How the Proposed 50-Year Mortgage Could Affect Home Sellers Near Joint Base San Antonio

If you own a home near Joint Base San Antonio (JBSA), you may have heard about the proposed 50-year mortgage being discussed at the White House. Federal Housing Finance Agency (FHFA) Director Bill Pulte announced in November 2025 that the administration is working on this extended loan option, which President Trump described as “a complete game changer” for homebuyers struggling with affordability.

Supporters argue that extending mortgage terms from the standard 30 years to 50 years would lower monthly payments, potentially helping more buyers—particularly first-time purchasers and military families—qualify for home loans. According to analyses from major real estate economists, a 50-year mortgage on a $415,200 home (the average U.S. home price as of September 2025) with a 6.17% interest rate would result in a monthly payment of approximately $2,022 compared to $2,288 for a 30-year loan—a savings of $266 per month.

However, there’s significantly more to this story than lower monthly payments. Housing experts from Redfin, Realtor.com, and major universities have raised concerns that the proposal could actually increase home prices by introducing more buyers into an already supply-constrained market, potentially erasing much of the intended affordability benefit. For sellers in JBSA-adjacent communities like Schertz, Cibolo, Universal City, Converse, and northeast San Antonio, understanding how this proposal could reshape local market dynamics is essential for strategic pricing and timing decisions.

This article explores what the 50-year mortgage proposal could mean for area sellers, why it particularly matters for military-connected communities, and how local homeowners can position themselves in an evolving market landscape.

Community Overview: Market Strength Around JBSA

Centered around one of the largest joint military bases in the United States, the JBSA region anchors some of the most consistent real estate activity in Greater San Antonio. Communities such as Schertz, Cibolo, Converse, Selma, Universal City, and Windcrest draw steady buyer traffic year-round thanks to short commute times to all three JBSA installations (Lackland AFB, Fort Sam Houston, and Randolph AFB), respected school districts including Schertz-Cibolo-Universal City ISD and Judson ISD, and abundant family amenities.

Market Fundamentals

According to the San Antonio Board of REALTORS® (SABOR), the San Antonio metro area’s median sale price has ranged between $260,000 and $324,000 throughout 2025 depending on timeframe and specific data source, with most recent figures settling around $310,000. Neighborhoods surrounding JBSA installations benefit from year-round housing demand driven by military Permanent Change of Station (PCS) relocations and civilian job growth supporting the installations.

San Antonio’s cost of living sits 8.7% below the national average according to BestPlaces, while the median home price of approximately $284,000 makes it significantly more affordable than other major military markets. For comparison, Austin’s median home price exceeds $450,000, while California military markets like San Diego command even higher premiums.

Military Buyer Dynamics

Nearly one in eight San Antonio homebuyers has military ties—either active-duty, retired, or civilian Department of Defense employees—making JBSA one of the region’s most reliable sources of sustained housing demand. Military buyers bring unique advantages to the market:

• VA Loan Eligibility: Zero down payment requirements and no private mortgage insurance (PMI)
• BAH Income Stability: Basic Allowance for Housing provides consistent, non-taxable income that lenders “gross up” by approximately 25% when calculating loan qualification
• Year-Round Activity: PCS cycles occur throughout the year, not just during traditional spring/summer selling seasons

For sellers, these military-adjacent markets remain highly resilient even when broader economic conditions tighten. San Antonio’s unemployment rate of 3.6% (below the national average) and the area’s diverse economy—anchored by military, healthcare, and technology sectors—provide multiple demand supports that insulate JBSA neighborhoods from volatility affecting other markets.

Current Inventory and Competition

The San Antonio market has experienced evolving inventory dynamics throughout 2025. While the area has seen increased listings compared to the frenzied 2021-2022 period, desirable homes in JBSA-adjacent neighborhoods—particularly those priced between $250,000 and $400,000—continue to attract multiple buyers. Properties that are move-in ready, VA loan-friendly, and positioned within convenient commuting distance of base gates maintain the strongest demand and shortest Days on Market (DOM).

What the 50-Year Mortgage Proposal Could Mean for Sellers

1. More Qualified Buyers (Potential Short-Term Boost)

The primary intended effect of extending loan repayment from 30 to 50 years is lowering monthly payments, which could allow more buyers—particularly military families and first-time purchasers—to qualify for higher loan amounts. According to calculations cited by multiple news outlets, the monthly payment difference of approximately $266 could expand the buyer pool for homes in the $300,000–$450,000 price range that dominates JBSA-bordering neighborhoods.

