TL;DR: If you have orders to Naval Submarine Base Kings Bay, this guide covers BAH purchasing power by pay grade, the four neighborhoods military families choose most, and what the Camden County market actually costs after taxes, insurance, and flood risk. 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 Kings Bay market is a balanced-to-competitive one, where homes in the $280,000–$380,000 range move reasonably quickly and BAH covers a solid purchase for most E-5s and above with dependents. However, the gap between what your BAH allows and what you actually pay depends heavily on which gate you use and whether you’re buying in St. Marys, Kingsland, or one of the new construction communities along the St. Marys River. Flood risk is also a real factor here — approximately 35% of Camden County residents live within the FEMA 100-year floodplain, which affects both your insurance costs and your lending requirements. Before you start touring houses, the fastest way to get oriented is a free VA Home Loan Snapshot — it’s a personalized report built around your BAH and the Kings Bay market, takes 60 seconds, and requires no credit pull. Then use this guide to choose your neighborhood.
Your BAH at Naval Submarine Base Kings Bay
Kings Bay falls under the Kings Bay/Brunswick Military Housing Area (MHA code GA074). BAH for 2026 decreased slightly from 2025 — down about 2.1% — which is unusual and worth knowing before you budget. Service members with dependents receive roughly 11.7% more BAH than those without dependents. The table below covers the pay grades most relevant to home buying at Kings Bay.
| Pay Grade | With Dependents | Without Dependents |
|---|---|---|
| E-4 | $2,016 | $1,656 |
| E-5 | $2,133 | $1,806 |
| E-6 | $2,157 | $1,905 |
| E-7 | $2,250 | $2,019 |
| E-8 | $2,352 | $2,145 |
| E-9 | $2,499 | $2,151 |
| O-3 | $2,418 | $2,157 |
| O-4 | $2,706 | $2,247 |
| O-5 | $2,916 | $2,304 |
Data last verified: April 2026. Confirm current figures with your local market expert or the DoD BAH Calculator.
At current prices in the $280,000–$380,000 range, most E-5s and above with dependents find their BAH supports an entry-level to mid-range home in Kingsland or St. Marys — particularly with no VA down payment requirement. The math shifts notably once you factor in Camden County’s property tax rate and mandatory flood insurance on some properties. Not sure how far your BAH actually stretches near Kings Bay? Your free VA Home Loan Snapshot runs the real numbers at current rates — no credit pull, no obligation, takes 60 seconds.
Kings Bay Market Snapshot
| Area | Median Price Range | Days on Market | Market Type |
|---|---|---|---|
| Kingsland (established neighborhoods) | $240,000–$320,000 | 30–60 days | Balanced |
| St. Marys | $290,000–$380,000 | 25–50 days | Balanced/Competitive |
| Northshore (new construction, Kingsland) | $300,000–$500,000+ | Build time varies | Active/Seller’s |
| Woodbine/Rural Camden | $200,000–$280,000 | 45–75 days | Buyer’s |
Data last verified: April 2026. Confirm current figures with your local market expert.
Not sure which area fits your BAH and your gate? Our local market experts know this market from every angle. Start your free PCS Plan →
Gates at Naval Submarine Base Kings Bay
Kings Bay has five gates, but only a few matter for your daily commute. Knowing which gate serves your neighborhood is one of the most important things you can learn before you buy.
- Stimson Gate (Main Gate) — Open 0500–1830 Monday–Thursday; opens 0500 Friday and stays open 24/7 through the weekend. This is where the Visitor Control Center (VCC) is located. Most St. Marys and Kingsland neighborhoods route through here. Commute: 5–20 minutes depending on location.
- Franklin Gate — Open 24/7 Monday–Thursday and 0500–1800 Friday; closed weekends and holidays. Open to military and official personnel only. Serves communities approaching via Hwy 40 from I-95. Commute: 5–15 minutes from most Kingsland neighborhoods.
- Madison Gate — Open 24/7. Military and official personnel only.
- Jackson Gate — Open 24/7. This is the most flexible gate for off-hours access.
- St. Marys Gate — Closed until further notice.
