Four-Bedroom Harlach Farms Home with VA Assumable Loan at 2.99% and Dedicated Office Near Lackland AFB

Located less than 10 miles from Lackland Air Force Base with convenient access to Highway 90 and Loop 1604, this home sits in a master-planned community that serves military families, remote professionals, and growing households seeking modern construction, community amenities, and strategic location. The open floor plan separates work and living spaces—office on the first floor, all bedrooms upstairs—making it well-suited for families with children, dual-income households, or buyers prioritizing functional zoning and privacy. For buyers, the assumable loan at 2.99% delivers immediate affordability and long-term savings. For sellers in the area, it demonstrates how low-rate financing elevates marketability and attracts serious buyer interest in a rate-sensitive environment.

Why This Matters for San Antonio Buyers and Sellers

San Antonio's southwest corridor—anchored by Highway 90, Loop 1604, and the Potranco Road commercial development—continues to experience residential growth driven by new construction, military proximity, improved infrastructure, and expanded retail and dining options. Communities like Harlach Farms offer recently built homes with modern layouts, energy-efficient systems, and HOA-managed amenities that support property values and lifestyle expectations. For buyers exploring homes for sale in San Antonio, this corridor provides suburban accessibility, newer housing stock, and proximity to major employment centers without the premium pricing of master-planned communities closer to the urban core.

The presence of a VA assumable loan at 2.99% fundamentally changes the affordability equation and expands buyer opportunity. In today's financing environment, where conventional mortgage rates remain elevated, assuming a loan at 2.99% can save buyers approximately $400 to $600 per month compared to obtaining new financing at current rates. That difference doesn't just improve monthly cash flow—it expands purchasing power, reduces total interest paid over the loan term, and creates immediate equity by allowing buyers to acquire properties at below-market financing costs.

For military families relocating to Joint Base San Antonio, particularly those assigned to Lackland Air Force Base, this home offers proximity, assumable VA financing, and a functional layout that accommodates remote work, growing families, and flexible living arrangements. Understanding how VA loan assumptions work is critical for both buyers and sellers navigating this transaction type. Assumptions require lender approval, substitution of VA entitlement, and compliance with VA underwriting standards, but the financial benefit justifies the additional process requirements.

For sellers, offering a VA assumable loan at 2.99% is a powerful marketing differentiator. Buyers actively search for assumable loans because they recognize the savings potential. Listings that prominently feature assumable financing receive more engagement, attract more qualified prospects, and often generate stronger offers because buyers understand the long-term value proposition. In a competitive market where inventory levels and buyer demand shift with interest rate changes, homes with assumable loans maintain visibility and buyer interest regardless of broader rate trends.

The broader market context reinforces this opportunity. San Antonio's southwest corridor offers a mix of new construction and newer resale inventory, with buyers balancing price, condition, location, financing options, and community amenities. Homes that combine updated features, functional layouts, energy efficiency, and competitive financing consistently outperform properties that rely on location alone. This property delivers on all fronts, positioning it as a standout option for buyers prioritizing both livability and long-term financial value.

Harlach Farms: Community Amenities, Location, and Lifestyle

Harlach Farms is a master-planned community developed to provide modern homes, community amenities, and convenient access to major roadways and retail corridors. Community amenities include a swimming pool and BBQ grill area for resident use, supporting social connection and recreational activities without requiring private pool installation or maintenance.

The location offers strategic access to major transportation corridors. Highway 90 runs east-west and provides direct routes to Lackland Air Force Base, Sea World, downtown San Antonio, and the western employment corridor. Loop 1604 runs north-south and connects to IH 10, the Medical Center, USAA, and other major employment hubs. For military families, the less-than-10-mile distance to Lackland AFB translates to a manageable commute while providing access to newer housing stock, larger floor plans, and community amenities not typically available closer to base.

Daily conveniences are located along the Highway 90 and Potranco Road corridors. HEB Plus at Loop 1604 and Potranco Road is approximately 4 miles from the property, offering full-service grocery, pharmacy, prepared meals, and specialty departments. Walmart Grocery Pickup & Delivery is approximately 3.7 miles away for additional shopping options. Black Rifle Coffee Company is 3.5 miles from the home for coffee and casual dining. Flix Brewhouse, a dine-in movie theater, is approximately 3.1 miles away, offering entertainment without long commutes.

Zoned to Medina Valley ISD, the home is assigned to Luckey Ranch Elementary School (1.3 miles), Medina Valley Loma Alta Middle School (6.6 miles), and Medina Valley High School (9.1 miles). Medina Valley ISD serves a growing student population and benefits from community investment in facilities, programming, and extracurricular activities. For families prioritizing school quality and district stability, Medina Valley ISD offers a suburban alternative to larger urban districts with strong community support and competitive academic outcomes.

