Military Retirement and Real Estate: Planning Your Forever Home in San Angelo

Congratulations on your upcoming retirement! After years of moves and deployments, you’ve earned the right to plant roots. San Angelo—home to Goodfellow Air Force Base—isn't just a place you were once stationed; it’s one of the most veteran-friendly communities in Texas to call home for the long haul.

But transition brings questions: Should I use my remaining VA entitlement? How close do I need to be to the VA clinic? Can I turn my current home into an investment? Here is how to plan your "forever" move in the Concho Valley for 2026.

1. Retirement Planning & Homeownership

In 2026, San Angelo remains a "hidden gem" for retirees due to its low cost of living and high quality of life. When planning your home purchase, consider your military pension and VA disability compensation as stable income sources that lenders find highly attractive.

• Property Tax Savings: Remember, Texas offers significant property tax exemptions for disabled veterans. If you are 100% disabled, you may be exempt from property taxes on your primary residence entirely—a massive boost to your monthly budget.

2. Leveraging Military Benefits in 2026

Your VA loan benefit is a lifetime gift. In 2026, the standard VA county loan limit for Tom Green County has risen to $832,750.

• The 0% Down Advantage: You can still purchase with no money down, even if you’ve used a VA loan before (using "bonus entitlement").

• VLB Loans: Don't forget the Texas Veterans Land Board (VLB). They offer competitive land, home, and home improvement loans specifically for Texas veterans, often with lower interest rates than standard VA backed loans.

3. Age-in-Place: Buying for the Future

A "forever home" should be one you don't have to leave if your mobility changes. When touring homes in neighborhoods like Bentwood or College Hills, look for:

• Single-Story Layouts: Minimize stairs now to avoid them later.

• Wider Doorways: Aim for 32–36 inches to accommodate future needs.

• Walk-in Showers: Look for "curbless" entries that reduce trip hazards.

• Smart Home Tech: 2026 homes often feature voice-controlled lighting and thermostats—conveniences that become necessities as we age.

4. Investment Opportunities for Retirees

San Angelo’s rental market is bolstered by the constant influx of students and staff at Goodfellow AFB and Angelo State University.

• The "Buy and Hold": Consider purchasing a duplex or a home with an ADU (Accessory Dwelling Unit). You can live in one side and let a fellow service member’s BAH pay your mortgage.

• Market Growth: With San Angelo's steady 2% appreciation, real estate here is a stable alternative to the volatile stock market for your retirement portfolio.

5. Healthcare Proximity: The Powell VA Clinic

Proximity to care is a top priority. Many retirees choose the Southwest San Angelo area to be near the Colonel Charles and JoAnne Powell VA Clinic (located on Southwest Blvd).

• Convenience: Choosing a home within a 10-15 minute drive of the clinic ensures easy access to primary care, mental health services, and specialty telehealth without the haul to Big Spring or San Antonio.

6. Building Community Post-Military

The "uniform" might come off, but the camaraderie shouldn't end. San Angelo offers robust networks to help you plug back in:

• Military Veteran Peer Network (MVPN): A local group that hosts social events and peer support.

• Workforce Solutions of the Concho Valley: If you're looking for a "second act" career, their veteran department is world-class.

• VFW & American Legion: Our local chapters are highly active and serve as the social heartbeat for San Angelo’s 10,000+ veterans.

Ready to find your San Angelo retreat? Transitioning to civilian life is a major mission. Would you like me to find a list of current "age-in-place" friendly listings in San Angelo or provide a breakdown of the 2026 Texas Veteran property tax tiers?