Buying a Home Near Buckley Space Force Base: VA Loan Guide

TL;DR: If you have orders to Buckley Space Force Base, this guide covers BAH purchasing power by pay grade, the five neighborhoods military families choose most, and what this market actually costs after Arapahoe County property taxes and hail 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 Buckley market is a seller’s market that rewards buyers who know their gate, their pay grade, and their school district priority before they start shopping. Aurora’s median home price sits around $450K — and your BAH covers a solid entry-level purchase if you target the right zip code. However, the gap between what your BAH allows and what the market delivers depends entirely on your pay grade, which gate you use daily, and whether you’re looking at new construction or resale. Before you start touring, the fastest way to get oriented is a free VA Home Loan Snapshot — a personalized report built around your BAH and the Buckley market, takes 60 seconds, no credit pull. Then use this guide to choose your neighborhood.

2026 BAH Rates for Buckley Space Force Base

Buckley Space Force Base falls under the Denver, CO Military Housing Area (CO045). Additionally, 2026 rates decreased by approximately 1.1% from 2025 — however, Buckley still carries the highest BAH of any Space Force installation in the country. Rate protection applies if you were already stationed here and your pay grade and dependency status haven’t changed. If you’re PCSing in, you receive the current 2026 rate regardless of what you received at your last duty station.

Pay Grade	With Dependents	Without Dependents
E-1 through E-4	$2,556	$1,938
E-5	$2,841	$2,148
E-6	$3,063	$2,301
E-7	$3,114	$2,568
E-8	$3,168	$2,889
E-9	$3,267	$2,946
O-1	$2,874	$2,268
O-2	$3,060	$2,748
O-3	$3,207	$2,979
O-4	$3,426	$3,108
O-5	$3,588	$3,135
O-6	$3,615	$3,186

Data last verified: March 2026. Confirm current figures with the official DoD BAH calculator using your duty station ZIP code and dependency status before making housing decisions.

Buckley Space Force Base Area Market Snapshot

These are the five communities where military families actually buy when they’re assigned to Buckley. Prices vary significantly by zip code — newer developments in southeast Aurora (80016) can run $700K+, while established neighborhoods closer to base (80012, 80017) come in well under $500K.

Community	Median Price Range	Days on Market	Market Type	Commute to Gate	School District
Aurora (near base)	$380K–$490K	30–50 days	Balanced	5–15 min to Mississippi Gate	Aurora Public Schools
Lowry / Green Valley Ranch	$430K–$560K	25–40 days	Seller’s	10–20 min to Mississippi Gate	Denver Public / Aurora
Southeast Aurora (Cherry Creek SD)	$520K–$700K	20–35 days	Seller’s	20–30 min to Mississippi Gate	Cherry Creek School District
Centennial	$580K–$700K	20–35 days	Seller’s	20–25 min to Mississippi Gate	Cherry Creek or Arapahoe
Parker	$620K–$730K	25–40 days	Balanced	25–35 min to Mississippi Gate	Douglas County Schools

Data last verified: March 2026. Commute times reflect typical traffic; peak hours add 10–15 minutes. Confirm current market conditions with your local market expert.

Where Military Families Live Near Buckley Space Force Base

Aurora (Near Base) — Best Commute, Best BAH Value

Best for: Junior enlisted families, first-time VA loan buyers, anyone prioritizing a short gate commute and lower monthly payments.

• Median price range: $380K–$490K
• Commute: 5–15 minutes to the Mississippi Gate (24/7)
• School district: Aurora Public Schools

This is where the math works for most people at Buckley. The neighborhoods immediately surrounding the base — Tollgate Overlook, Lyn Knoll, Havana Station, Hoffman Heights — give you a 5- to 15-minute drive to the Mississippi Gate, which is the only 24/7 entrance on the installation. For shift workers, that proximity matters more than square footage. An E-5 with dependents ($2,841 BAH) has real purchasing power here — homes in the $380K–$430K range exist and are achievable with a zero-down VA loan at current rates.

Aurora Public Schools (APS) has made meaningful progress, and options within APS vary — some schools perform well, others don’t. Do your homework by zip code and school name, not just district. The School Liaison Office at Buckley (720-847-6694) can help you understand which specific schools your address feeds. Additionally, Aurora’s diversity is a genuine feature for military families coming from all over the country — you’ll find food, community, and familiarity here that smaller duty stations can’t offer.

