TL;DR: If you have orders to Joint Base Andrews, this guide covers BAH purchasing power by pay grade, the five neighborhoods military families choose most, and what the Prince George’s County market actually costs after taxes and insurance. Before you start touring houses, grab your free VA Home Loan Snapshot — it takes 60 seconds and shows exactly what you can afford at current rates.
The Joint Base Andrews market is one of the most complex in the country — a seller’s market in some Prince George’s County zip codes, a slow mover in others, and an entirely different calculation if you’re willing to cross into Charles County or Virginia. Your BAH at JBA is among the highest in the Air Force (ranked 2nd among all joint bases for 2026), which is a serious advantage — but the DC metro market is also one of the most expensive in the nation, and traffic can turn a 15-mile commute into a 45-minute ordeal on a bad morning. Before you book a single showing, the fastest way to get your bearings is a free VA Home Loan Snapshot — a personalized report built around your BAH and the JBA market, takes 60 seconds, and requires no credit pull. Then use this guide to pick your neighborhood.
2026 BAH Rates at Joint Base Andrews
Joint Base Andrews falls under the Washington, D.C. Military Housing Area (MHA code DC053), one of the highest BAH markets in the country. Rates increased 8% from 2025 — making JBA’s BAH the 2nd highest among all joint bases and 4th highest among all Air Force installations.
| Pay Grade | With Dependents | Without Dependents |
|---|---|---|
| E-1 | $3,096 | $2,409 |
| E-2 | $3,096 | $2,409 |
| E-3 | $3,096 | $2,409 |
| E-4 | $3,096 | $2,409 |
| E-5 | $3,132 | $2,832 |
| E-6 | $3,759 | $3,057 |
| E-7 | $3,855 | $3,099 |
| E-8 | $3,957 | $3,261 |
| E-9 | $4,128 | $3,447 |
| O-3 | $4,020 | $3,531 |
| O-4 | $4,410 | $3,855 |
| O-5 | $4,692 | $3,909 |
Data last verified: April 2026. Confirm current figures at travel.dod.mil or with your local market expert.
An E-5 with dependents receives $3,132/month — enough to support a home in the $370,000–$430,000 range at current rates in Prince George’s County, depending on your down payment strategy and debt load. An O-3 with dependents at $4,020/month has significantly more purchasing power, reaching into the $490,000–$560,000 range in the same county. Not sure how far your BAH actually stretches near JBA? Your free VA Home Loan Snapshot runs the real numbers at current rates — no credit pull, no obligation, takes 60 seconds.
Additionally, confirm your exact rate using the BAH Calculator or the 2026 BAH rates guide before finalizing your home budget.
The Joint Base Andrews Housing Market: What to Expect
Prince George’s County covers most of the territory military families consider near JBA. In early 2026, county-wide median home prices landed around $440,000 — a slight dip from mid-2025 peaks but still well above the national average. Homes are averaging roughly 60–70 days on market county-wide, though well-priced properties in desirable neighborhoods still move in under 30 days. The market is balanced in most areas, with some pockets that favor sellers in high-demand zip codes closest to I-495.
Critically, JBA families spread across a wide geographic footprint — Prince George’s County, Charles County (Waldorf), and even Northern Virginia (Alexandria, Kingstowne). Where you land depends entirely on which gate you use, which school zone matters to your family, and whether you prioritize commute time over square footage.
JBA Market Snapshot by Neighborhood
| Area | Median Price Range | Days on Market | Market Type |
|---|---|---|---|
| Camp Springs / Morningside | $340,000–$420,000 | 30–45 days | Balanced |
| Clinton | $350,000–$450,000 | 35–50 days | Balanced |
| Upper Marlboro | $400,000–$550,000 | 40–60 days | Balanced/Buyer |
| Waldorf (Charles County) | $380,000–$520,000 | 30–50 days | Balanced |
| Alexandria / Kingstowne, VA | $450,000–$650,000 | 20–35 days | Seller’s |
Data last verified: April 2026. Ranges reflect active market conditions. Confirm current figures with your local market expert before making offers.
