less common in peacetime SA but activates during surge operations.

Termination procedure: The servicemember must provide written notice of termination AND a copy of the qualifying military orders. Termination is effective 30 days after the first rent payment due date following delivery of the notice. Example: monthly rent due on the 1st; notice delivered October 10th; termination effective November 30th (30 days after the November 1st due date). The landlord may not charge an early-termination fee, a lease-break penalty, or forfeit the security deposit solely based on the SCRA termination. The landlord may, however, retain deposit amounts that legitimately represent actual property damage (beyond normal wear and tear) discovered at move-out inspection.

Texas Property Code §92.016: State-Law Parallel

Texas §92.016 provides an identical early-termination right under state law. The dual coverage means a San Antonio servicemember can invoke either federal or state law — whichever provides the more favorable remedy in a specific enforcement context. In practice, servicemembers invoke both simultaneously in the written notice. Practical tip: a notice that cites both “SCRA 50 U.S.C. §3955” and “Texas Property Code §92.016” in the same document gives the servicemember maximum legal protection and signals to the landlord that the tenant is informed of their rights. Most San Antonio landlords operating near JBSA installations accept SCRA-dual notices without dispute.

SCRA §3931: Automatic Stay of Eviction

Before proceeding with eviction of any active-duty military tenant for non-payment, verify there is no SCRA §3931 automatic stay in effect. A servicemember whose ability to pay rent has been materially affected by military service (pay issues, deployment, activated reserve status) may petition the court for a stay of eviction proceedings. Courts have discretion to grant stays of up to 90 days (or longer in extraordinary circumstances). Proceeding with eviction after a servicemember has filed for a SCRA stay, or failing to investigate servicemember status before filing, exposes the landlord to federal liability including contempt and civil damages. The DoD’s servicemember civil relief information line and the JAG office at JBSA can confirm active-duty status before filing.

SCRA Business Impact: Planning for High-Volume PCS Markets

A landlord in the Converse or Universal City corridor adjacent to JBSA-Randolph should plan operationally for SCRA terminations as a normal part of the business — not an exceptional event. Best practices: (1) Structure lease start dates around the 12th FTW graduation calendar (student pilots typically graduate in cohorts — phased marketing to incoming cohorts can minimize vacancy gaps); (2) Maintain a military housing referral relationship with the JBSA Randolph Housing Office (they refer incoming military families to approved landlords); (3) Price units within the BAH window for target ranks (see BAH table below) to maximize the military applicant pool; (4) Set lease terms at 12 or 18 months rather than 24 months to align with the most common JBSA training program durations; (5) Budget for 1–2 SCRA terminations per year per 10 units and keep units in market-ready condition for rapid re-leasing.

4. Four-County JP Court System — Critical for San Antonio Metro Landlords

Texas evictions are filed in Justice of the Peace (JP) Courts, not in the District Courts or County Courts at Law where most civil litigation is heard. JP Courts are small-claims-level trial courts with jurisdiction over Forcible Entry and Detainer (FED) actions. Every Texas county has its own JP Courts. In the San Antonio metropolitan area, the relevant JP Courts span four separate counties — and filing an eviction in the wrong county’s court results in dismissal for improper venue.

Four-County Court Table

The Schertz Tri-County Trap in Detail

Schertz is one of the only cities in Texas — and one of very few in the country — incorporated across three counties simultaneously. The city’s growth has expanded its boundaries into all three jurisdictions: Guadalupe County (the largest portion by land area and population, containing most residential neighborhoods including the Forum shopping area, Schertz Parkway corridor, and most of FM 3009), Bexar County (the western edge of Schertz near the FM 1516 / Loop 1604 area where Schertz’s boundary meets Bexar County), and Comal County (a small northern portion near IH-35 where Schertz approaches New Braunfels).