New construction is active in Aurora’s close-in zip codes. Richmond American’s Buckley Yard community (80017) starts from the $444K range — one of the only new construction communities within a 10-minute drive of the gate. Furthermore, Meritage Homes’ Skyview at High Point (80019) starts from around $400K for smaller floor plans. Both are actively selling.

On-base housing near Aurora

On-base family housing is privatized and managed by Hunt Military Communities. Contact the Housing Management Office at (720) 847-5815 as soon as you receive orders. Waitlists vary by rank and family size — expect 12–24 months for most pay grades. You’re required to check in with the Housing Office before signing any off-base lease or purchase agreement.

Off-base neighborhoods in Aurora

Havana Station, Murphy Creek (southeast), Hoffman Heights, and Tollgate Overlook are the most common military-family zip codes close to base. Lyn Knoll (80012) averages around $450K and has a direct commute path to the Mississippi Gate. Tollgate Overlook runs lower — around $260K–$290K for townhomes — making it one of the few entry points for E-1 through E-4 buyers.

Lowry and Green Valley Ranch — Community Feel, Solid Access

Best for: Families wanting a strong military community vibe, moderate commute, and neighborhoods with established character.

• Median price range: $430K–$560K
• Commute: 10–20 minutes to the Mississippi Gate
• School districts: Denver Public Schools (Lowry) or Aurora Public Schools (Green Valley Ranch)

Lowry is a redeveloped former Air Force base — which means the neighborhood has a built-in military DNA that most communities don’t. Streets are named after airmen. The layout is walkable. Neighbors understand deployment cycles and PCS rhythms in a way that purely civilian neighborhoods don’t. Homes here run $450K–$560K, and the commute to the Mississippi Gate is 15–20 minutes depending on your exact address and time of day.

Green Valley Ranch (GVR) sits northeast of base in the 80019 zip code. It’s one of the fastest-growing areas in Aurora, with new retail, a recreation center, and a light rail stop nearby. Importantly, it’s close to Denver International Airport — relevant for families with frequent travelers or military spouses who work at DIA. New construction options in GVR are plentiful. Oakwood Homes’ Reserve at Green Valley Ranch starts from $423K, and Green Valley Ranch by Oakwood starts from $429K. Commute to Mississippi Gate from GVR is approximately 15–20 minutes.

On-base housing near Lowry/GVR

No on-base housing is in these neighborhoods — you’re buying or renting off-base. However, the commute to Buckley is direct and manageable from both areas.

Off-base neighborhoods in Lowry and Green Valley Ranch

Lowry’s most desirable streets are Yosemite, Monaco, and the blocks surrounding Lowry Town Center. GVR’s military-friendly corridor runs along Green Valley Ranch Boulevard and near the recreation center. Both areas have active HOAs, which means maintained common areas and consistent neighborhood standards — worth it for a PCS purchase you may eventually rent out.

Southeast Aurora (Cherry Creek SD) — Best Schools, Growing Fast

Best for: Families prioritizing school district quality, E-6 and above or O-grade buyers with higher BAH, new construction buyers.

• Median price range: $520K–$700K
• Commute: 20–30 minutes to the Mississippi Gate
• School district: Cherry Creek School District

Here’s a clarification the existing guides often miss: Cherry Creek School District is not the same as the Cherry Creek neighborhood of Denver. Military families at Buckley access Cherry Creek SD by buying in southeast Aurora — zip codes 80015, 80016, and parts of 80018. These neighborhoods include Murphy Creek, Southshore, Tallyn’s Reach, Copperleaf, and the booming Aurora Highlands master plan. You don’t need to live in central Denver to get Cherry Creek schools; you just need the right Aurora address.

Cherry Creek SD consistently ranks among the top districts in Colorado. For families where school quality is the primary housing decision driver, this is your zone — and you’re paying for it. Homes start around $520K for smaller resale and climb toward $700K+ for newer builds with views. Your commute to the Mississippi Gate is 20–30 minutes, which is fine for traditional duty hours but rough for swing shift.