Neighborhood Breakdown: Where JBA Families Actually Live
Every JBA family faces the same core decision: Maryland or Virginia? Close to base or farther out for better schools? Here is the honest breakdown of each major zone.
Camp Springs and Morningside — Closest to the Main Gate
Best for: Families who want the shortest possible commute and don’t want to fight I-495 every morning.
- Median price range: $340,000–$420,000
- Commute: 5–10 minutes to the Main Gate (open 24/7, off I-495)
- School district: Prince George’s County Public Schools
Camp Springs sits literally at the base’s doorstep — two miles from the Main Gate with easy I-495 access. The housing stock here tends toward older single-family homes and townhomes built in the 1970s–1990s. Prices are more accessible than the DC suburbs to the north, and your commute will be the envy of every colleague stuck in Beltway traffic.
The honest caveat: Camp Springs and Morningside carry higher crime statistics than some surrounding communities, and the school performance ratings for local Prince George’s County schools are mixed. Do your research neighborhood by neighborhood — one zip code can look very different from the next.
On-base housing near Camp Springs
Liberty Park at Andrews manages all on-base family housing, including communities closest to the Camp Springs Main Gate. Contact Liberty Park at (866) 944-7504 or visit housing.af.mil for availability. Waitlists vary by rank and bedroom requirement — plan for several weeks to several months, especially during peak PCS season (May–August).
Off-base neighborhoods in Camp Springs
Look at Morningside, Forestville, and the neighborhoods just south of I-495 along Branch Avenue. Townhomes in this corridor start in the mid-$300,000s, with single-family homes typically ranging from $370,000–$430,000. These are the most affordable options closest to base, which makes them popular with junior enlisted and first-time buyers.
Clinton — The Military Family Sweet Spot
Best for: Families looking for a balance of commute, price, and community near a large military population.
- Median price range: $350,000–$450,000
- Commute: 10–20 minutes to the Main Gate via MD-5
- School district: Prince George’s County Public Schools
Clinton is one of the most established military family communities in the area, and for good reason. The neighborhoods here offer more square footage for the dollar than anything closer to DC, and the community has a long history of supporting military families. You’ll find your neighbors are often fellow service members or veterans, which makes the PCS transition noticeably smoother.
Furthermore, Clinton sits at a commute-friendly distance — far enough to get more house for your BAH, close enough to reach the Main Gate in 10–20 minutes on a typical morning. Clinton is also the base’s namesake community; the base was originally designated Camp Springs Air Base when it was built in this area in the 1940s.
On-base housing near Clinton
Several Liberty Park communities are within a short drive of Clinton’s residential areas. Use the Housing Early Assistance Tool (HEAT) to get on the waitlist before you arrive at JBA — families who register early significantly reduce their wait time.
Off-base neighborhoods in Clinton
The Clinton corridor along MD-5 and Branch Avenue has a solid mix of single-family homes, townhomes, and newer construction. Look specifically at neighborhoods in the 20735 zip code. Homes in the $380,000–$450,000 range are common, and you’ll find more yard space and garage configurations here than you would in Camp Springs.
Upper Marlboro — Best for Growing Families and New Construction
Best for: Families prioritizing space, newer homes, and access to Westphalia’s new construction pipeline.
- Median price range: $400,000–$550,000
- Commute: 15–25 minutes to the Main Gate via MD-4 / I-495
- School district: Prince George’s County Public Schools (Dr. Henry A. Wise Jr. High School feeder zone)
Upper Marlboro has emerged as one of the fastest-growing areas for military families at JBA, largely because of the Westphalia Town Center development corridor. New construction options here give buyers something rare in the DC metro: the ability to get into a brand-new home without competing in a frenzy of cash offers. The trade-off is commute — Upper Marlboro adds 5–10 minutes over Clinton, which translates to more on a bad Beltway morning.
