Cibolo
~15 min to Randolph · ~30 min to Fort Sam
- Bentwood Ranch Lennar · single-family, master-planned
- Buffalo Crossing Coventry Homes · larger lots, semi-custom
- Steele Creek D.R. Horton · entry-price new builds
- Turning Stone mixed-builder community
New Construction · VA $0 Down · PCS-Ready
Brand-New Homes Near JBSA — With Your VA Loan.
Tour Cibolo, Schertz, and Converse new builds with a USAF veteran realtor who actually represents you — not the builder.
USAF Veteran
MRP Certified
VA Loan Pro
JBSA Local
The on-site builder rep works for the builder. I work for you.
When you walk into a model home alone, that friendly sales rep is paid by the builder — and they're paid to sell that builder's homes, at that builder's prices, with that builder's lender. None of that is illegal. It's just not on your side.
I'm an MRP-certified, USAF-veteran buyer's agent. My job is to tour every builder in your radius, negotiate the incentive stack, run the math on builder lender vs. your VA-friendly lender, and make sure you close on time — even if you're PCSing in from out of state.
New-build communities near JBSA.
The neighborhoods I tour most often with PCS-ing military families. All within reasonable commute of Randolph, Fort Sam, and Lackland.
Schertz
~10 min to Randolph · ~25 min to Fort Sam
- The Crossvine Scott Felder, David Weekley, Brightland, Chesmar, Highland
- Homestead amenity-rich master-planned
- Carmel newer Schertz development
Converse
~15 min to Randolph · ~20 min to Fort Sam
- Escondido budget-friendly new builds
- Hickory Hill mid-tier single-family
Stack at least two. Three is better.
Most buyers leave money on the table by accepting the first offer. Here's the layered playbook I run for every new-construction client — May 2026 incentives are unusually rich.
1
$0 down
VA Loan — $0 Down
No down payment, no PMI, competitive rates. Your earned benefit does the heavy lifting.
2
$10K–$25K
Builder Closing-Cost Credit
Negotiable on most spec inventory in Cibolo & Schertz right now — covers title, taxes, and prepaids.
3
~$8K value
2-1 Rate Buydown
Lowers your interest rate ~2% in year 1 and ~1% in year 2. Real monthly-payment relief during PCS-settle-in season.
4
$5K–$15K
Design Center Credit
Upgrades — flooring, counters, fixtures — at no out-of-pocket cost. Often available on to-be-built homes.
5
$2K–$5K
Free Appliance Package or Blinds
Smaller add-on, but easy ask once we've already negotiated the big three.
Realistic stacked value (May 2026)
$20K–$40K+
Recent Crossvine client: $15K closing credit + 2-1 buydown + free appliances = ~$22K total value on a $385K home. Closed with a $14 check at the table.
About Anthony
USAF veteran. MRP certified. Lives in Cibolo.
I'm Anthony Sharp — USAF veteran, certified Military Relocation Professional, and owner of Sharp Realty Group. I live in Cibolo with my family, which means I'm 15 minutes from Randolph, 25 from Fort Sam, and 35 from Lackland.
I tour these new-build communities every week. When you hire me, you get every builder's real incentive sheet — not just the one with the prettiest sign on the corner.
- USAF Veteran
- Military Relocation Professional (MRP) — NAR certified
- Licensed Texas REALTOR®
- New Construction Specialist — Cibolo, Schertz, Converse
- Based in Cibolo, TX (78108)
"Anthony got us $22K in builder incentives on our Crossvine home and we closed before our hard-arrival date. We walked away with a $14 check." — PCS family, Randolph AFB, 2025
Free PCS Buyer Plan
Your custom new-build game plan — in 24 hours.
Tell me your target installation, PCS date, and budget. I'll come back personally — within one business day — with a real plan: best 3 communities for your timeline, current incentive offers, lender comparison, and a tour schedule.
- Real builder incentive sheets — not marketing flyers
- VA-friendly lender comparison vs. builder's lender
- Remote tour video for every shortlist home
- Free whether we end up working together or not
New-construction buyer questions, answered.
Do I really need my own realtor for new construction?
Yes — and it costs you nothing. The on-site rep represents the builder's interests; my job is to represent yours. I negotiate incentives, review the builder contract (which is very different from a resale contract), run lender comparisons, and make sure you don't pay for upgrades the builder should be covering.
Does using my own agent cost me anything out of pocket?
For most JBSA-area new builds, my commission is paid by the builder out of their marketing budget — so your out-of-pocket cost is $0. We'll confirm this in writing on every property we tour before you commit to anything.
What's a rate buydown and is it worth it on a VA loan?
A 2-1 buydown lowers your effective rate by ~2% in year 1 and ~1% in year 2, paid for by the builder at closing. For a PCS family settling into a new BAH zone, that monthly-payment relief is real money. We'll compare it against a permanent rate buydown to find the better deal for your loan.
Can I close on a home before my hard-arrival date?
Yes. With virtual tours, electronic signatures, and a properly drafted military POA, military families close on JBSA homes from overseas every PCS cycle. I'll coordinate timing so your keys are ready when your truck arrives.
Which builder is the best around JBSA?
The honest answer: it depends on your floor plan, lot, and incentive priorities. Lennar, Coventry, D.R. Horton, Scott Felder, David Weekley, Brightland, and Highland all have strong inventory near JBSA right now. I'll send you a head-to-head comparison for your shortlist after our first call.
Skip the rent. Buy new. PCS-ready.
Free buyer plan in 24 hours. Real builder incentives, real lender comparison, real plan — from a fellow vet who lives 15 minutes from Randolph.