For military families relocating to San Antonio, the combination of proximity to Lackland AFB, VA assumable financing at 2.99%, and a newer home in a master-planned community addresses multiple priorities simultaneously. Military buyers often seek homes that balance commute distance, resale potential, financing flexibility, and functional layouts—and this property delivers on all fronts.

Property Highlights: Layout, Features, and Energy-Efficient Construction

11623 Folsom Pass offers approximately 2,400 square feet of living space across two levels, with four bedrooms, two and a half bathrooms, a dedicated office, and a game room. Built by Meritage Homes, the property features energy-efficient construction designed to support lower utility usage and reduced noise transmission. The exterior includes stone veneer and cement fiber siding for durability and curb appeal.

First Floor

The first floor welcomes buyers with high ceilings and engineered vinyl plank flooring that flows throughout the main living areas, with tile in wet areas including the kitchen and half bath. A dedicated study with glass doors is positioned near the entry, providing a defined work-from-home or flex space separated from the main living areas. This room functions as a home office, quiet workspace, or homework station depending on household needs, and the glass doors allow natural light while maintaining visual separation from the kitchen and living room.

The central kitchen includes a large island with prep space, linen cabinets for storage, white-toned quartz countertops, gas cooking, stainless steel appliances, an above-range microwave, and a walk-in pantry for bulk storage and organization. The kitchen opens directly to the breakfast area and living room, creating clear sightlines and an efficient flow between spaces. Bar seating at the island provides additional seating and casual dining options.

A tech center with a planning desk is positioned just off the family room, offering a designated space for charging stations, household organization, or quick desk tasks. Additional under-stair storage maximizes usable square footage and reduces clutter in living areas. The covered patio connects to the living room, creating indoor-outdoor flow for entertaining or daily use.

Second Floor

Upstairs, all four bedrooms are arranged in separate corners of the home for added privacy and noise reduction. This layout separates sleeping quarters and reduces hallway noise, making it well-suited for families with children, multi-generational households, or buyers prioritizing bedroom privacy.

The primary suite features a bay window for natural light and an ensuite bath with a soaking tub, walk-in shower with tile surround, double vanity with quartz counters, and a spacious walk-in closet. The primary suite is positioned away from the secondary bedrooms, providing separation and privacy for the primary occupants.

Three secondary bedrooms share a full bath with a double vanity, reducing morning congestion and improving functionality for larger households. Each bedroom includes closet space and natural light. A large game room provides additional flexible living space for media rooms, playrooms, home gyms, or hobby areas. The utility room is also located upstairs for laundry convenience, reducing the need to carry laundry between floors.

Outdoor Living and Energy Efficiency

The backyard includes a covered patio for shaded outdoor seating, a large privacy-fenced yard for play areas or pets, and a sprinkler system to maintain landscaping without manual watering. The outdoor space extends the home's usable square footage and provides functional areas for outdoor dining, recreation, or relaxation.

Additional features include a water softener to address San Antonio's hard water, protecting plumbing fixtures, appliances, and reducing mineral buildup. Energy-efficient construction by Meritage Homes is designed to support lower utility usage through improved insulation, sealed ductwork, high-efficiency HVAC systems, and other building standards that reduce energy consumption and improve indoor comfort. These features also reduce noise transmission from outside and between rooms, creating a quieter living environment.

Energy-efficient construction matters in San Antonio's climate, where cooling costs can be substantial during summer months. Homes built to higher energy standards reduce monthly utility bills, improve comfort, and appeal to environmentally conscious buyers. For buyers evaluating new construction or newer homes, energy efficiency is a measurable value proposition that affects total cost of ownership.

VA Loan Assumptions: How They Work and Why They Matter

A VA assumable loan allows a qualified buyer to take over the seller's existing VA loan, including the original interest rate and remaining loan balance. In this case, the loan carries a 2.99% interest rate, which is significantly below current market rates. Assuming this loan can save buyers hundreds of dollars per month compared to obtaining new financing at prevailing rates.

To assume a VA loan, the buyer must be approved by the lender and meet VA underwriting requirements, including credit, income, and debt-to-income standards. The buyer does not need to be a veteran or VA-eligible to assume the loan—anyone who qualifies under VA guidelines can assume it. However, if the buyer is not VA-eligible, the seller's VA entitlement remains tied to the loan until it is paid off, which could limit the seller's ability to use VA financing on a future home purchase. If the buyer is VA-eligible and substitutes their entitlement, the seller's entitlement is released, allowing them to use VA benefits again.

For buyers interested in VA loan assumptions, understanding the process is critical. The lender must approve the assumption, and buyers should start the process early to allow time for underwriting, documentation, and closing coordination. Sellers benefit from working with an agent experienced in VA assumptions to ensure the transaction proceeds smoothly and entitlement is properly released.

