BAH Calculator 2026: Basic Allowance for Housing by Location

Rates shown are official 2026 DoD BAH data effective January 1, 2026. Always verify before signing a lease or making an offer. Source: Defense Travel Management Office (DTMO).

What Changed for 2026

The Department of Defense released the 2026 BAH rates on December 11, 2025, effective January 1, 2026. Here are the headline numbers.

• Average nationwide increase: 4.2% across all pay grades and dependency statuses
• Total BAH outlay: $29.9 billion paid to roughly one million service members
• 299 Military Housing Areas (MHAs) — your rate follows the MHA tied to your duty station ZIP, not your home address
• Coverage target: approximately 95% of local housing costs, so some out-of-pocket expense is normal in most markets
• Rate protection: if your MHA decreased in 2026, you keep your 2025 rate, provided you did not PCS, get demoted, or change dependency status

Biggest Movers in 2026

• Outer Banks, NC — highest increase with dependents: +14.46%
• Birmingham, AL — highest increase without dependents: +14.28%
• Holloman AFB / Alamogordo, NM — +11.9%
• Scott AFB / Metro East, IL — +5.9%
• SUBASE New London, Fort Carson, and Colorado Springs — +5.4% each
• Austin, TX — biggest decrease with dependents: -6.19%, though rate protection applies to members already stationed there
• Buckley SFB / Denver-Aurora MHA — -1.1%

Curious how the DoD landed on those numbers? Our 2026 BAH rates guide walks through the full pay-grade tables and the rent data behind each MHA. For your own rate, though, the calculator above is faster.

How BAH Is Calculated

BAH is a tax-free monthly payment that offsets off-base housing costs when government quarters are not provided. Three factors set your rate: pay grade, dependency status, and your duty station’s Military Housing Area.

Pay Grade

Higher-ranking service members receive more BAH. An O-3 at the same installation typically draws 35 to 60% more than an E-5. Specifically, the DoD benchmarks each pay grade against what civilians at comparable income levels rent locally.

Dependency Status

Service members with dependents receive higher BAH, typically 15 to 25% above the without-dependents rate. Notably, the rate stays identical whether you have one dependent or five. Only two tiers exist: with dependents and without.

Military Housing Area (MHA)

Each year the DoD collects rental cost data from over 300 MHAs, including median rents and utilities. However, the 4.2% national average hides enormous variation. Individual MHAs ranged from -6.19% to +14.46% this year.

The 95% Coverage Rule

BAH is set to cover roughly 95% of median local housing costs, not 100%. Therefore the DoD expects about a 5% out-of-pocket contribution in most markets. In high-cost areas like Hawaii or San Diego, that gap is real money. Conversely, in lower-cost markets many families find BAH covers everything with room to spare.

How BAH Works With the GI Bill

GI Bill recipients receive a Monthly Housing Allowance instead. That amount is based on your school’s ZIP code, always at the E-5 with-dependents benchmark. Additionally, you must be enrolled at least 50.1% full-time to qualify. Active-duty members living on base while using the GI Bill receive BAH, but not both allowances at once.

Why Tax-Free Matters More Than You Think

BAH is excluded from federal, state, and FICA taxes. Furthermore, many VA lenders gross up non-taxable income by 25% when calculating qualifying income. Your buying power is therefore higher than your BAH figure alone suggests. Learn how BAH works with a VA Home Loan →

So what does that number actually buy near your next duty station?

Your free VA Home Loan Snapshot takes your BAH, your base, and your timeline and builds a personalized 10-page report. Affordability, six neighborhoods near your installation, and three ways to cover closing costs. A VA Home Loan Expert delivers it within 1 to 2 business days.

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Types of BAH — Which One Applies to You

Standard BAH

Most active-duty service members receive this locality-based allowance. You draw it whether you rent, own, or live in privatized military housing. In privatized housing, your BAH transfers directly to the housing provider as rent.

Dual Military BAH

When both spouses serve on active duty and live together, each receives the without-dependents rate. If the couple has qualifying dependents, one draws with-dependents and the other draws without. Meanwhile, couples stationed apart each receive BAH for their own duty station.

BAH Type II and Reserve Component BAH

Guard and reserve members activated for 30 days or fewer receive BAH Type II. This flat, non-locality rate sits well below standard BAH. However, reservists activated for more than 30 consecutive days receive standard active-duty BAH based on their home of record ZIP.