New construction here is extensive. The Aurora Highlands master-planned community (80019) includes multiple builders: Taylor Morrison’s Landmark Collection from $449K, Horizon Collection from $486K; Richmond American from $537K; Tri Pointe Homes’ Prelude from $594K; Risewell Homes from $589K. Murphy Creek by Meritage Homes starts from $524K in 80018. Harvest Crossing by Pulte (80018) starts from $514K. Additionally, Painted Prairie (80019) has multiple builders active from the upper $440s.

On-base housing near Southeast Aurora

On-base housing is not available in this corridor. If you’re assigned on-base housing, you’ll be in central Aurora, not southeast. These neighborhoods are off-base purchases only.

Off-base neighborhoods in Southeast Aurora

Murphy Creek, Southshore, Tallyn’s Reach, and Copperleaf are the four most military-family-concentrated neighborhoods in Cherry Creek SD near Buckley. Murphy Creek has a golf course, lakes, and strong resale demand. Southshore sits on Aurora Reservoir with lakefront access. Both hold value well and are popular for military families planning to rent the home after PCS.

Centennial — Middle Ground, Strong Schools

Best for: Families splitting the difference between price and school quality, E-7 and above or officers, mid-tour buyers who’ve saved a down payment.

• Median price range: $580K–$700K
• Commute: 20–25 minutes to the Mississippi Gate
• School districts: Cherry Creek School District or Arapahoe County depending on address

Centennial is the established, comfortable middle of the metro. You’re not paying Parker prices, but you’re getting a similar school district (Cherry Creek, depending on your exact address) and a shorter commute than Parker to the Mississippi Gate. However, the median price in Centennial (around $666K for new construction listings) means you need O-3+ BAH or a meaningful down payment to make the numbers work.

The neighborhood has an older, more established feel than southeast Aurora’s master plans — mature trees, larger lots, and homes with more personality than the newer developments. Resale value is strong. Centennial has historically appreciated at a steady rate, and families who buy here and eventually rent it out typically have an easy time finding tenants given the school district access.

On-base housing near Centennial

Centennial is entirely off-base. There’s no on-base housing in this area. If you receive on-base housing, you’ll commute from wherever Hunt places you within the Aurora footprint.

Off-base neighborhoods in Centennial

Bear Creek, Walnut Creek, and neighborhoods along Arapahoe Road and Dry Creek Road are the most common military family clusters. Commutes to the Mississippi Gate run 20–25 minutes via I-225 in normal traffic — consistently predictable, which matters for shift-work planning.

Parker — Premium Suburbs, Longer Commute

Best for: Senior officers, families with school-age kids who prioritize Douglas County Schools, families where the spouse has strong local income that offsets the stretch.

• Median price range: $620K–$730K
• Commute: 25–35 minutes to the Mississippi Gate
• School district: Douglas County Schools

Parker is the upgrade choice — and it comes with a real commute. The drive to the Mississippi Gate is 25–35 minutes in normal traffic from most Parker addresses, and E-470 tolls add up over a 3-year tour. Despite that, Parker is consistently popular with senior enlisted and officers because Douglas County Schools is top-tier and the neighborhoods feel genuinely suburban in a way that inner Aurora doesn’t.

The math works for O-3+ buyers or anyone bringing a down payment to reduce the monthly payment. E-6 through E-9 buyers with dependents ($3,063–$3,267 BAH) can stretch to Parker’s lower end with disciplined budgeting and no PMI from the VA loan. New construction is active throughout Parker — Sorrel Ranch by Richmond American (80016) starts from $636K, and Hilltop at Inspiration by Pulte (80016) starts from $663K.

On-base housing near Parker

None. Parker families at Buckley are off-base by necessity. The commute eliminates any practical benefit of base proximity.

Off-base neighborhoods in Parker

Chatfield Valley, Ridgegate, Stonegate, and Founders Village are the most established Parker neighborhoods for military families. Ridgegate is the newest master plan and has excellent walkability for a suburban area. Founders Village has older, larger lots and a more mature neighborhood feel.

On-Base Housing vs. Buying Near Buckley Space Force Base

On-base housing at Buckley is privatized and managed by Hunt Military Communities. The trade-off is familiar: on-base means predictable costs, no mortgage, and community proximity. Off-base buying means equity, control, and a long-term asset.