For sellers, this could translate into:

• Increased showing activity on competitively priced listings
• Potentially faster offers, particularly on well-presented homes
• Expanded buyer pool including those previously unable to qualify

However, this benefit hinges on actual implementation and lender participation. Under current Dodd-Frank regulations, Fannie Mae and Freddie Mac cannot insure mortgages longer than 30 years, meaning Congressional action would be required to make 50-year mortgages widely available.

2. Price Pressure: Demand Without Supply

Housing economists have raised significant concerns that the 50-year mortgage could exacerbate affordability challenges rather than solve them. “This is not the best way to solve housing affordability,” stated Joel Berner, senior economist at Realtor.com. The core issue: introducing more qualified buyers into a market already struggling with supply constraints could drive prices higher, potentially erasing the monthly payment savings.

Redfin Chief Economist Daryl Fairweather echoed this concern: “It’s not going to solve the primary issue in the housing market.” The logic is straightforward—when inventory remains limited and demand increases, prices rise. In competitive submarkets like Cibolo, Schertz, and areas near Randolph AFB, this could manifest as:

• Moderate price gains across popular price tiers
• More frequent multiple-offer situations on homes under $400,000
• Upward pressure on asking prices as sellers test buyer capacity

However, economists also note that if home price appreciation remains modest (as projected for the next few years), the 50-year mortgage becomes less appealing even to buyers, potentially limiting its market impact.

3. Longer Days on Market in Select Price Tiers

While affordable homes may benefit from expanded buyer pools, the impact varies significantly by price tier. Listings in upper price bands ($500,000+) could experience different dynamics. Many buyers hesitate to assume a 50-year obligation—particularly military families who anticipate relocating within 5-10 years—which could result in:

• Longer Days on Market (DOM) for luxury-priced homes
• Continued buyer preference for traditional 30-year terms in higher brackets
• Limited impact on move-up and executive home segments

Sellers in these tiers should recognize that a longer loan term doesn’t automatically increase affordability for all potential buyers. The psychology of committing to a half-century mortgage may deter precisely the buyers most able to afford higher-priced homes.

4. Implementation Uncertainty

Perhaps most importantly for sellers making immediate decisions: the 50-year mortgage remains only a proposal, not an approved or available product. Implementation would require:

• Congressional Action: Dodd-Frank amendments to allow Fannie Mae and Freddie Mac to insure loans beyond 30 years
• Lender Participation: Banks and mortgage companies would need to design, underwrite, and offer these products
• VA Guidelines: For military buyers, the Department of Veterans Affairs would need to approve 50-year terms for VA loans
• Market Acceptance: Buyers would need to embrace the concept despite significantly higher total interest costs

President Trump himself appeared to temper enthusiasm when asked about the proposal on Fox News, stating it “might help a little bit” but seeming to downplay expectations. Early polling conducted by ResiClub found limited enthusiasm among potential homebuyers, with over 2,300 respondents expressing skepticism about the product.

Until such changes actually occur, San Antonio’s steady fundamentals—military installation stability, employment diversification, continued in-migration, and relative affordability—will remain the primary drivers of home sales and pricing momentum in JBSA neighborhoods.

Local Seller Strategy: Adapting to Potential Changes

Price With Strategic Precision

Regardless of whether 50-year mortgages materialize, strategic pricing remains the cornerstone of successful home sales. In the current JBSA market:

Threshold Pricing: Position listings just below major psychological price points ($349,000 rather than $350,000, $399,000 rather than $400,000) to capture maximum buyer search traffic. Most online platforms allow buyers to filter by price ranges, and threshold pricing ensures your home appears in more searches.

Competitive Analysis: Work with your Realtor® to analyze recent comparable sales (within 90 days) in your specific neighborhood and price tier. Market dynamics can vary significantly between Schertz and Converse, or between properties north versus south of Loop 1604.

Flexibility Based on DOM: If your property has been listed for 30+ days without offers, reevaluate pricing regardless of mortgage product changes. Extended DOM signals market resistance to your current asking price.