Additionally, Upper Marlboro is Prince George’s County seat, which means more county services, better infrastructure, and a slightly more established civic identity than some surrounding communities. It’s also horse country — the open space and rural pockets around the developed neighborhoods give this area a different feel than the dense suburbs closer to DC.
On-base housing near Upper Marlboro
On-base housing is a longer drive from Upper Marlboro, making it less practical as a fallback if you’re waitlisted. However, most families who choose Upper Marlboro are specifically targeting off-base ownership and are not planning to use on-base as a stepping stone.
Off-base neighborhoods in Upper Marlboro
Westphalia Town Center (off Pennsylvania Ave/Route 4) is the primary new construction destination. Ryan Homes, D.R. Horton, and DRB Homes are all actively selling townhomes starting in the mid-$400,000s. The Westphalia Overlook community by D.R. Horton is actively selling single-family homes from approximately $500,000–$650,000+, with a military incentive program offering up to $1,000 in closing cost assistance. Resale single-family homes in the broader Upper Marlboro area range from $400,000–$550,000.
Not sure which neighborhood fits your BAH and your gate? Our local market experts know this market from every angle. Start your free PCS Plan →
Waldorf, Maryland — Space, Value, and the Easiest Commute in Charles County
Best for: Families willing to trade a slightly longer commute for significantly more house, newer construction, and Charles County schools.
- Median price range: $380,000–$520,000
- Commute: 20–35 minutes to the Main Gate via US-301 / I-495 (longer during peak rush hour)
- School district: Charles County Public Schools
Waldorf is consistently one of the most popular choices for JBA military families, and it’s easy to see why. Charles County public schools consistently outperform Prince George’s County schools on state performance metrics — a significant factor for families with school-age children. Moreover, Waldorf offers newer housing stock, more inventory, and larger lot sizes than most Prince George’s County communities at comparable prices.
The commute, however, is genuinely longer than the marketing materials suggest. On a typical weekday morning, the US-301 corridor into I-495 sees real congestion. Budget 25–35 minutes on most days, and 40+ minutes during the worst peak-hour periods. That said, many JBA families make this trade-off enthusiastically because the school district difference is meaningful and the value per square foot is noticeably better than in Prince George’s County.
On-base housing near Waldorf
On-base housing is not a practical option if you live in Waldorf — the distance makes it inefficient. Waldorf families are almost exclusively off-base buyers or renters.
Off-base neighborhoods in Waldorf
St. Charles is Waldorf’s primary planned community, with neighborhoods like Carrington, Gleneagles, and Huntington spread throughout. New construction in the area from D.R. Horton and Ryan Homes ranges from the upper $300,000s to low $500,000s for townhomes, and $450,000–$600,000+ for single-family homes. White Plains, just south of Waldorf, offers newer single-family homes in the $500,000–$750,000 range for families looking for more space.
Alexandria and Kingstowne, Virginia — The Reverse Commute Option
Best for: Families with dual military careers (Pentagon + JBA), or those who prioritize school quality and Northern Virginia’s amenities above all else.
- Median price range: $450,000–$650,000
- Commute: 30–45 minutes to the Virginia Gate (open 0500–2100) via I-495 South
- School district: Fairfax County Public Schools
Alexandria and Kingstowne come up constantly in JBA military family conversations — not because the commute is easy (it isn’t), but because Fairfax County schools are among the best in Virginia and the community infrastructure for military families is exceptional. The Virginia Gate on JBA’s south side provides the most direct access from this direction.
However, the price premium is real. Starter single-family homes in Kingstowne start near $600,000, and Alexandria prices for anything with four bedrooms regularly exceed that. The reverse commute from Kingstowne runs consistently 30–45 minutes according to families who make it daily. For dual-military households or families where Fairfax County schools are a non-negotiable, this trade-off makes sense. For everyone else, Prince George’s County or Waldorf offer better value.
On-base housing near Alexandria
On-base housing is not a factor for Alexandria/Kingstowne residents — the distance makes it impractical for daily use.