The financial benefit of assuming a 2.99% loan versus obtaining a new loan at 6.5% or higher is substantial. For example, on a $400,000 loan, the difference in monthly payment between 2.99% and 6.5% is approximately $600 per month, or $7,200 per year. Over a 30-year loan term, that difference amounts to $216,000 in interest savings. For buyers, that's money that stays in their pocket or can be redirected to other financial goals, home improvements, or savings.

For sellers, offering a VA assumable loan at 2.99% increases the pool of interested buyers and shortens time on market. Buyers actively search for assumable loans, and listings that highlight this financing option receive more clicks, more inquiries, and more serious offers. In a competitive market, this advantage can make the difference between a quick sale at full price and a prolonged listing requiring price adjustments.

Understanding the benefits and limitations of VA loan assumptions helps both buyers and sellers set realistic expectations and navigate the process effectively. Working with an agent who understands VA financing, entitlement management, and assumption procedures ensures the transaction closes smoothly and both parties achieve their goals.

Real Estate Impact: What This Means for Buyers and Sellers in Southwest San Antonio

For buyers evaluating homes in the $350,000 to $450,000 range across southwest San Antonio, properties with assumable financing, functional layouts, energy-efficient construction, and community amenities consistently generate stronger interest and faster offer activity. Homes requiring major updates, lacking dedicated office space, or located in communities without amenities often sit longer on the market or attract lower offers due to buyer preferences shifting toward move-in-ready properties with added value.

This property eliminates those variables. The VA assumable loan at 2.99% provides immediate and long-term financial benefit. The dedicated first-floor office with glass doors offers functional workspace for remote professionals. The upstairs game room and four-bedroom layout provide space for growing families. The energy-efficient construction reduces utility costs. The Harlach Farms community amenities add lifestyle value without requiring buyers to manage or fund private recreational facilities. Together, these features create a compelling package that appeals to multiple buyer segments.

For sellers in Harlach Farms and surrounding communities, this listing sets a benchmark for how to position properties in a rate-sensitive market. Buyers today are more informed, more selective, and more focused on total cost of ownership than in previous years. They compare monthly payments, interest savings, energy efficiency, HOA amenities, school districts, and commute distances before making decisions. Homes that offer competitive advantages in multiple categories rise to the top of buyer shortlists and generate stronger offers.

The importance of marketing your San Antonio home with professional photography, 3D tours, and clear communication about financing options cannot be overstated. Properties marketed with immersive visuals and detailed feature lists receive more engagement, longer view times, and stronger offers than listings with minimal presentation. The availability of a 3D walkthrough and floor plan viewer for this property allows buyers to pre-qualify the home before scheduling showings, reducing unqualified prospects and increasing the percentage of serious, qualified buyers who visit in person.

For military buyers, understanding the process of buying a home with a VA loan in San Antonio and specifically how assumptions work helps set realistic expectations and streamline the transaction. Working with an agent who holds the Military Relocation Professional (MRP) designation ensures buyers and sellers receive guidance specific to military relocations, VA financing, and entitlement management.

Expert Insight from Tami Price, REALTOR®

I've personally closed eight VA loan assumptions over my career, and I can tell you that these transactions offer real, measurable value for buyers—but they require expertise to navigate correctly. A 2.99% interest rate in today's market is exceptional, and the financial savings are undeniable. However, the process involves lender coordination, entitlement verification, and timeline management that differs from conventional transactions. That's where experience matters.

As a Broker Associate with Real Broker LLC, a U.S. Air Force veteran, and a Military Relocation Professional (MRP), I've closed approximately 1,000 transactions across San Antonio, Schertz, Helotes, Cibolo, Converse, and Boerne. I've been named multiple times as a Top 50 Real Estate Agent and hold designations including Master Certified Negotiation Expert (MCNE) and Accredited Buyer's Representative (ABR®). I bring that experience to every listing, every negotiation, and every client interaction—especially when it comes to VA financing and military relocations.

What I tell buyers about assumable loans at 2.99% is this: understand the opportunity you're looking at. This is not just a home—it's a financial advantage that compounds over time. The difference between 2.99% and current market rates is hundreds of dollars per month and hundreds of thousands of dollars over the life of the loan. That's real money that stays in your pocket, and it's worth the additional process requirements involved in assumption transactions.

For sellers, I emphasize that a VA assumable loan at 2.99% is your strongest marketing asset. Advertise it prominently, highlight the rate in all marketing materials, and be prepared to answer buyer questions about the assumption process. I handle that communication on behalf of my seller clients, ensuring that qualified buyers understand the opportunity and unqualified prospects don't waste anyone's time.