Highlight Affordability and VA-Friendly Features

Military buyers—who comprise a significant portion of JBSA-area purchasers—prioritize specific home attributes. Showcase features that reduce total ownership costs and align with VA appraisal requirements:

Energy Efficiency:

• Modern HVAC systems with maintenance records
• Updated windows and insulation
• Energy-efficient appliances
• Programmable thermostats and LED lighting

VA Appraisal Readiness:

• Fully functioning systems (roof, HVAC, plumbing, electrical)
• No peeling paint (VA concern for homes built pre-1978)
• Working appliances if included in sale
• Safe, accessible property conditions

Move-In Ready Condition:

• Fresh neutral paint
• Updated flooring or professionally cleaned carpets
• Minor repairs completed before listing
• Landscaping maintained for strong curb appeal

Location Benefits:

• Commute time to specific JBSA gates
• Proximity to base facilities (commissary, BX/PX, medical)
• Access to quality schools
• Nearby shopping, dining, and family amenities

Prepare for VA and Conventional Financing

Many JBSA-area buyers rely on VA-backed financing, which comes with specific requirements and processes sellers should understand:

VA Loan Realities:

• Appraisals can be more stringent regarding property condition
• Sellers may receive requests for repair credits or concessions
• VA loans take 30-45 days to close, similar to conventional financing
• Buyers using VA loans are often excellent prospects—stable employment, government-backed financing

Seller Concessions: Be prepared to consider reasonable concessions (1-3% of purchase price) to cover buyer closing costs. This is common in military markets and can be the difference between securing a sale and losing a qualified buyer.

Multiple Offer Strategies: In competitive situations, don’t automatically dismiss VA offers in favor of conventional financing. Work with your Realtor® to evaluate the complete strength of each offer—financing, timeline, contingencies, and buyer qualifications—rather than making assumptions based on loan type.

Stay Agile and Informed

If and when 50-year mortgages appear in the market, conditions could shift quickly. Position yourself for success by:

Partnering with Market-Savvy Representation: Work with a Realtor® who actively monitors trend data, SABOR statistics, and national housing policy developments. Real-time market intelligence allows for strategic adjustments before they become obvious to everyone.

Maintaining Flexibility: Be prepared to adjust strategy based on showing feedback, offer activity, and emerging market trends. Rigid adherence to initial plans when market signals change can result in extended DOM and eventual price reductions.

Understanding Buyer Psychology: If 50-year mortgages become available, recognize that not all buyers will embrace them. Many financially sophisticated purchasers understand the significant long-term cost implications and may continue preferring 30-year terms.

Expert Insight from Tami Price, Realtor®

As a Broker Associate with Real Broker, LLC, and USAF Veteran specializing in military relocations and JBSA-area properties, Tami Price offers ground-level perspective on how the 50-year mortgage proposal could affect local sellers.

“If the 50-year mortgage moves forward, it might help a few more buyers qualify in the short term,” Tami observes. “But it’s not a long-term fix for affordability, and sellers need to understand that. The proposal doesn’t create more homes—it just potentially puts more buyers into competition for the same limited inventory, which could actually push prices higher.”

Tami emphasizes the importance of focusing on controllable factors rather than speculative policy changes: “Sellers near JBSA should stay focused on local market data, not national headlines. What matters right now is how your home is priced relative to recent sales in your neighborhood, how it shows compared to competing listings, and whether it meets the needs of military buyers who drive demand in these areas.”

For sellers concerned about timing decisions, Tami advises: “Don’t put your plans on hold waiting to see what happens with 50-year mortgages. The San Antonio market, especially near JBSA, has its own strong fundamentals driven by military demand, steady employment, and relative affordability. Those factors will influence your sale far more than any mortgage product innovation.”

Regarding preparation, Tami recommends: “Make sure your home is VA-ready if you’re in a JBSA neighborhood. That means addressing any condition issues up front, being transparent about property features, and understanding that military buyers often need to close on tight PCS timelines. Flexibility and preparation win in this market.”

Why San Antonio Sellers Should Monitor Military Demand

The relationship between military personnel cycles and JBSA-area real estate activity provides unique market insights that sellers can leverage.

PCS Cycle Impact

Military PCS (Permanent Change of Station) moves occur year-round, though certain months see higher activity. Understanding these patterns helps sellers optimize timing:

• Summer Peak: June-August traditionally see highest PCS activity as families relocate between school years
• Year-End Movement: November-January can be surprisingly active as fiscal year transitions trigger reassignments
• Spring Activity: March-May shows increased activity as families plan summer moves

Unlike civilian markets heavily dependent on spring/summer selling seasons, JBSA neighborhoods maintain relatively consistent buyer activity throughout the year due to ongoing military rotations.