Pay Grade	2026 BAH Type II — With Dep	2026 BAH Type II — Without Dep
E-1 / E-2	$240.60	$175.80
E-3	$264.30	$199.80
E-4	$297.60	$199.80
E-5	$327.90	$219.90
E-6	$360.90	$253.50
E-7	$396.60	$287.40
E-8	$439.50	$319.80
E-9	$490.50	$358.80
O-1 / W-1	$369.60	$241.80
O-2 / W-2	$459.60	$309.30
O-3 / W-3	$522.60	$352.80
O-4 / W-4	$579.30	$393.30
O-5 / W-5	$636.60	$432.90
O-6	$697.80	$483.00
O-7	$756.60	$540.00

Source: DFAS, effective January 1, 2026. Data last verified: August 2026.

BAH Partial

Service members living in government quarters who are not entitled to full BAH receive BAH Partial. In 2026 that flat amount is $50.10 per month, regardless of pay grade or location.

BAH-Differential (BAH-Diff)

This applies to members in single-type quarters authorized BAH solely because they pay court-ordered child support. The amount equals the difference between with-dependents and without-dependents rates for that pay grade. Consult your finance office if this situation applies to you.

BAH Rate Protection — What It Covers and What It Doesn’t

The Rule

If rates drop in your MHA while you remain stationed there, your BAH does not decrease. You stay grandfathered at the higher rate, provided your pay grade and dependency status hold steady. All three conditions must stay the same.

Rate Protection Does Not Follow You When You PCS

When you report to a new duty station, you receive whatever the current 2026 rate is there. Consequently, what you drew before becomes irrelevant. Always recalculate using your gaining station in the calculator above before committing to any housing.

Promotions Always Work in Your Favor

A promotion never reduces your BAH. Instead, you receive whichever rate is higher: your current protected rate or the new pay grade’s rate.

Using Your BAH — Rent, Buy, or Live On Base

Renting Off Base

Renting offers the most flexibility, especially early in a tour. Remember that BAH is designed to cover rent plus utilities. Therefore a listing priced at your full BAH may still leave you short after electricity, gas, and internet.

Buying With Your VA Home Loan

Your VA Home Loan lets eligible service members buy with $0 down and no private mortgage insurance. Because BAH is tax-free, most lenders gross it up by 25% when calculating qualifying income. Your real purchase budget is therefore larger than your BAH figure alone suggests.

Still, a mortgage payment involves more than principal and interest. Property taxes, insurance, and HOA dues all land on top. We break that math down in Can I Afford a Home on My BAH?

Want the rent-versus-buy math for your specific market?

Most online calculators stop at principal and interest. Your free VA Home Loan Snapshot factors in local property taxes and typical insurance costs. The number you see reflects reality, not a calculator estimate.

No credit pull. No obligation. No spam.

Get Your Free Snapshot →

Living On Base

In privatized military housing, your BAH transfers straight to the housing provider. You never see it as cash. Additionally, waitlists fill months in advance at popular installations, so contact the housing office as soon as orders are cut.

BAH and Your PCS — What Happens During a Move

The Report Date Rule

You receive the rate in effect at your gaining duty station on your report date. That rate holds until January 1, 2027, unless your pay grade or dependency status changes.

The Transition Overlap

Your losing installation’s rate continues right up until your official report date at the gaining station. As a result, you stay protected during the in-transit window, when you may still owe rent or a mortgage at your old location.

TLE and BAH Run Simultaneously

Temporary Lodging Expense is entirely separate from BAH, and you draw both at once for up to 10 days. TLE covers actual lodging and meal costs while your housing allowance continues uninterrupted. Our PCS Toolkit breaks down every entitlement in detail.

How to Budget Before You Arrive

Run the calculator above with your gaining station before you research a single apartment. Your allowance follows your duty station, not your home address. Consequently, you can choose a lower-cost neighborhood nearby and keep the difference.

DITY and PPM Moves

A DITY move leaves your BAH completely untouched. Your move entitlement and your housing allowance are separate, parallel benefits. See our complete DITY/PPM guide for how the payout works.

PCS Tax Deductions That Work Alongside BAH

Some PCS-related expenses stay deductible even in years you receive BAH. Find out what qualifies in our PCS tax write-offs guide.

National averages only get you so far. Your base guide carries the neighborhood detail, the housing office contacts, and a link to that installation’s PCS Pay It Forward® group, where families living there right now can tell you what BAH really covers. Find your base guide →

Not sure whether to rent, buy, or go on base?