A landlord who owns a rental property in what they believe is “Schertz” must determine the county before filing an eviction. The address will have a Schertz TX zip code regardless of county. Three tools to verify: (1) Guadalupe County Appraisal District (GCAD) at gcad.org — search the property address; if it appears, it’s Guadalupe County, file in Seguin. (2) Bexar County Appraisal District (BCAD) at bcad.org — search the property address; if it appears, it’s Bexar County, file in San Antonio. (3) Comal County Appraisal District (CCAD) at comalad.org — search the property address; if it appears, it’s Comal County, file in New Braunfels. Filing in the wrong county is not a technicality — it is a jurisdictional defect that requires refiling and restarting the notice-to-vacate period.

Texas JP Court FED Process (All Four Counties)

The Forcible Entry and Detainer process is substantially identical across all four counties because it is governed by Texas Property Code Chapter 24 (statewide statute). Steps:

1. Serve 3-Day Notice to Vacate (Tex. Prop. Code §24.005). The notice must be in writing, specify the reason (non-payment, lease violation, end of tenancy), and give the tenant 3 days to vacate. Texas’s 3-day notice is a notice to vacate, not a pay-or-cure notice — unlike California’s 3-day notice to pay or quit, a Texas landlord is not legally required to accept payment after the notice is served (though accepting payment may waive the eviction). Notice may be delivered in person, by posting on the front door, or by certified mail.
2. File FED petition at the appropriate JP Court. Filing fee: approximately $100–$150 plus constable service fee (approximately $70–$100). Include the lease, any prior notices, and documentation of amounts owed.
3. Constable serves citation. The JP Court issues a citation; the county constable serves the tenant, typically within 2–5 days of filing.
4. Hearing within 10 days. Texas Property Code §24.011 requires the hearing to be set within 10 days of the petition filing. Typical SA metro JP hearing date: 7–10 days after filing.
5. JP judgment. If landlord prevails: JP enters judgment for possession (and money judgment for rent owed). If tenant prevails: case dismissed.
6. 5-day appeal window. Either party may appeal to County Court at Law within 5 days of the JP judgment by posting a supersedeas bond.
7. Writ of Possession. If no appeal (or appeal fails), the Writ of Possession is issued; the constable executes the lockout within approximately 5–10 business days.

Total uncontested timeline: approximately 3–5 weeks from serving the 3-Day Notice to Vacate to actual lockout. Texas’s JP eviction process is one of the fastest in the country — California’s unlawful detainer typically takes 5–12 weeks; New York City’s housing court process can take 6–18 months.

5. Texas Landlord-Tenant Law Essentials

Texas Property Code Chapter 92 — Residential Tenancies

Texas Property Code Chapter 92 governs all residential tenancies in San Antonio and throughout Texas. Key provisions every SA metro landlord must know:

Security Deposits (§§92.101–92.111)

No cap (§92.102): Texas imposes no statutory limit on the security deposit amount. A San Antonio landlord may collect any deposit agreed to by the parties. Market practice: 1 month’s rent for standard tenants; 1.5–2 months for pets or applicants with spotty credit history. 30-day return (§92.103): The landlord must return the full deposit or provide an itemized written statement of deductions within 30 days of the date the tenant surrenders possession. “Surrenders possession” means both vacates AND returns the key; a tenant who moves out but doesn’t return keys has not yet surrendered possession in some SA courts. Itemization required (§92.104): Any deduction must be itemized in writing. No receipts are required by statute, but documented repair invoices and photographs taken at move-out are essential to defend any deductions in dispute. Bad-faith penalty (§92.109): If the landlord fails to return the deposit or provide the itemized statement within 30 days, or withholds amounts in bad faith, the tenant may recover: $100 fixed penalty + 3× the amount wrongfully withheld + reasonable attorney fees. Courts have awarded bad-faith findings where landlords missed the 30-day deadline, charged for normal wear and tear, or failed to document claimed damages. Non-waivable: any lease clause purporting to waive the tenant’s §92.109 bad-faith remedy is void.