Here’s the honest version: if your tour is 4+ years, buying almost always wins mathematically. The VA loan gives you zero down and no PMI, meaning your break-even point on closing costs comes faster than it would for a civilian buyer. If you’re here for 2–3 years, the math gets closer — and renting, either on-base or off, may make more sense. If you’re unsure about your timeline, talk to your sponsor and your finance office before committing to a purchase.

The primary reason families wait for on-base housing is predictability — BAH covers rent, utilities are included, and maintenance is handled. The primary reason families buy instead is that they’re tired of paying someone else’s mortgage while watching equity build around them. Both reasons are valid. Neither is wrong.

For a deeper breakdown of the buy-vs-rent decision at Buckley, visit the Buckley Space Force Base PCS guide on this site. For general strategy, the VA Home Loan guide covers the mechanics in full.

What Military Buyers Need to Know About Buckley Space Force Base

Before you start house hunting, know these things about base access and the local market.

The Gate Situation — Know This Before You Pick a Neighborhood

Buckley has three gates. Currently, only two are operational:

• Mississippi Gate (Main Gate) — Open 24 hours a day, 7 days a week. The Visitor’s Center at the Mississippi Gate operates weekdays 7:00 AM–3:00 PM. This is your gate for late nights, early mornings, and any shift outside normal duty hours.
• 6th Avenue Gate — Open Monday–Friday 0500–1800, weekends and holidays 0500–1700. The Visitor Control Center is located here. Large vehicles with company logos (including moving vans) must use the 6th Avenue Large Vehicle Inspection Point. Large Vehicle Inspection Point hours: Monday–Friday, 0600–1800. After-hours large vehicle deliveries are not processed.
• Telluride Gate — Currently closed until further notice.

For questions about gate access, call (720) 847-9381. For address and navigation purposes, use 18500 East Sixth Avenue, Aurora, CO 80011 to reach the 6th Avenue Gate.

The practical implication: if you work shift work or graveyard, Mississippi Gate is your only option outside of 6th Avenue’s hours. Consequently, Aurora neighborhoods within 5–15 minutes of the Mississippi Gate are worth a premium for shift workers, even if they’d otherwise be priced lower. Don’t let someone sell you a Parker or Centennial home based on an average commute without asking which gate you’ll actually use at which hours.

Buckley Is a Multi-Branch Installation

Unlike a single-service base, Buckley is home to the Space Force’s Space Delta 4, the Colorado Air National Guard’s 140th Wing, the Denver Naval Operations Support Center, the National Reconnaissance Office’s Aerospace Data Facility-Colorado, the Army Aviation Support Facility, and 90+ tenant units. Additionally, the Air Reserve Personnel Center is here. That means your neighbors are from every branch, which creates a genuinely diverse military community — and a BAH pool from multiple service pay scales in the same neighborhoods.

In-Processing — Do These First

Your first stop during duty hours is your Unit Command Support Staff (CSS) for the in-processing checklist. Required visits include the Finance Office (Building 1030) for your travel voucher and the Newcomer’s Briefing hosted by the Airman and Family Readiness Center (720-847-6681). Notably, you are required to check in with the Housing Management Office (720-847-5815) before signing any lease or purchase agreement off-base. Don’t skip that step — it’s a requirement, not a suggestion.

The Real Cost of Buying Near Buckley Space Force Base: Taxes, Insurance, and What Your BAH Actually Covers

Property Taxes in Arapahoe County — Read This Carefully

This is the section that most buying guides gloss over, and in 2026, it matters more than ever. Colorado property taxes hit with a 20–40% increase for many homeowners in January 2026 after temporary discounts that had been reducing bills expired. If you’re buying now, you are buying into a property tax environment that is significantly higher than it was two years ago.

Here’s how Colorado property taxes work. The state uses a residential assessment rate of 6.8% (after a 10% reduction on the first $700,000 of actual value). That assessed value is then multiplied by your local mill levy — which varies by school district, fire district, metro district, and library district. The effective property tax rate in Arapahoe County is approximately 0.52% of market value, but your individual bill depends heavily on which taxing districts apply to your specific address.