The practical reality: if you have a Monday–Friday schedule, the Franklin Gate via Hwy 40 from I-95 Exit 3 is your fastest daytime option from Kingsland. Weekend and evening access routes through Stimson or Jackson. Verify current hours at the official NSB Kings Bay gate hours page before buying — hours do change.
Neighborhood Breakdown
Kingsland — Best Value, Fastest Commute
Best for: E-4 through E-7 buyers, first-time VA buyers, families who want established neighborhoods with larger yards and lower price points.
- Median price range: $240,000–$320,000
- Commute: 5–15 minutes to Franklin Gate via Hwy 40
- School district: Camden County School District
Kingsland is where most junior enlisted families land, and for good reason. Your BAH stretches furthest here. Lot sizes tend to be generous, the neighborhoods are established, and you won’t be competing against 10 offers on most listings. The “City of Royal Treatment” has a tight-knit feel — this is a community that has grown up around Kings Bay and knows how to take care of military families.
The honest caveat: some older neighborhoods in Kingsland have dated construction and may need immediate HVAC or roof work. Always get an inspection. Additionally, Camden County announced a property tax rate increase approaching the 2026 tax year, so budget accordingly. Kingsland’s effective tax rate is currently around 1.20% — one of the higher rates in Georgia.
On-base housing near Kingsland
On-base housing at Kings Bay is managed by Balfour Beatty Communities. The Housing Office is located at Building 180 and can be reached at (912) 573-2056. Contact them early — waitlists exist, particularly for larger homes. On-base housing provides the advantage of eliminating your commute entirely, though BAH is paid directly to the housing provider.
Off-base neighborhoods in Kingsland
The Lakes neighborhood is a popular choice for military families, offering larger lots and access to interior lakes. Brookshire Green is an active new construction community by Maronda Homes offering modern builds in the $240,000–$320,000 range. Laurel Island Plantation is the area’s luxury golf community, pulling in mostly O-5 and O-6 buyers. For most enlisted families, the established subdivisions off Boone Street and E King Avenue hit the sweet spot for BAH coverage and commute time.
St. Marys — Coastal Charm, Historic Character
Best for: E-6 and above, O-3 through O-5, families who want coastal living and don’t mind slightly longer commutes on deployment-free days.
- Median price range: $290,000–$380,000
- Commute: 5–20 minutes to Stimson Gate
- School district: Camden County School District
St. Marys is the charming, historic town directly adjacent to the base. Walk to the waterfront, catch the ferry to Cumberland Island National Seashore, grab dinner on the river — this is the postcard version of coastal Georgia living. It also tends to carry a price premium over Kingsland, particularly for anything near the waterfront or with river access.
Flood risk is notably higher in St. Marys than in Kingsland. The city sits directly along the St. Marys River, and portions of the historic district and waterfront neighborhoods carry significant flood designations. St. Marys had over 1,744 active flood insurance policies — check the FEMA Flood Map Service Center before making an offer on any St. Marys property. Separate flood insurance is required for properties in designated floodplains and is not included in standard homeowner’s policies.
On-base housing near St. Marys
St. Marys is the closest civilian community to the base’s main entrance. Stimson Gate access is direct and relatively quick. Navy Lodge Kings Bay at 1290 USS Jackson is available for families in PCS transit and can be reached at (912) 319-5919.
Off-base neighborhoods in St. Marys
The historic district carries the most character but also the most flood risk. Mid-century and newer neighborhoods further from the river offer better flood profiles while maintaining proximity to base. New construction through Maronda Homes at Northshore (off I-95 Hwy 40) is technically addressed as St. Marys (ZIP 31558) while sitting in a more elevated position — worth exploring if you want a new build without Kingsland’s full price range.
Northshore on the St. Marys River — New Construction, Gated Community
Best for: O-3 through O-5 buyers, E-8 and E-9, families who want a new build with resort-style amenities and are willing to trade a slightly longer commute for that lifestyle.
- Price range: $300,000–$500,000+
- Commute: 25–35 minutes to Stimson Gate or Franklin Gate
- School district: Camden County School District
Northshore on the St. Marys River is the area’s marquee new construction community, spanning 750 acres with 4,000 feet of river frontage. Three builders are actively selling here: Smith Family Homes (The Lakes neighborhood, Georgian Collection plans from 1,565–4,155 sq ft), Maronda Homes (The Village neighborhood, entry from under $300k), and Century Communities (The Estates and The River neighborhoods, estate-sized homesites). The community features a boat ramp, fishing pier, community dock, sports courts, and hiking trails.