Habitability and Repair (§§92.052–92.061)

Texas landlords have a statutory duty to make diligent efforts to repair or remedy conditions that materially affect the health or safety of an ordinary tenant. The tenant must: (1) be current on rent; (2) provide written notice of the condition; and (3) allow a reasonable time for repair. For urgent health/safety conditions (HVAC failure in Texas summer, plumbing backup, active mold), courts have found 7 days a reasonable repair window. Tenant remedies after landlord fails to repair: (a) terminate the lease; (b) repair and deduct from rent, up to 1 month’s rent and twice per lease year; (c) seek court order compelling repair; or (d) sue for damages. A landlord who fails to repair after proper notice and retaliates against the reporting tenant faces additional liability under §92.331.

Retaliation Prohibition (§92.331)

A landlord may not increase rent, decrease services, or terminate a tenancy in retaliation for a tenant’s exercise of a legal right — reporting a code violation to the city, filing a complaint with a government agency, or making a repair request under §92.056. Texas presumes retaliation if adverse action occurs within 6 months of a protected act. The 6-month retaliation presumption is rebuttable: a landlord who raises rent as part of a policy-wide increase that predates the tenant’s complaint, or who terminates for documented lease violations unrelated to the complaint, can rebut the presumption. But if your only documentation for a rent increase is the timing — 2 months after the tenant called the city inspector — you face real exposure.

Lockout Prohibition (§92.0081)

A landlord may not engage in a “self-help eviction” by changing locks, removing doors, cutting utilities, or otherwise interfering with a tenant’s possession without a court order. Unauthorized lockout or utility cutoff exposes the landlord to: $1,000 + actual damages + court costs + attorney fees per §92.0081(g). San Antonio Code Enforcement enforces this provision at the city level in addition to the state civil remedy. The only lawful path to removal is the JP Court FED process described above.

Domestic Violence Early Termination (§92.3515)

A tenant who is a victim of family violence, sexual assault, or stalking documented by a protective order, police report, or other qualified documentation may terminate a residential lease with 30 days’ written notice. The landlord may not withhold the security deposit solely based on the early termination. This right exists independently of SCRA and applies to any qualifying tenant regardless of military status.

Month-to-Month Termination (§91.001)

Either party may terminate a month-to-month tenancy with 30 days’ written notice, unless the lease specifies a different notice period (which must be at least 30 days). There is no “just cause” requirement for termination of a month-to-month tenancy in Texas — unlike California, Oregon, Washington, and New York, which require specific statutory grounds for any no-fault termination.

Late Fees (§92.019)

Texas allows landlords to charge a late fee if the rent is not paid by the close of business on the 2nd day after it is due (§92.019(a)). Maximum late fee: the greater of $20 or 12% of the monthly rent (for properties with fewer than 4 units) or 10% of the monthly rent (for properties with 4+ units). For a $1,500/month unit: maximum late fee = $180 (12%) for a triplex landlord, or $150 (10%) for a 4-unit landlord.

6. Six-City Analysis

San Antonio (Bexar County) — Anchor City

San Antonio, with approximately 1.45 million residents in the city proper and approximately 2.6 million in the metropolitan statistical area, is the seventh-largest city in the United States and the second-largest in Texas (after Houston). Its rental market is shaped by five structural pillars: (1) JBSA mega-complex employment; (2) USAA private-sector anchor; (3) medical employment cluster (UT Health San Antonio, University Health System, Methodist Healthcare, Baptist Health System); (4) tourism economy (River Walk, Alamo, SeaWorld, Fiesta Texas — approximately 32 million visitors annually supporting a large hospitality workforce rental demand); and (5) higher education (UTSA ~36,000, Trinity University, St. Mary’s University, Our Lady of the Lake University, Texas A&M San Antonio, UT Health San Antonio).

San Antonio lacks a concentrated “tech corridor” of the type found in Austin (Domain), Dallas (Uptown/Legacy), or Houston (Greenway Plaza). Its economy is anchored in defense, medical, financial services, retail/hospitality, and manufacturing — industries with broadly distributed income profiles. This creates a rental market that is deep and stable but not subject to the type of rapid rent appreciation seen in Austin during the 2020–2022 tech boom. Average San Antonio 1BR rents increased approximately 12–18% between 2020 and 2023, then moderated to approximately 2–5% annual growth in 2024–2026 as new supply came online.