Real-world math for a $450K home in Aurora (Arapahoe County):

• After 10% reduction on value up to $700K: adjusted value ≈ $405,000
• Assessed value at 6.8%: approximately $27,540
• Annual property tax at average mill levy: approximately $2,100–$2,800 depending on your specific taxing districts
• Monthly property tax impact: approximately $175–$235

For a $600K home in Centennial or southeast Aurora:

• After 10% reduction: adjusted value ≈ $540,000
• Assessed value at 6.8%: approximately $36,720
• Annual property tax: approximately $2,700–$3,700 depending on taxing districts
• Monthly impact: approximately $225–$310

Ask your lender for a specific tax estimate for any property you’re considering. Individual taxing district overlaps create wide variation — two homes on the same street in different metro district boundaries can have meaningfully different bills. Verify with the Arapahoe County Assessor’s Office before closing.

Disabled Veteran Property Tax Exemption

If you have a 100% permanent and total disability rating from the VA (or Individual Unemployability status), Colorado exempts 50% of the first $200,000 of your home’s actual value from property taxation. For a $450K home, that’s a $100,000 exemption — which translates to roughly $500–$700 in annual tax savings depending on your mill levy. Applications go to the Colorado Division of Veterans Affairs, then to the Arapahoe County Assessor’s Office (5334 S. Prince Street, Littleton, CO 80120). The application window is January 1 through July 1 each year. You must have an honorable discharge and at least 24 months of active duty service.

Colorado Income Tax — What Active-Duty and Retiring Members Need to Know

Colorado has a flat state income tax rate of 4.4%. Active-duty military pay is taxable to Colorado if Colorado is your state of legal residence. If you’re a resident of another state when you PCS to Colorado, your military pay is taxable only by your home state — not Colorado.

Military retirement pay is partially exempt. Retirees under age 55 can subtract up to $15,000 of military retirement income from Colorado taxable income. Ages 55–64 can subtract up to $20,000. Over 65, up to $24,000 is exempt. For a typical O-4 or E-8 retiree drawing $30,000–$50,000 in annual retirement pay, this exemption is meaningful — consult a military-savvy tax professional to ensure you claim it correctly.

Military spouses have an important benefit here. Under the Military Spouses Residency Relief Act (MSRRA), a nonresident military spouse who moved to Colorado solely to accompany you on military orders is exempt from Colorado income tax on wages earned in Colorado. Your spouse files Colorado Form DR 1059 with their employer to claim the exemption. This is not automatic — your spouse must actively file the form each year. For more information, visit the Colorado Department of Revenue’s military tax page.

Homeowner’s Insurance Near Buckley Space Force Base

Here’s the Colorado reality that catches out-of-state buyers off guard: hail. Colorado — and specifically the Denver metro — experiences more hail damage than almost anywhere in the country. The Front Range gets hit regularly, and your homeowner’s insurance reflects it. Hail coverage accounts for 26–54% of homeowner insurance premiums in the Aurora metro area.

Average annual homeowner’s insurance cost near Buckley: $3,200–$5,200 per year, depending on your home’s age, construction type, roof material, and deductibles. That’s approximately $265–$435 per month in your escrow. Impact-resistant roofing (Class 4 shingles) can qualify you for an 8–15% insurance discount — worth asking your builder about on new construction and your insurance agent about on resale.

Wildfire risk in the Aurora and Centennial metro is relatively low — this is plains territory, not foothills. However, if you’re buying in Parker near open space corridors or in any foothill-adjacent area, wildfire risk increases and should be factored into your insurance quote. USAA and Armed Forces Insurance (AFI) are popular with military families in this market and often offer military service discounts.

Flood risk in most Aurora neighborhoods is low. However, properties near Cherry Creek, Toll Gate Creek, or any drainage basin should be checked against the FEMA Flood Map Service Center before closing.

Frequently Asked Questions: Buying Near Buckley Space Force Base

Can I use my VA loan to buy near Buckley Space Force Base?

Yes. Your VA home loan entitlement works for homes in the Buckley market. VA loans carry no down payment requirement, no private mortgage insurance (PMI), and no prepayment penalty. You pay a VA funding fee — typically 2.15% of the loan amount for first-time use, lower or waived entirely if you have a service-connected disability rating. Work with a VA-experienced lender who understands how your BAH counts as qualifying income on your loan application.