The commute is the honest tradeoff. Northshore sits off I-95 via Hwy 40, putting you roughly 25 minutes from base under normal conditions. That’s manageable — but submarine schedules don’t run on normal conditions. On days when your sailor is headed in at 0400 for a deployment departure, that drive matters. Families consistently rate the quality of life here as exceptional; just factor the commute into your decision.
On-base housing near Northshore
Northshore residents are off-base by definition, but the community was built with Kings Bay families in mind. The drive along Hwy 40 is straightforward and well-maintained.
Off-base neighborhoods in Northshore
Smith Family Homes’ Georgian Collection offers the most customization. Century Communities’ options run more toward move-in-ready inventory homes. Maronda Homes’ Village neighborhood offers the most accessible price point in the development. All carry builder warranties, which is a meaningful advantage over older Kingsland resale stock.
Woodbine and Rural Camden County — Affordable, Quiet, Farther Out
Best for: Buyers prioritizing land and space over commute, families with remote-work flexibility, E-4 and below who want to maximize square footage per dollar.
- Median price range: $200,000–$280,000
- Commute: 30–45 minutes to Stimson or Franklin Gate
- School district: Camden County School District
Woodbine is the county seat of Camden County — quieter, more rural, and meaningfully more affordable than St. Marys or Kingsland. Woodbine Opry draws locals every Friday night for bluegrass and gospel, which tells you something about the character of this community. Lot sizes here run large and the market is decidedly a buyer’s market. Furthermore, rural Camden County can offer more house for less money than anywhere else near Kings Bay.
The commute is the limiting factor. Thirty to forty-five minutes each way adds up on a long duty day, and submarine schedules routinely produce 0-dark-thirty departures. Most families who choose Woodbine are doing so because they have a specific need for space, acreage, or agricultural use — not because of commute convenience.
On-base housing near Woodbine
Woodbine residents are fully off-base. There is no meaningful on-base housing alternative for families living this far out.
Off-base neighborhoods in Woodbine
The market here is primarily resale single-family homes and rural properties. New construction activity is limited compared to Kingsland and Northshore. Inspect carefully for older septic systems and well infrastructure, which are common in this part of Camden County.
On-Base Housing vs. Buying: The Kings Bay Decision
On-base housing at Kings Bay is managed by Balfour Beatty Communities and offers a genuine alternative to buying — particularly for families on shorter tours or those facing the stress of a first PCS. Your entire BAH goes toward housing, there are no property tax obligations, and the maintenance burden disappears. The tradeoff is that you build no equity during the tour and your housing options are limited to available inventory.
Buying makes sense when you have reasonable confidence in staying 3+ years, when the local market supports VA loan purchasing power, and when you’re comfortable managing flood zone considerations during your tour. Camden County’s market has been relatively stable, which limits downside risk compared to more volatile metro markets. Additionally, Georgia’s disabled veteran property tax exemption (currently up to $121,812 off assessed value for qualifying veterans) can make ownership meaningfully more affordable for those who qualify.
For most E-5 through O-4 buyers staying a standard tour, Kings Bay is a reasonable buy market. Reach out to the NSB Kings Bay Housing Office to understand on-base waitlists before assuming availability.
What Military Buyers Need to Know About Kings Bay
Submarine schedules are different
Kings Bay is home to Ohio-class ballistic and guided missile submarines. Deployments are long, unexpected, and operationally sensitive. When your sailor is underway, your family needs a home and community that functions independently. Many spouses specifically recommend choosing neighborhoods with strong connections to other military families — both Kingsland and St. Marys have deep military spouse networks. The PCS Pay It Forward® Facebook group for Kings Bay can connect you with families who have already navigated this market. Join the Kings Bay PCS Pay It Forward® group here.
Flood insurance is not optional in many neighborhoods
Approximately 35% of Camden County residents live within FEMA’s 100-year floodplain. Properties in designated flood zones require separate flood insurance — your standard homeowner’s policy does not cover rising water. Camden County participates in FEMA’s Community Rating System at a Class 6 rating, which provides a 20% discount on flood insurance premiums for unincorporated county residents. Before making an offer, run the address through the FEMA Flood Map Service Center. Budget $400–$900+ annually for separate flood coverage depending on your zone designation and property elevation.