Off-base neighborhoods near Alexandria
Kingstowne specifically offers a mix of townhomes (from $500,000+) and single-family homes ($600,000+) in a well-established community with excellent walkability. Old Town Alexandria offers condos and rowhouses at premium prices. For military families on a BAH budget, Kingstowne typically offers the best value within the Fairfax County school district at this commute distance from JBA.
On-Base Housing vs. Buying: The JBA Reality
On-base family housing at JBA is privatized and managed by Liberty Park at Andrews (866-944-7504). The community offers two-, three-, and four-bedroom floor plans with amenities including playgrounds, a pool, fitness center, and dog park. When you arrive at JBA, you must check in with the Military Housing Office (MHO) at 301-736-8082 before signing any lease or purchase agreement off base. Additionally, use the Housing Early Assistance Tool (HEAT) to register for the waitlist before you arrive — this is non-negotiable for getting a reasonable wait time.
Waitlists depend on rank and unit type, and they can run from a few weeks to several months — longer during the May–August PCS surge. Most families should plan for off-base housing initially and treat on-base as a medium-term option if it fits their situation.
Buying off base with a VA loan typically makes financial sense for families who plan to stay at JBA for two or more years. At current BAH levels, an E-6 or O-3 with dependents can often cover most or all of a mortgage payment with their monthly BAH. The VA loan’s zero-down-payment structure means you preserve your savings while building equity in one of the country’s most liquid real estate markets. Read the VA Home Loan guide for the complete picture on how the benefit works, including funding fee, eligibility, and entitlement restoration.
What Military Buyers Need to Know About JBA
The School Zone Rule Is Non-Negotiable
Maryland is not a school-of-choice state. Your child’s school assignment is determined entirely by your home address — not by your preferences, not by a waitlist, and not by proximity to a school you prefer. This means you must identify your school zone before choosing a neighborhood, not after. For JBA families in Prince George’s County, check your zone through Prince George’s County Public Schools before making any offers. For Charles County families, check through Charles County Public Schools.
DoDEA schools do not operate at or near JBA. All military children attend local public schools. This is a significant difference from many other Air Force installations, and it requires more research before you choose your neighborhood.
Childcare Waitlists Start the Day You Get Orders
The Child Development Center (CDC) at JBA has serious waitlists — particularly for infants under 12 months, where the wait can extend to a year for Category 1 parents (single parents and dual-military couples). Start the CDC application process immediately upon receiving your orders. JBA has three child care centers on base; contact CDC at 301-981-9981 for availability and to get on the waitlist. Family Child Care providers in the local community offer an alternative if the CDC cannot accommodate your timeline.
The Traffic Reality
The DC metro area has some of the worst traffic in the country. Your commute time to the gate matters far more than your home’s square footage. A 15-mile commute that puts you on the Beltway at 7:30 AM can take 45–60 minutes on a bad day. Gate times also matter — the Main Gate is open 24/7, but the Virginia Gate closes at 2100 and the Pearl Harbor/Commercial (East/West) Gate has limited hours. Plan your commute route around your actual work schedule, not a best-case traffic scenario.
TRICARE at JBA
JBA’s medical facility is the 779th Medical Group at Malcolm Grow Medical Clinics and Surgery Center. For specialty care and TRICARE enrollment options in the National Capital Region, visit the TRICARE National Capital Region page.
The Real Cost of Buying Near Joint Base Andrews: Taxes, Insurance, and What Your BAH Actually Covers
Property Taxes in Prince George’s County
Prince George’s County carries a real property tax rate of approximately $1.3740 per $100 of assessed value — one of the higher county rates in Maryland. On a home in the $420,000–$450,000 range, that translates to roughly $5,771–$6,183 in annual property taxes, or approximately $481–$515 per month added to your housing cost.