That decision depends on your market, your timeline, and your family, not on a national average. Start your free PCS Plan and we will match you with an ambassador who already knows your next duty station. Renters, buyers, and base-housing families all welcome.

Start Your Free PCS Plan© →

What Your BAH Number Doesn’t Cover

Your BAH is one line on your LES, and housing is one line in your budget. Three gaps catch families off guard during a PCS.

The Rest of Your Paycheck

BAH sits alongside base pay, BAS, and any special or incentive pays you draw. Consequently, your true monthly income only comes together when you look at all of it. Check current figures against the 2026 military pay charts.

The Move Itself

Housing allowance and travel entitlements follow separate rules on separate timelines. Notably, mileage, per diem, and dependent travel each reimburse on their own schedule. Our PCS mileage reimbursement guide covers current rates and how to file.

The First 30 Days

New arrivals routinely underestimate deposits, utility hookups, and furnishing a house before household goods land. Therefore, build a cushion above your BAH for month one. TLE helps, though only for ten days.

Frequently Asked Questions — 2026 BAH

What is BAH?

Basic Allowance for Housing is a tax-free monthly payment to active-duty service members to help cover housing costs when government quarters aren’t provided. The amount depends on your duty station location, pay grade, and whether you have dependents.

When did 2026 BAH rates take effect?

January 1, 2026. New arrivals at a duty station receive the 2026 table rate. Service members already stationed there are protected from decreases as long as their status hasn’t changed.

How much did BAH increase in 2026?

The national average increase is 4.2%. Individual rates vary by location — some areas saw increases above 14%, while a few areas like Austin, TX saw decreases. Use the calculator above to see your specific location.

Can my BAH go down?

Not while you remain at the same duty station with the same pay grade and dependency status, thanks to Individual Rate Protection. Your BAH can change if you PCS, get demoted, or your dependency status changes.

Is BAH taxable?

No. BAH is excluded from federal, state, and Social Security taxes. This makes every dollar of BAH worth more than a dollar of base pay when comparing total compensation.

Does BAH increase with more children?

No. BAH has only two tiers: with dependents and without dependents. Whether you have one child or five, the rate is the same.

Can I use BAH toward a mortgage?

Yes, and most VA lenders count BAH as qualifying income. Because it’s tax-free, many lenders gross up BAH by 25% when calculating your debt-to-income ratio. Your free VA Home Loan Snapshot shows what that means for your budget at your specific base.

What happens to BAH during a PCS?

Your BAH switches to the rate at your new duty station on your report date. Rate protection from your old location does not transfer. Use the calculator above with your gaining station before making any housing commitments.

What is the difference between BAH and OHA?

BAH is for stateside duty stations — a set monthly amount based on rank and location. OHA covers overseas stations and reimburses actual rent up to a cap, plus a utility allowance. Our BAH vs OHA guide explains how the two allowances differ in practice.

Do both members of a dual-military couple get BAH?

Yes. Each service member receives their own BAH. Without children, both receive the without-dependents rate. With children, one receives the with-dependents rate and the other receives without-dependents.

Does BAH apply to Guard and Reserve members?

Members activated for more than 30 days receive standard locality-based BAH. Those activated for 30 days or fewer receive BAH RC/T — a lower, non-locality rate. See the BAH Type II table above.

What if I live on base?

If you live in privatized on-post housing, your full BAH is paid directly to the housing management company. If you live in government barracks, you may receive Partial BAH ($50.10/month in 2026) if you’re single without dependents.

Key Takeaways

• 2026 BAH increased 4.2% on average nationwide — but your rate is set by your specific MHA, pay grade, and dependency status. Use the calculator above before you budget anything.
• Rate protection keeps your BAH stable at your current station if your MHA decreased. However, it resets the moment you PCS.
• BAH covers approximately 95% of local housing costs — budget for the gap, especially at junior enlisted grades in high-cost markets.
• During a PCS, BAH and TLE run simultaneously for up to 10 days. Additionally, BAH continues at your losing station rate right up to your report date.
• Dual military, Reserve, Partial, and BAH-Diff all follow separate rules — your finance office has the final word on non-standard situations.
• Your VA Home Loan plus BAH equals real buying power — $0 down, no PMI, and BAH grossed up by lenders. See the numbers for your base in your free VA Home Loan Snapshot.
• Still deciding between renting, buying, and base housing? Start your free PCS Plan© and get matched with an ambassador at your next installation.