Jacksonville extends your options significantly
Kings Bay sits about 38 miles from Jacksonville, FL. Many military families — particularly those with medical needs through Naval Hospital Jacksonville or families seeking employment in a larger metro — end up considering Nassau County, FL, communities like Fernandina Beach (Amelia Island) or Yulee. These areas fall outside Georgia’s BAH MHA but offer coastal living with a 40–50 minute commute to base. The tradeoff is that Florida properties sit in a completely different insurance environment (higher hurricane and flood exposure) and don’t benefit from Georgia’s veteran tax programs. Talk to your lender about which state’s VA loan benefits apply to your specific situation.
Camden County Schools serve everyone in the county
All military families in the county — whether in St. Marys, Kingsland, Woodbine, or Northshore — are served by the Camden County School District. Camden County High School is the single high school serving the county. School liaison contacts are available through the base at (912) 573-4251.
The Real Cost of Buying Near Kings Bay: Taxes, Insurance, and What Your BAH Actually Covers
Property taxes in Camden County
Camden County’s effective property tax rate currently sits around 1.20% — higher than Georgia’s state average of 1.00% and meaningfully higher than the national median of 1.02%. In 2025, the county commissioners moved to increase the millage rate by approximately 18.2% above rollback to fund a new Public Safety Complex. That increase took effect in the 2025–2026 tax cycle. The practical impact: on a home in the $300,000–$350,000 range, annual property taxes currently run approximately $3,600–$4,200, or $300–$350/month. Homes inside St. Marys city limits carry an additional municipal millage layer on top of the county rate.
Georgia assesses property taxes at 40% of fair market value, so your assessed value will be lower than your purchase price. The Camden County Tax Commissioner’s office can be reached at 912-576-3248.
Disabled veteran property tax exemption
Qualifying disabled veterans who are Georgia residents can receive a homestead property tax exemption of up to $121,812 off their property’s assessed value (indexed figure for 2025 — verify the current amount with the Georgia Department of Veterans Service). This exemption applies to state, county, municipal, and school ad valorem taxes and can significantly reduce your annual tax bill. Apply through your county tax assessor’s office by April 1st of the tax year you’re seeking the exemption. Surviving spouses of qualifying veterans are also eligible.
Georgia income tax and military pay
Georgia does tax active-duty military pay for Georgia residents — this is an important distinction from states like Florida and Tennessee where there is no income tax. If you are a nonresident of Georgia stationed at Kings Bay, your military pay is not taxable to Georgia. If you establish Georgia residency, your active-duty pay becomes taxable at Georgia’s state income tax rates. Many Kings Bay sailors maintain domicile in a no-income-tax state (Florida is the most common choice given proximity) to preserve that advantage. Military spouses whose home state is the same as the service member’s home state also benefit from the Military Spouses Residency Relief Act protections. Consult a military tax professional before changing your state of domicile.
Separately, effective with the 2026 tax year, Georgia now provides a full exemption on military retirement pay up to $65,000 for retirees of any age — a significant improvement from prior years.
Homeowner’s insurance
Standard homeowner’s insurance in Camden County typically runs $1,800–$3,000 annually for homes in the $280,000–$380,000 range — roughly $150–$250/month. However, this figure does not include flood coverage, which is a separate policy. For properties in designated flood zones, add $400–$900+ annually depending on your property’s flood zone designation, elevation certificate status, and coverage level. Camden County’s Class 6 Community Rating System rating provides a 20% discount on NFIP flood insurance premiums for unincorporated county residents.
Coastal Georgia also sits in a region that can receive direct or indirect hurricane impacts. Verify that your policy covers wind and storm damage explicitly. USAA and Armed Forces Insurance (AFI) are consistently recommended for military families and both have experience with coastal Georgia properties.
Most online calculators show you principal and interest. Your free VA Home Loan Snapshot factors in Camden 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 →
New Construction Near Kings Bay
Several active new construction communities are currently selling near Kings Bay. Builder warranties and modern structural codes are meaningful advantages over older resale stock in a coastal market where HVAC systems and roofs are stressed by heat and humidity.