For 100% permanently and totally disabled veterans, Maryland offers a full exemption from real property taxes on a single residential property that is owned and occupied by the certified veteran or a surviving spouse. This exemption applies to both state and county taxes. Apply through the Maryland Department of Assessments and Taxation — search “Veterans Exemption” on their site or call SDAT at 301-952-2500. This is a significant financial benefit that can save disabled veteran homeowners thousands of dollars annually.
Note that Charles County (Waldorf) carries a somewhat different tax structure — verify specific rates for your target community through the Maryland Department of Veterans Affairs or the relevant county tax office.
Maryland State Income Tax on Military Pay
Maryland taxes income, including military base pay. Active-duty service members stationed in Maryland who are legal residents of another state are generally exempt from Maryland income tax on military pay — but Maryland-domiciled service members pay state income tax. This is a meaningful distinction compared to zero-income-tax states like Texas, Florida, and Tennessee. If you are planning to establish Maryland domicile, factor state income tax into your overall compensation picture using the military pay charts.
Homeowner’s Insurance
Homeowner’s insurance in the Maryland DC metro area typically runs between $1,200–$2,000 annually for a standard single-family home, or roughly $100–$167 per month. Flood risk is a factor for some neighborhoods near the Potomac River and its tributaries — check FEMA’s Flood Map Service Center for any property you’re considering near waterways. USAA and AFI are consistently recommended for military families because of their competitive rates and military-specific service models.
Most online calculators show you principal and interest. Your free VA Home Loan Snapshot factors in Prince George’s County property taxes and typical insurance costs so you see what your payment actually looks like — not just what a calculator says. Get Your Free Snapshot →
Frequently Asked Questions About Buying Near Joint Base Andrews
What are the 2026 BAH rates at Joint Base Andrews?
JBA falls under the Washington, D.C. Military Housing Area (MHA code DC053). For 2026, rates increased 8% from 2025. An E-5 with dependents receives $3,132/month. An O-3 with dependents receives $4,020/month. JBA’s BAH is ranked 2nd highest among all joint bases and 4th highest among all Air Force installations. Verify your exact rate at the DoD BAH Calculator at travel.dod.mil.
Which gate should I use to commute from Prince George’s County?
The Main Gate is the primary gate for most Prince George’s County residents — it’s open 24/7 and sits just off I-495 near Camp Springs. The Pearl Harbor/Commercial (West) Gate is open Monday through Sunday from 0500–1600 inbound. The Virginia Gate is open 0500–2100 daily and serves families coming from Northern Virginia. Plan your route around your gate’s hours and your work schedule.
How long is the on-base housing waitlist at JBA?
Waitlists vary by rank and unit type but commonly run from a few weeks to several months, particularly during peak PCS season from May through August. Use the Housing Early Assistance Tool (HEAT) to get on the waitlist before you arrive. Contact Liberty Park at Andrews at (866) 944-7504 or the Military Housing Office at 301-736-8082.
Is Prince George’s County a school-of-choice state?
No — Maryland is not a school-of-choice state. Your child’s school is determined entirely by your home address. Find your school zone through the Prince George’s County Public Schools website before choosing a neighborhood. Do not choose a home and then research schools — do it the other way around.
Can I use a VA loan in the DC metro market at these prices?
Yes. The VA loan has no loan limit for eligible borrowers with full entitlement, meaning you can finance a home above the county conforming loan limit with zero down payment. At BAH levels of $3,132–$4,692 per month (depending on pay grade), most families at JBA can cover significant portions of a mortgage payment with their housing allowance. Get pre-approved before you arrive — this market moves faster than most, and sellers take pre-approved buyers seriously.
Do DoDEA schools serve Joint Base Andrews?
No. DoDEA does not operate schools at JBA or anywhere in the National Capital Region. All military children attend Prince George’s County Public Schools, Charles County Public Schools (if living in Waldorf), or Fairfax County Public Schools (if living in Northern Virginia). Research your specific feeder school before choosing a neighborhood.
What neighborhoods in Waldorf are popular with JBA families?