If you're relocating to San Antonio as a military family, this home offers proximity to Lackland, assumable financing at an exceptional rate, a functional layout with dedicated office space, and energy-efficient construction that reduces monthly costs. As someone who served in the Air Force and grew up as a military dependent, I understand the unique challenges of PCS moves, VA financing, and finding a home that works for your family and your budget. That perspective informs how I serve my clients—whether you're buying, selling, or both.

Whether you're buying or selling in San Antonio, I'm here to help you navigate the process with clarity, confidence, and results. Book a consultation and let's talk about your goals.

Three Takeaways

VA assumable loan at 2.99% offers exceptional monthly savings: Compared to current market rates above 6%, assuming this loan can save buyers approximately $600 per month and over $200,000 in interest over the life of the loan, making homeownership significantly more affordable and preserving purchasing power.

Functional layout separates work and living spaces: The first-floor office with glass doors provides dedicated workspace for remote professionals, while all four bedrooms are located upstairs in separate corners for privacy, making the home well-suited for dual-income households, growing families, and flexible living arrangements.

Energy-efficient construction reduces utility costs: Meritage Homes' energy-efficient building standards support lower monthly utility bills, improved indoor comfort, and reduced noise transmission, creating measurable savings and improved livability compared to standard construction.

FAQ

Q. What is a VA assumable loan and who can assume it?

A. A VA assumable loan allows a qualified buyer to take over the seller's existing VA loan, including the original 2.99% interest rate and remaining balance. Any buyer who meets VA underwriting standards can assume the loan, including non-veterans. If the buyer is VA-eligible and substitutes their entitlement, the seller's VA entitlement is released. Learn more about VA loan assumptions.

Q. How much can I save by assuming the 2.99% loan instead of getting a new loan?

A. On a $400,000 loan, the difference between 2.99% and current rates around 6.5% is approximately $600 per month, or $7,200 per year. Over 30 years, that's $216,000 in interest savings, making the assumption process financially worthwhile for qualified buyers and creating immediate equity through below-market financing.

Q. What school district is the home zoned to?

A. The home is zoned to Medina Valley ISD, with assigned schools including Luckey Ranch Elementary (1.3 mi), Medina Valley Loma Alta Middle School (6.6 mi), and Medina Valley High School (9.1 mi). Medina Valley ISD serves a growing community with strong parent involvement and competitive academic programming.

Q. How far is the home from Lackland Air Force Base?

A. The home is less than 10 miles from Lackland Air Force Base, offering a manageable commute while providing access to newer construction, larger floor plans, and master-planned community amenities not typically available closer to base.

Q. What amenities does the Harlach Farms community offer?

A. Harlach Farms includes a swimming pool and BBQ grill area for resident use, supporting recreational activities and social connection without requiring private pool installation or maintenance.

Q. What energy-efficient features does the home include?

A. Built by Meritage Homes, the home features energy-efficient construction designed to support lower utility usage through improved insulation, sealed ductwork, high-efficiency HVAC systems, and other building standards. The home also includes a water softener to address San Antonio's hard water.

Q. How can I schedule a showing or learn more about the VA assumption process?

A. Contact Tami Price directly at 210-620-6681, email tami@tamiprice.com, or book a consultation online to schedule a showing, discuss the VA loan assumption process, or review next steps for qualified buyers.

The Bottom Line

11623 Folsom Pass offers a rare combination of assumable VA financing at 2.99%, functional four-bedroom layout with dedicated first-floor office, energy-efficient construction by Meritage Homes, and master-planned community amenities in a growing southwest San Antonio corridor less than 10 miles from Lackland Air Force Base. For buyers, the assumable loan provides immediate and long-term financial savings that make homeownership significantly more affordable in today's rate environment. For sellers, it creates a powerful marketing advantage that attracts qualified, motivated buyers and shortens time on market.

Whether you're buying a home in San Antonio or deciding to sell your San Antonio home, understanding what drives value in today's market makes a measurable difference in outcomes. This property demonstrates what buyers prioritize: financing options, functional layouts, energy efficiency, and community amenities. For sellers, it reinforces the importance of strategic marketing, clear communication about assumable financing, and expert representation.

Ready to explore your next move? Contact Tami Price for expert guidance backed by 18+ years of experience, approximately 1,000 closed transactions, eight personally closed VA loan assumptions, and a commitment to protecting your interests through every step of the process.

Tami Price, REALTOR®, Broker Associate
Real Broker LLC

📞 210-620-6681
✉️ tami@tamiprice.com
🌐 TamiPrice.com
📅 Book a Consultation

Disclaimer:

Information is believed to be accurate but is not guaranteed. Buyers should independently verify all details, including school zoning, HOA fees, property features, and VA loan assumption eligibility. The VA assumable loan is subject to lender approval and substitution of entitlement. Market conditions may vary.