- Northshore on the St. Marys River (Kingsland, 31548) — Three active builders: Smith Family Homes, Maronda Homes, Century Communities. Gated master-planned community with riverfront amenities. Homes from under $300k to $500,000+.
- Brookshire Green (Kingsland) — Maronda Homes. More affordable entry point in established Kingsland. Modern open floor plans, proximity to Publix, Starbucks, and Boone Street retail corridor. Starting in the $240,000s.
- Landmark 24 Homes (Kingsland area) — Active builder in the coastal Georgia market with communities near Kings Bay. Coastal-inspired designs with family-friendly layouts.
New construction in this market is moving — verify available inventory and build times directly with builder sales agents before making decisions. VA loans are generally accepted by all three Northshore builders, though each has their own preferred lender programs that may or may not compete with your VA Snapshot terms.
Planning Your PCS Move to Kings Bay
The Kings Bay area is manageable to research from a distance, but nothing replaces boots-on-the-ground intel from families already there. Use these resources to get your bearings before you commit to a neighborhood:
- Kings Bay base guide on PCS Pay It Forward® — covers the installation itself
- VA home loan guide — understand your benefit before you talk to anyone
- 2026 BAH rates guide — full breakdown of how BAH is calculated
- BAH calculator — run your specific numbers
- Start your free PCS Plan — connect with a local expert who knows this market
- DITY/PPM move guide — before you pack the truck
- PCS binder and checklist — keep your paperwork organized
- Find your base directory
- 2026 military pay charts
- PCS tax write-offs — don’t leave money on the table at tax time
Additional authoritative resources:
- Official NSB Kings Bay website
- DoD BAH Calculator
- Georgia Department of Veterans Service — Disabled Veteran Homestead Exemption
- FEMA Flood Map Service Center
- TRICARE South Region
- Camden County School District
Frequently Asked Questions
What is the BAH rate for Kings Bay in 2026?
Kings Bay falls under the Kings Bay/Brunswick MHA (GA074). For 2026, BAH decreased by approximately 2.1% from 2025. An E-5 with dependents receives $2,133/month. An O-3 with dependents receives $2,418/month. An O-5 with dependents receives $2,916/month. Confirm your specific rate using the DoD BAH Calculator.
What neighborhoods do military families choose near Kings Bay?
The four most common choices are Kingsland (best value, fastest commute via Franklin Gate), St. Marys (coastal character, adjacent to base’s Stimson Gate), Northshore on the St. Marys River (new construction, gated, premium amenities), and Woodbine/rural Camden County (affordable, more land, longer commute). Most junior enlisted families land in Kingsland. Senior enlisted and officer families split between St. Marys and Northshore.
How long is the commute from Kingsland to Kings Bay?
From most Kingsland neighborhoods via Hwy 40 to the Franklin Gate, the commute runs 5–15 minutes under normal conditions. The Franklin Gate is open 24/7 Monday–Thursday and is the most convenient daytime access point from Kingsland. Stimson Gate adds slightly more distance but offers 24/7 weekend access.
What are the gates at Naval Submarine Base Kings Bay?
Kings Bay has five gates: Stimson Gate (Main, has VCC, open weekdays 0500–1830 and 24/7 weekends), Franklin Gate (24/7 Mon–Thu, closes weekends, military/official only), Madison Gate (24/7, military/official only), Jackson Gate (24/7), and St. Marys Gate (currently closed). Most families use Stimson or Franklin for daily access. Verify current hours on the official NSB Kings Bay website before relying on gate schedules.
Is flood insurance required near Kings Bay?
It depends on the specific property. Approximately 35% of Camden County residents live in FEMA’s 100-year floodplain. Properties within designated flood zones require separate flood insurance if you have a federally backed mortgage — including a VA loan. Standard homeowner’s insurance does not cover flood damage. Check any property’s flood zone status at the FEMA Flood Map Service Center before making an offer. Budget $400–$900+ annually for flood coverage if required.
Does Georgia tax military pay?
Georgia taxes active-duty military pay for Georgia residents. If you maintain domicile in another state (many Kings Bay sailors keep Florida residency), your military pay is not taxable to Georgia. Nonresident service members stationed in Georgia are not required to file a Georgia return for their military income alone. Consult a military tax professional before changing your state of domicile, as the decision has long-term financial implications beyond just income tax.