If 50-Year Mortgages Become Available

Should these longer mortgages actually launch and gain VA approval, some PCS families currently defaulting to rental housing might shift toward purchasing, particularly those anticipating longer assignment durations or considering San Antonio for retirement. This could:

• Boost short-term buyer activity and reduce average DOM
• Increase turnover rates as more military families enter and exit homeownership
• Sustain healthy market activity around major transportation corridors (Loop 1604, I-35, FM 78, I-10)

Monitoring DOM shifts in benchmark communities—Windcrest, Converse, Selma, Universal City, and Schertz—will offer early signals of how affordability changes ripple through the market once lenders respond with actual products.

Long-Term Value Considerations

For sellers evaluating whether to list now or wait, consider that JBSA’s presence provides unusual market stability. Unlike markets dependent on single industries or economic factors, military installations create sustained demand that persists through economic cycles. This means:

• Downside Protection: JBSA neighborhoods historically experience less severe price declines during downturns
• Recovery Speed: Military-adjacent markets typically recover faster when broader conditions improve
• Rental Backup: Should you need to relocate before selling, JBSA-area homes command strong rental rates with consistent tenant demand

The 50-year mortgage proposal, while generating headlines, represents just one factor in a complex market influenced by interest rates, inventory levels, military assignment patterns, and broader economic conditions.

Three Takeaways for Sellers Near JBSA

1. Don’t Overestimate the 50-Year Mortgage Impact

While the proposal has generated significant media attention, its actual market effect—if it even becomes available—will likely be modest and temporary. Housing economists widely agree it doesn’t address the core affordability issue: insufficient housing supply. For sellers, this means continuing to focus on proven success factors: competitive pricing, excellent condition, and strategic marketing. The fundamentals that drive successful sales in JBSA neighborhoods haven’t changed regardless of mortgage product innovations.

2. Condition and Presentation Drive Results More Than Financing Innovation

Military buyers evaluating homes near JBSA prioritize move-in readiness, reasonable commute times, and homes that meet VA appraisal standards. Whether they secure a 30-year or hypothetical 50-year mortgage matters less than whether your home checks their essential boxes. Invest in necessary repairs, present your property professionally, and ensure it shows well against competing listings. These controllable factors influence outcomes far more than speculative financing changes.

3. Work With Representation Attuned to Both Policy and Local Dynamics

The intersection of national housing policy, military buyer needs, and local San Antonio market conditions requires specialized knowledge. Partner with a Realtor® who understands VA loan processes, monitors SABOR data, stays current on national housing developments, and has proven success representing sellers in JBSA neighborhoods. This expertise ensures better timing, pricing accuracy, and protection of your financial interests throughout the transaction.

Frequently Asked Questions

Q: How could a 50-year mortgage specifically impact home sales near JBSA?

A: If introduced and approved for VA loans, a 50-year mortgage could allow more military buyers—especially first-time purchasers or junior enlisted personnel—to qualify for home loans with lower monthly payments. This might increase short-term demand for homes in the $250,000-$400,000 range near Randolph AFB, Lackland AFB, and Fort Sam Houston. However, economists warn that increased demand without increased supply could drive prices higher, potentially offsetting the affordability benefit. The actual impact would depend on Congressional approval, VA adoption, and lender participation—none of which are certain as of late 2025.

Q: Would a longer loan term directly increase my home’s value?

A: No. Home values are determined by location, condition, comparable sales, and local supply-demand dynamics—not by available financing options. However, if 50-year mortgages significantly expand the pool of qualified buyers, increased competition could lead to stronger offers and upward price pressure on competitively priced homes. This would be an indirect effect of expanded buyer capacity rather than a direct valuation change. Think of it as more bidders potentially driving up auction prices, not the underlying asset becoming inherently more valuable.

Q: Could this change my Days on Market (DOM)?

A: Possibly, but the effect would likely vary by price tier. Homes in popular price ranges ($250,000-$400,000) where affordability constraints currently limit buyer pools might sell faster if more purchasers qualify. However, higher-end homes ($500,000+) may not benefit as much, since buyers in those segments are less likely to need extended terms and may be psychologically resistant to 50-year commitments. Additionally, if the product remains niche or doesn’t gain VA approval, the overall market impact could be minimal regardless of price tier.

Q: Should I adjust my pricing strategy if 50-year loans become available?