What are the exact 2026 BAH rates for Buckley Space Force Base?

Buckley falls under the Denver, CO Military Housing Area (CO045). Rates for 2026 include: E-1 through E-4 with dependents at $2,556/month; E-5 with dependents at $2,841; E-6 at $3,063; E-7 at $3,114; O-3 at $3,207; O-5 at $3,588. Rates decreased approximately 1.1% from 2025, but Buckley still holds the highest BAH of any Space Force installation. Always verify your exact rate using the official DoD BAH calculator with your duty station ZIP (80011) and dependency status.

Which gate should I use at Buckley, and when are the gates open?

Buckley has two operational gates. The Mississippi Gate is open 24/7 and serves as the primary entrance for shift workers, late nights, and early mornings. The 6th Avenue Gate is open Monday–Friday 0500–1800, weekends and holidays 0500–1700. The Visitor Control Center is located at the 6th Avenue Gate. The Telluride Gate is currently closed. For gate questions, call (720) 847-9381. Large vehicles with company logos must use the 6th Avenue Large Vehicle Inspection Point during its operating hours.

What is the median home price near Buckley Space Force Base?

Prices vary significantly by neighborhood. Aurora near the base ranges from $380K–$490K. Lowry and Green Valley Ranch run $430K–$560K. Southeast Aurora with Cherry Creek School District access runs $520K–$700K. Centennial averages $580K–$700K. Parker runs $620K–$730K. New construction in the Aurora Highlands master plan starts from around $415K for smaller townhome-style plans and climbs to $650K+ for larger single-family homes.

What are property taxes like in Arapahoe County?

The effective property tax rate in Arapahoe County is approximately 0.52% of market value, but your individual bill depends on which taxing districts serve your specific address. For a $450K home, expect roughly $2,100–$2,800 per year ($175–$235/month). Note that 2026 property tax bills are running 20–40% higher than two years ago as temporary state discounts expired. Always ask your lender for a specific tax estimate on any property you’re considering. Disabled veterans with a 100% permanent rating qualify for a 50% exemption on the first $200,000 of actual value — apply through the Arapahoe County Assessor’s Office between January 1 and July 1.

How much does homeowner’s insurance cost near Buckley?

Expect $3,200–$5,200 per year ($265–$435/month) for typical homeowner’s insurance near Buckley. Hail is the primary driver — the Denver Front Range is one of the most active hail corridors in the country, and hail coverage accounts for 26–54% of your premium. Impact-resistant roofing can reduce your premium by 8–15%. USAA and Armed Forces Insurance are popular with military families in this market. Wildfire risk is low in the Aurora and Centennial metro areas.

Should I buy or wait for on-base housing at Buckley?

If you’re staying 4+ years, buying is almost always the better financial move. VA loans eliminate the down payment barrier, and equity builds from day one. If it’s 2–3 years, renting is closer to a wash. On-base housing waitlists typically run 12–24 months by rank and family size. Contact the Housing Management Office at (720) 847-5815 as soon as you have orders to understand realistic timelines before deciding.

What new construction is actively selling near Buckley?

Multiple builders are active in the Aurora metro. Buckley Yard by Richmond American (80017) starts from the $444K range — one of the closest new communities to the base. The Aurora Highlands master plan (80019) includes Taylor Morrison, Richmond American, Tri Pointe, Risewell, and Century Communities, with prices from $415K to $650K+. Painted Prairie (80019) has McStain Neighborhoods, Pulte, Century Communities, and Tri Pointe Homes from the $449K–$499K range. Murphy Creek by Meritage (80018) starts from $524K. Check with individual builder sales offices for current pricing and availability, as inventory moves quickly.

What school districts serve Buckley Space Force Base?

Your school district depends entirely on your off-base address, not the base itself. Aurora Public Schools (APS) serves most addresses close to base. Cherry Creek School District — consistently among Colorado’s top-rated — serves southeast Aurora zip codes including parts of 80015, 80016, and 80018. Douglas County Schools serves Parker. Denver Public Schools serves Lowry and some Green Valley Ranch addresses. The Buckley School Liaison Program at (720) 847-6694 can help you understand exactly which school a specific address feeds before you make an offer.