What is the property tax rate in Camden County?
Camden County’s effective property tax rate is approximately 1.20%. The county adopted a millage rate increase in 2025 of approximately 18.2% above rollback to fund public safety infrastructure. On a home in the $300,000–$350,000 range, expect annual taxes of roughly $3,600–$4,200. Properties inside city limits (St. Marys, Kingsland, Woodbine) carry additional municipal millage. Georgia assesses at 40% of fair market value, so your taxable assessed value will be lower than your purchase price.
Is there a veteran property tax exemption in Georgia?
Yes. Qualifying disabled veterans who are Georgia residents and occupy their home as a primary residence can receive a homestead exemption of up to $121,812 off the property’s assessed value (2025 indexed figure — verify the current amount). This applies to state, county, municipal, and school taxes. Apply through the Camden County tax assessor’s office by April 1st of the year you’re seeking the exemption. Surviving spouses of qualifying veterans are also eligible.
Is new construction available near Kings Bay?
Yes. The most active new construction community is Northshore on the St. Marys River in Kingsland, with three builders (Smith Family Homes, Maronda Homes, Century Communities) actively selling homes from under $300,000 to $500,000+. Maronda Homes also has Brookshire Green in established Kingsland starting in the $240,000s. New builds offer builder warranties and modern construction standards — meaningful advantages in a coastal market where older homes face humidity and weather stress.
How far is Kings Bay from Jacksonville, Florida?
NSB Kings Bay is approximately 38 miles from Jacksonville International Airport and roughly 30 miles from downtown Jacksonville. Some military families — particularly those needing access to Naval Hospital Jacksonville or seeking employment in a larger metro area — live in Nassau County, FL communities like Fernandina Beach or Yulee and commute to base. Florida properties involve different tax and insurance considerations, and you’d need to factor in toll costs and commute time carefully before choosing that option.
What schools serve military families near Kings Bay?
All civilian communities around Kings Bay — St. Marys, Kingsland, Woodbine, and Northshore — are served by the Camden County School District. Camden County High School is the single high school serving the county. The school liaison office at Kings Bay can be reached through the base at (912) 573-4251.
What should I do first when I get PCS orders to Kings Bay?
Contact the Kings Bay Housing Office at (912) 573-2056 to understand on-base housing waitlists and availability. Simultaneously, start your free VA Home Loan Snapshot to understand your purchasing power before touring homes. Check the FEMA Flood Map Service Center for any property you’re seriously considering. And connect with the Kings Bay PCS Pay It Forward® community to get real-world intel from families already stationed there.
Key Takeaways
- BAH slightly decreased in 2026 — Kings Bay BAH dropped approximately 2.1% from 2025. Factor this into your budget before assuming last year’s numbers still apply.
- Kingsland is the best-value commute option — Franklin Gate access runs 5–15 minutes from most Kingsland neighborhoods. E-5 with dependents BAH ($2,133) covers entry-level homes here at current VA loan rates.
- Flood risk is a real cost at Kings Bay — Approximately 35% of Camden County residents live in the FEMA 100-year floodplain. Check flood zone status before every offer and budget for separate flood insurance if required.
- Property taxes rose significantly — Camden County implemented an ~18% millage rate increase in 2025. Budget approximately $3,600–$4,200/year on a $300,000–$350,000 home.
- Disabled veterans save significantly — The Georgia homestead exemption for qualifying disabled veterans is currently up to $121,812 off assessed value. Apply by April 1st through the Camden County tax assessor.
- Georgia taxes military pay for residents — Many Kings Bay sailors maintain out-of-state domicile (often Florida) to avoid Georgia income tax on active-duty pay. Consult a military tax professional before changing your state of domicile.
- Northshore is active and worth a look — Three builders are actively selling in Northshore on the St. Marys River. New construction from under $300k to $500k+. The commute is 25–35 minutes to base — manageable but worth factoring into your decision.
- Get your Snapshot first — Your free VA Home Loan Snapshot accounts for Camden County taxes and typical insurance costs, not just principal and interest. Run it before you tour a single home.