A: Not preemptively. Until lenders officially offer these products, VA approves them for military buyers, and the market demonstrates actual uptake, price based on current local comparables and demand. If 50-year mortgages launch and gain traction, your Realtor® can help analyze how affordability changes affect your specific price point and recommend strategic adjustments. Premature pricing changes based on speculative future conditions could result in leaving money on the table or pricing yourself out of the market.

Q: How can sellers near JBSA stay competitive regardless of financing changes?

A: Focus on factors within your control: highlight move-in readiness, emphasize proximity to base gates and commute convenience, showcase features VA buyers value (updated roofs, functional systems, energy efficiency, fenced yards), price competitively based on recent comparable sales, respond quickly to showing requests to accommodate military buyers on tight PCS timelines, and consider reasonable seller concessions to help buyers with closing costs. These strategies work regardless of available mortgage products and directly address what military buyers prioritize.

Q: What makes the JBSA area different from other San Antonio neighborhoods regarding this proposal?

A: JBSA neighborhoods have a disproportionately high concentration of military buyers who rely on VA loans. If 50-year mortgages gain VA approval, the impact could be more pronounced in Schertz, Cibolo, Universal City, Converse, and other JBSA-adjacent communities compared to areas of San Antonio with fewer military buyers. Additionally, military buyers’ unique circumstances—frequent relocations, deployment schedules, and specific housing allowances—create distinct market dynamics that could interact differently with extended loan terms compared to civilian buyer behavior.

Q: Should I wait to list my home until we know more about 50-year mortgages?

A: Generally, no. Delaying a sale based on speculative policy changes that may never materialize or may take years to implement rarely makes financial sense. If you have compelling reasons to sell—relocation, lifestyle changes, financial needs—those should drive your timeline more than waiting for potential financing innovations. The San Antonio market near JBSA remains active with steady military demand regardless of available mortgage products. If you’re uncertain, consult with a local Realtor® who can provide data-driven guidance specific to your situation and property.

The Bottom Line

The proposed 50-year mortgage has generated significant discussion and media coverage, but for San Antonio sellers near Joint Base San Antonio, it represents more speculation than immediate market reality. As of late November 2025, the proposal faces substantial hurdles: required Congressional action to amend Dodd-Frank regulations, uncertain lender participation, pending VA approval for military buyers, and skeptical reception from both housing economists and potential borrowers.

Even if these obstacles are overcome and 50-year mortgages become widely available, the impact on JBSA-area home sales would likely be modest and temporary. The proposal does nothing to address the fundamental affordability challenge facing American housing markets: insufficient supply. Without more homes being built, introducing additional qualified buyers could drive prices higher, potentially erasing the intended monthly payment savings.

For sellers in Schertz, Cibolo, Converse, Universal City, and other JBSA neighborhoods, success continues to depend on timeless fundamentals: strategic pricing based on recent comparable sales, excellent property condition that meets VA standards, effective marketing highlighting location and affordability features, and working with experienced representation who understands both military buyer needs and local market dynamics.

The JBSA area benefits from sustained demand driven by steady military personnel rotations, stable employment across defense and civilian sectors, and relative affordability compared to other major metros. These fundamental supports will influence your home’s sale timeline and price far more than any proposed mortgage product innovation.

Whether you’re planning to list soon or evaluating your home’s market position, understanding how evolving financing concepts could affect buyer behavior keeps you informed. But don’t let speculative national policy discussions distract from local market realities and the controllable factors that determine selling success.

Ready to Discuss Your Home Sale Strategy?

Tami Price, Broker Associate with Real Broker, LLC, specializes in representing sellers in Greater San Antonio’s military-connected markets. As a USAF Veteran, Tami brings firsthand understanding of military buyer needs, VA loan processes, and PCS timeline challenges to every transaction.

Whether you’re evaluating current market value, determining optimal listing timing, preparing your home for maximum appeal to military buyers, or navigating the complexities of selling during your own relocation, Tami provides expert guidance grounded in comprehensive local market knowledge and genuine commitment to your success.

Contact Tami Price, Realtor® today:

? Call or Text: 210-620-6681

? Visit: www.tamiprice.com

✉️ Email: tami@tamiprice.com

Serving Schertz, Cibolo, Universal City, Converse, Selma, Windcrest, and all JBSA-adjacent communities with personalized service that honors your military service and respects your financial goals.

This blog post is for informational purposes only and does not constitute financial, legal, or investment advice. Home sellers should conduct their own due diligence and consult with qualified professionals before making real estate decisions. The 50-year mortgage proposal discussed is speculative as of November 2025 and has not been officially implemented or approved.