Key San Antonio submarkets: Medical Center / Northwest (Fredericksburg Rd corridor near USAA; 1BR $1,100–$1,700; USAA and medical employment demand); Stone Oak / Far North (IH-35/US 281 North; top-rated Northside ISD schools; 1BR $1,300–$1,800; executive/professional market); Midtown / King William / Tobin Hill (urban walkable; historic; UTSA Main Campus nearby; 1BR $1,000–$1,500; nightlife and arts district); South Side / Leon Valley (affordable; Lackland proximity; 1BR $850–$1,200; military family market); Alamo Heights / Terrell Hills / Olmos Park (inner-ring premium; excellent schools; 1BR $1,300–$2,000; limited supply); Westside (near UTSA; student and workforce; 1BR $850–$1,200); Downtown (tourism / hospitality worker; 1BR $1,000–$1,500; River Walk proximity).

Schertz (Guadalupe / Bexar / Comal Counties) — Tri-County Military Hub

Schertz (~45,000 population; 16th-largest city in the San Antonio metro) has grown significantly from its origin as a small community adjacent to Randolph AFB. The city’s proximity to both JBSA-Randolph (3 miles west on Pat Booker Rd) and the I-35 logistics corridor has made it one of the fastest-growing suburbs in the metro, attracting military families, logistics workers, and professional commuters. Key employers generating rental demand: JBSA-Randolph (Schertz is the closest residential community to Randolph’s main gate, second only to Universal City); Caterpillar Schertz distribution/manufacturing (~1,500+ employees); Amazon fulfillment (~2,000+ logistics workers on I-35 N); FedEx, UPS, and other I-35 corridor logistics. SCUCISD (Schertz/Cibolo/Universal City ISD) serves Schertz and generates school-premium rental demand for families in the district. Guadalupe County JP Court (211 W. Court St., Seguin TX 78155) handles most Schertz evictions — landlords must not file in Bexar County by default. Rent ranges: 1BR $1,100–$1,500; 2BR $1,400–$2,000; 3BR SFH $1,700–$2,400.

New Braunfels (Comal County) — Fastest-Growing City

New Braunfels (~115,000–120,000 population) has been recognized by the US Census Bureau as one of the fastest-growing cities in the United States for multiple consecutive years. Its position on IH-35 between San Antonio (30 miles south) and Austin (50 miles north) makes it a dual-commuter market — renters who work in either metro can justify New Braunfels’s lower rents against the commute cost. The Comal ISD school premium, Guadalupe River tourism economy, and growing medical employment base all support rental demand above the Bexar County average. Critical note: Comal County JP Court (150 N. Seguin Ave., New Braunfels TX 78130) handles ALL New Braunfels evictions. The county seat is New Braunfels itself, so landlords in New Braunfels are the only SA metro landlords whose eviction court is actually in their own city (rather than in a separate county seat). Rent ranges: 1BR $1,300–$1,900; 2BR $1,700–$2,500; 3BR SFH $2,000–$3,000 (Comal ISD premium zone); Canyon Lake area cottages/STR $2,500–$5,000+ (vacation/STR market).

Converse (Bexar County) — Most Military-Concentrated Suburb

Converse (~35,000 population) is immediately adjacent to JBSA-Randolph’s main gate on its northern boundary and is widely considered the most military-concentrated residential community in the San Antonio metro. A majority of Converse’s rental tenants are active-duty military, DoD civilians, or their family members. The 2026 BAH window for junior enlisted ranks (E-1 to E-5) in the Randolph/Converse market fully covers Converse’s 1BR rents, making it one of the most BAH-accessible markets in the metro. Judson Independent School District (Judson ISD; ~22,000–24,000 enrolled) serves Converse and creates school-catchment demand for family rentals. SCRA PCS turnover is the primary business planning factor for Converse landlords. Bexar County JP Court (101 W. Nueva St., San Antonio TX 78205) handles all Converse evictions. Rent ranges: 1BR $800–$1,200; 2BR $1,100–$1,600; 3BR SFH $1,400–$1,900 (Judson ISD feeder zone premium).