St. Charles is the primary planned community in Waldorf with neighborhoods including Carrington, Gleneagles, and Huntington. New construction from Ryan Homes and D.R. Horton is active in the Waldorf corridor. White Plains, just south of Waldorf, offers newer single-family homes at prices that often exceed Waldorf but provide more space. Waldorf families primarily choose the area for Charles County schools, which consistently outperform Prince George’s County schools on state assessments.
Is new construction available near JBA?
Yes. Westphalia Town Center in Upper Marlboro (off Pennsylvania Ave/Route 4) is the most active new construction corridor near JBA. Ryan Homes, D.R. Horton, and DRB Homes are all currently selling townhomes from the mid-$400,000s. D.R. Horton’s Westphalia Overlook community offers single-family homes from approximately $500,000+, with a military incentive program. New construction is also available in the Waldorf/White Plains area from D.R. Horton and Ryan Homes.
What is the property tax rate in Prince George’s County?
Prince George’s County’s real property tax rate is approximately $1.3740 per $100 of assessed value. On a home in the $420,000–$450,000 range, annual taxes run roughly $5,771–$6,183, or about $481–$515 per month. Disabled veterans who are 100% permanently and totally disabled may qualify for a full property tax exemption — apply through the Maryland Department of Assessments and Taxation.
Does Maryland tax military pay?
Maryland has a state income tax. Active-duty members who are legal residents of another state are generally exempt from Maryland income tax on military pay while stationed in Maryland. Maryland-domiciled service members pay the state income tax on military base pay. This is a meaningful financial distinction compared to zero-income-tax states — factor it into your compensation planning.
What is the commute like from Alexandria to JBA?
The reverse commute from Alexandria and Kingstowne to JBA via the Virginia Gate consistently runs 30–45 minutes under normal conditions. During peak hours in the Washington metro area, that can extend further. The Virginia Gate is open 0500–2100 daily — plan your schedule around those hours if you live in Northern Virginia.
Planning Your Move to Joint Base Andrews
Before your PCS move, start here for your key planning resources. Review the JBA base guide for on-installation details on in-processing, schools, medical, and units. Download the PCS binder checklist to track school enrollment deadlines and in-processing appointments. If you’re driving your household goods, review the DITY/PPM move guide for what to expect with weight allowances and advance pay. The PCS tax write-offs guide covers what you can deduct from your move costs — worth reading before you finalize your moving budget.
Additionally, visit the Find Your Base directory for resources across all 115+ installations in our network, and connect with your local PCS Pay It Forward® community for real-time neighborhood intel from families already at JBA.
Key Takeaways
- BAH is strong: JBA’s 2026 BAH increased 8% — E-5 with dependents: $3,132/month; O-3 with dependents: $4,020/month. This is one of the highest in the Air Force and gives you real purchasing power in the DC metro.
- School zone first, then neighborhood: Maryland is not a school-of-choice state. Find your feeder school assignment before choosing a home — not after.
- Five zones, five trade-offs: Camp Springs/Morningside (shortest commute), Clinton (military community hub), Upper Marlboro/Westphalia (new construction + value), Waldorf (Charles County schools + space), Alexandria/Kingstowne (Fairfax County schools + premium price).
- Taxes are real: Prince George’s County property taxes run approximately $1.3740 per $100 assessed value — budget $481–$515/month in taxes on a $420,000–$450,000 home.
- 100% disabled veteran exemption: Eligible veterans may qualify for a full property tax exemption in Maryland — apply through SDAT at dat.maryland.gov.
- On-base housing has waitlists: Register on HEAT before you arrive and contact Liberty Park at (866) 944-7504. Plan for off-base housing initially.
- New construction is available: Westphalia Town Center (Upper Marlboro) has active new construction from Ryan Homes, D.R. Horton, and DRB Homes starting in the mid-$400,000s.
- Your VA loan is your biggest asset: Zero down, no PMI, and BAH high enough to cover a significant portion of your mortgage — get your free VA Home Loan Snapshot before your first showing.