Does Colorado tax my military pay?

Only if Colorado is your state of legal residence. If you’re stationed at Buckley but maintain legal residency in another state, your military pay is taxable only by your home state. Colorado has a flat 4.4% income tax rate. Military retirement pay has partial exemptions: under age 55, up to $15,000 is deductible; ages 55–64, up to $20,000; age 65+, up to $24,000. Military spouses who are nonresident and moved to Colorado solely to accompany you are exempt from Colorado income tax on wages earned here — they file Form DR 1059 with their employer annually to claim the exemption.

What happens to my home if I get new orders before I expected?

You have options. You can sell — in a seller’s market like Aurora, you may have equity to capture, depending on when you bought and how much the market has moved. You can rent it out, which turns your VA loan purchase into an income property. Many Buckley families who bought in aurora have successfully rented their homes during subsequent tours and returned to a paid-down asset. Work with a property manager familiar with the Arapahoe County market and understand landlord-tenant laws before committing to the rental path.

Planning Your PCS to Buckley Space Force Base

These resources will help you navigate your move and your purchase:

• VA Home Loan: Everything You Need to Know — Full guide to VA loan mechanics, funding fees, and eligibility
• 2026 BAH Rates by Location — Full national BAH breakdown by MHA
• BAH Calculator — Plug in your rank and location for your exact rate
• Buckley Space Force Base PCS Guide — Full installation guide: housing, schools, medical, gate hours, community resources
• Start Your Free PCS Plan — Work with local experts who know the Buckley market
• DITY Moves: Do It Yourself and Get Paid — Full PPM guide with 2026 reimbursement rates
• 2026 Military Pay Charts — Verify your exact base pay by grade
• PCS Binder and Checklist — Stay organized through every stage of the move
• PCS and Taxes: What You Can Write Off — Deductions for your military move expenses
• Find Your Base — Full directory of military base guides across the country

Key Takeaways

• Your BAH is the highest of any Space Force installation. Even after the 1.1% decrease from 2025, the Denver-Aurora MHA gives you real purchasing power. E-5 with dependents at $2,841 can reach the $380K–$430K range with a zero-down VA loan. O-3 and above have access to the full Aurora market.
• Aurora near the base is where the math works for most buyers. The $380K–$490K range, 5–15 minute drive to the Mississippi Gate, and an improving school landscape make close-in Aurora the default choice for junior and mid-grade families.
• Know your gate before you pick your neighborhood. Mississippi Gate is 24/7. The 6th Avenue Gate is M–F 0500–1800, weekends 0500–1700. Telluride Gate is closed. Shift workers need Mississippi Gate access — factor that into every commute estimate.
• Cherry Creek School District is in southeast Aurora, not central Denver. You don’t need to live in the Cherry Creek neighborhood to access Cherry Creek schools. Zip codes 80015, 80016, and parts of 80018 in Aurora feed Cherry Creek SD — and prices there are meaningfully lower than the Denver equivalent.
• New construction is extensive and actively selling. Aurora Highlands, Painted Prairie, Murphy Creek, Windler, Green Valley Ranch, and Buckley Yard all have active phases from multiple builders. Prices start from around $415K and run to $650K+ depending on builder and floor plan.
• Property taxes are climbing. 2026 brought a 20–40% increase for many Arapahoe County homeowners as temporary discounts expired. The effective rate is approximately 0.52%, but your individual bill depends on your specific taxing districts. Always get a tax estimate for any specific property — don’t rely on averages. Disabled veterans with a 100% permanent rating qualify for a 50% exemption on the first $200,000 of value.
• Hail is the insurance wildcard. Budget $3,200–$5,200 per year for homeowner’s insurance. Impact-resistant roofing saves money. USAA and Armed Forces Insurance offer military-specific discounts worth exploring.
• Military spouses may be exempt from Colorado income tax. If your spouse is a nonresident who moved to Colorado solely to accompany you on orders, they file Form DR 1059 with their employer to claim the exemption. It’s not automatic — file it every year.
• Your VA loan is your superpower. Zero down, no PMI, and BAH counts as qualifying income. Use it.