Universal City (Bexar County) — AFPC Civilian Anchor

Universal City (~22,000 population) is a small bedroom community directly adjacent to JBSA-Randolph’s Pat Booker Road main gate. Its defining characteristic is the Air Force Personnel Center (AFPC) location at Randolph — approximately 5,000+ DoD civilian employees (GS and contractor) who manage Air Force worldwide assignments are the primary rental market driver. Unlike Converse’s higher SCRA PCS turnover, Universal City’s civilian-heavy AFPC employee base creates more stable long-term tenancies. GS-scale DoD civilian employees ($50,000–$120,000+) are reliable, credit-qualified renters who typically stay 3–10+ years. The Randolph campus also houses 12th FTW student pilots on shorter rotations (12–18 months, higher PCS risk). Universal City is served by Schertz/Cibolo/Universal City ISD (SCUCISD). Bexar County JP Court handles all Universal City evictions. Rent ranges: 1BR $900–$1,300; 2BR $1,200–$1,700; 3BR SFH $1,500–$2,000.

San Marcos (Hays County) — Texas State University Student Market

San Marcos (~70,000 permanent residents + ~38,000 Texas State University students) is the Hays County seat and home to the largest university in Texas by enrollment: Texas State University (TXST). TXST’s 38,000+ enrolled students create a massive student housing demand that operates on a fundamentally different economic logic than typical residential markets. Key San Marcos rental dynamics: (1) Per-bed pricing: purpose-built student housing near TXST (along Sessom Drive, LBJ Drive, and University Drive) prices by bedroom/bed rather than by unit ($700–$1,200/bed/month for 2BR–4BR apartments with individual leases); a 4BR student apartment at $900/bed generates $3,600/month vs. $1,800 for a conventional 2BR; (2) August lease cycle: unlike most Texas markets that turn over in May–June, San Marcos student housing turns in August with the academic year; landlords marketing in June face near-zero student demand, while August is the tight market; (3) Amazon fulfillment: Amazon San Marcos fulfillment center (~2,000–3,000 workers) plus Tanger Outlets (~1,500 retail workers) provide non-student rental demand at more affordable price points ($1,000–$1,500 1BR); (4) Kyle / Buda spillover: San Marcos’s location between San Antonio and Austin makes it a target for “drive until you qualify” households; IH-35 commuter renters seeking sub-$1,500 1BR within 45 minutes of downtown Austin. Hays County JP Court (712 S. Stagecoach Trail, San Marcos TX 78666) handles all San Marcos evictions. Rent ranges: Studio (per-bed) $700–$1,100/bed; 1BR conventional $1,000–$1,500; 2BR $1,300–$1,900; 4BR student $3,400–$4,800/month (per-bed $850–$1,200).

7. Major Employer Table — San Antonio Metro 2026

8. Basic Allowance for Housing (BAH) 2026 — San Antonio / Bexar County Rates

BAH is the primary pricing mechanism for military-adjacent rental markets. DoD sets annual BAH rates by pay grade and dependent status for each military housing area (MHA). San Antonio is a single MHA covering Bexar County. Military tenants receiving BAH can typically pay up to their full BAH rate without any out-of-pocket housing cost — pricing within the BAH window maximizes the military applicant pool for San Antonio area landlords.

BAH rates updated annually by DoD based on local housing surveys. Rates shown are approximate 2026 values for the San Antonio / Bexar County MHA. Actual rates vary by pay grade; confirm at militarybenefits.info or the DoD BAH calculator for the most current figures. DoD civilian employees (GS scale) do not receive BAH — they pay market rent from salary. SCRA applies to uniformed military only, not GS civilians.

