Home › PCS › Joint Base Elmendorf-Richardson
Joint Base Elmendorf-Richardson: rent or buy? (2026)
E-5 with dependents: $2,874/mo BAH.
- Typical 3BR rent: $2,268 (HUD FY2026). You keep about $606/mo.
- Typical home: $435,264 in Anchorage AK (Zillow, Sept 2026).
- VA loan, $0 down: about $3,717/mo with tax and insurance (est.).
- O-3 with dependents: $3,360/mo BAH.
Your plan for JBER
2026 BAH at Joint Base Elmendorf-Richardson
Military Housing Area AK404: Anchorage, AK. Duty ZIP 99506. Monthly rates from DTMO, effective Jan 1, 2026. Confirm your ZIP on the DTMO lookup.
| Grade | With dependents | Without |
|---|---|---|
| E-1 | $2,277 | $1,707 |
| E-2 | $2,277 | $1,707 |
| E-3 | $2,277 | $1,707 |
| E-4 | $2,277 | $1,707 |
| E-5 | $2,874 | $2,157 |
| E-6 | $2,892 | $2,169 |
| E-7 | $3,045 | $2,283 |
| E-8 | $3,240 | $2,430 |
| E-9 | $3,486 | $2,616 |
| W-1 | $2,895 | $2,172 |
| W-2 | $3,123 | $2,385 |
| W-3 | $3,369 | $2,619 |
| W-4 | $3,528 | $2,901 |
| W-5 | $3,723 | $3,087 |
| O-1E | $3,078 | $2,310 |
| O-2E | $3,333 | $2,523 |
| O-3E | $3,558 | $2,853 |
| O-1 | $2,886 | $2,166 |
| O-2 | $2,889 | $2,286 |
| O-3 | $3,360 | $2,643 |
| O-4 | $3,789 | $3,051 |
| O-5 | $4,095 | $3,162 |
| O-6 | $4,131 | $3,348 |
| O-7+ | $4,161 | $3,405 |
Rent near JBER
| Size | HUD FY2026 Fair Market Rent |
|---|---|
| Studio | $1,152 |
| 1 bedroom | $1,243 |
| 2 bedrooms | $1,631 |
| 3 bedrooms | $2,268 |
| 4 bedrooms | $2,736 |
Anchorage, AK HUD Metro FMR Area (Anchorage AK). 40th-percentile rent including utilities. Zillow ZORI (all sizes, Sept 2026): $1,900.
Buying with a VA loan
- Typical home value
- $435,264 (Zillow ZHVI, Anchorage AK, Sept 2026)
- Loan, $0 down
- $444,622 incl. 2.15% funding fee (first use)
- Principal + interest
- $3,078/mo at 7.4% (Freddie Mac avg, 2026-10-15)
- Property tax (est.)
- $457/mo (1.26% of value, Census ACS)
- Insurance (placeholder)
- $181/mo
- Total (est.)
- $3,717/mo
- 2026 loan limit
- $1,249,125 (only matters with partial entitlement)
All numbers are estimates for planning. BAH: DTMO 2026. Rent: HUD FY2026 FMR. Home value: Zillow ZHVI, Sept 2026. Rate: Freddie Mac 7.4% (2026-10-15). Tax: Census ACS county median. Insurance: our placeholder (0.5% of value, min $1,200/yr), not a quote.
FAQ
What is the 2026 BAH at Joint Base Elmendorf-Richardson?
For an E-5 with dependents it's $2,874 a month; without dependents $2,157. O-3 with dependents: $3,360. Military Housing Area AK404 (Anchorage, AK). Source: DTMO 2026 rates.
How much is rent near Joint Base Elmendorf-Richardson?
HUD's FY2026 Fair Market Rent for Anchorage AK: $1,631 for 2 bedrooms, $2,268 for 3 bedrooms, including utilities. Zillow's typical observed rent (all sizes) was $1,900 in Sept 2026.
Should I buy a house at Joint Base Elmendorf-Richardson?
It depends on how long you'll stay and whether you'd keep it as a rental. Run the planner above with your rank and plans.
What's the VA loan limit near Joint Base Elmendorf-Richardson?
With full entitlement there's no VA loan limit. With partial entitlement, VA uses the 2026 FHFA one-unit limit for Anchorage AK: $1,249,125.