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Joint Base Lewis-McChord: rent or buy? (2026)
E-5 with dependents: $2,556/mo BAH.
- Typical 3BR rent: $2,733 (HUD FY2026). About $177/mo over BAH.
- Typical home: $559,277 in Pierce County WA (Zillow, Sept 2026).
- VA loan, $0 down: about $4,613/mo with tax and insurance (est.).
- O-3 with dependents: $3,123/mo BAH.
Your plan for JBLM
2026 BAH at Joint Base Lewis-McChord
Military Housing Area WA311: Tacoma, WA. Duty ZIP 98433. Monthly rates from DTMO, effective Jan 1, 2026. Confirm your ZIP on the DTMO lookup.
| Grade | With dependents | Without |
|---|---|---|
| E-1 | $2,370 | $2,034 |
| E-2 | $2,370 | $2,034 |
| E-3 | $2,370 | $2,034 |
| E-4 | $2,370 | $2,034 |
| E-5 | $2,556 | $2,121 |
| E-6 | $2,919 | $2,199 |
| E-7 | $2,994 | $2,376 |
| E-8 | $3,072 | $2,634 |
| E-9 | $3,180 | $2,736 |
| W-1 | $2,940 | $2,313 |
| W-2 | $3,024 | $2,631 |
| W-3 | $3,126 | $2,751 |
| W-4 | $3,201 | $2,931 |
| W-5 | $3,297 | $3,009 |
| O-1E | $3,006 | $2,553 |
| O-2E | $3,108 | $2,712 |
| O-3E | $3,216 | $2,913 |
| O-1 | $2,607 | $2,178 |
| O-2 | $2,916 | $2,496 |
| O-3 | $3,123 | $2,784 |
| O-4 | $3,324 | $2,991 |
| O-5 | $3,471 | $3,030 |
| O-6 | $3,501 | $3,102 |
| O-7+ | $3,525 | $3,156 |
Rent near JBLM
| Size | HUD FY2026 Fair Market Rent |
|---|---|
| Studio | $1,428 |
| 1 bedroom | $1,605 |
| 2 bedrooms | $1,971 |
| 3 bedrooms | $2,733 |
| 4 bedrooms | $3,102 |
Tacoma, WA HUD Metro FMR Area (Pierce County WA). 40th-percentile rent including utilities. Zillow ZORI (all sizes, Sept 2026): $1,955.
Buying with a VA loan
- Typical home value
- $559,277 (Zillow ZHVI, Pierce County WA, Sept 2026)
- Loan, $0 down
- $571,301 incl. 2.15% funding fee (first use)
- Principal + interest
- $3,956/mo at 7.4% (Freddie Mac avg, 2026-10-15)
- Property tax (est.)
- $424/mo (0.91% of value, Census ACS)
- Insurance (placeholder)
- $233/mo
- Total (est.)
- $4,613/mo
- 2026 loan limit
- $1,063,750 (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 Lewis-McChord?
For an E-5 with dependents it's $2,556 a month; without dependents $2,121. O-3 with dependents: $3,123. Military Housing Area WA311 (Tacoma, WA). Source: DTMO 2026 rates.
How much is rent near Joint Base Lewis-McChord?
HUD's FY2026 Fair Market Rent for Pierce County WA: $1,971 for 2 bedrooms, $2,733 for 3 bedrooms, including utilities. Zillow's typical observed rent (all sizes) was $1,955 in Sept 2026.
Should I buy a house at Joint Base Lewis-McChord?
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 Lewis-McChord?
With full entitlement there's no VA loan limit. With partial entitlement, VA uses the 2026 FHFA one-unit limit for Pierce County WA: $1,063,750.