9. Rent Ranges by Submarket — San Antonio Metro 2026

10. Ten Costliest Mistakes for San Antonio Metro Landlords

11. Twelve-Step Landlord Checklist — San Antonio Metro

1. Verify county for every parcel. Look up each property on BCAD (Bexar), GCAD (Guadalupe), CCAD (Comal), or Hays CAD. Record the county, JP court address, and JP precinct number in your property management file. Schertz properties especially — verify every time, not once.
2. Price within the BAH window for your target demographic. Military-adjacent properties (Converse, Universal City, northeast SA near Fort Sam, southwest SA near Lackland) should be priced at or below the BAH rate for the pay grades most likely to rent in your specific area. A Converse 2BR at $1,400/month is within the E-5-with-dependents BAH window; at $1,700 it is not, and you lose half your applicant pool.
3. Establish a military-status verification protocol. Before serving any eviction notice to a tenant at a military-adjacent property, check DoD servicemember status. Maintain a log of verification checks. JBSA Housing Office can confirm active-duty status for Randolph-assigned personnel.
4. Use a Texas-compliant lease. Texas Association of Realtors (TAR) lease forms are widely used and jurisdictionally compliant. Include: 30-day notice for MTM modifications; SCRA notice language; §92.019 late fee schedule; security deposit itemization procedures. Do not use a California or Oregon lease template — waiver clauses and notice periods differ materially.
5. Conduct a documented move-in inspection. Walk through the unit with the tenant; photograph every room and all appliances; have the tenant sign the inspection checklist. This baseline documentation is your only defense against §92.109 bad-faith deposit withholding claims. Store inspection photos with date/time stamps for the lease term plus 2 years.
6. Calendar the 30-day deposit return deadline from key return date. Set a hard calendar reminder for day 25 after key return. By day 25, you should have: final inspection completed; repair estimates obtained; itemized deduction list prepared; check written and mailed or ACH initiated. Missing day 30 is a bad-faith trigger regardless of whether deductions are legitimate.
7. Deliver rent increase notices in writing, 30+ days before effective date. For month-to-month tenancies, hand-deliver or mail certified a written notice of rent increase at least 30 days before the increase takes effect (§91.001). Keep a copy with delivery documentation. Oral increases are unenforceable.
8. Never accept payment after serving the 3-Day Notice to Vacate. Once you have decided to proceed with an FED action, serve the notice and do not accept any rent. Partial or full acceptance after notice may waive the eviction and require restarting the process.
9. Register HVAC service contracts and inspect before summer. San Antonio’s summer temperatures (100–110°F heat index) make HVAC failure a health/safety emergency subject to the 7-day repair clock under §92.056. An HVAC failure in July without a service contract means scrambling for emergency repairs at 3× cost during peak demand. Annual spring HVAC inspection is the most cost-effective maintenance investment in this market.
10. For New Braunfels properties: obtain STR permit before any vacation-rental conversion. If you are considering short-term rental of a New Braunfels property, verify current city permit requirements, Comal County HOT filing obligations, and HOA CC&R restrictions before the first reservation. Operating an unpermitted STR on the Guadalupe River corridor triggers active enforcement.
11. For San Marcos properties: align lease start dates with the TXST academic calendar. Student-market leases should start in mid-August and terminate in late July or early August the following year. Never sign a lease that ends in May or June for a TXST-adjacent unit — you will be releasing into the worst possible market window. If a student asks for a May termination, build a summer sublease provision into the lease or charge a premium for the shorter term.
12. Log every SCRA early termination with complete documentation. When a servicemember invokes SCRA §3955 or Texas §92.016, document: (a) the written notice received; (b) the copy of military orders; (c) your calculated SCRA termination effective date; (d) your deposit return date (within 30 days of the SCRA effective date); (e) itemized deductions for physical damage only (no lease-break penalties). Retain this file for 3 years. If the servicemember later disputes the deposit handling, your documentation must show clean SCRA compliance.

12. Frequently Asked Questions