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Joint Base San Antonio-Lackland: rent or buy? (2026)
E-5 with dependents: $1,869/mo BAH.
- Typical 3BR rent: $1,830 (HUD FY2026). You keep about $39/mo.
- Typical home: $250,969 in Bexar County TX (Zillow, Sept 2026).
- VA loan, $0 down: about $2,241/mo with tax and insurance (est.).
- O-3 with dependents: $2,127/mo BAH.
Your plan for JBSA
2026 BAH at Joint Base San Antonio-Lackland
Military Housing Area TX285: San Antonio, TX. Duty ZIP 78236. Monthly rates from DTMO, effective Jan 1, 2026. Confirm your ZIP on the DTMO lookup.
| Grade | With dependents | Without |
|---|---|---|
| E-1 | $1,728 | $1,359 |
| E-2 | $1,728 | $1,359 |
| E-3 | $1,728 | $1,359 |
| E-4 | $1,728 | $1,359 |
| E-5 | $1,869 | $1,500 |
| E-6 | $2,094 | $1,596 |
| E-7 | $2,112 | $1,731 |
| E-8 | $2,121 | $1,920 |
| E-9 | $2,157 | $1,977 |
| W-1 | $2,109 | $1,692 |
| W-2 | $2,118 | $1,917 |
| W-3 | $2,130 | $1,986 |
| W-4 | $2,178 | $2,085 |
| W-5 | $2,280 | $2,097 |
| O-1E | $2,115 | $1,866 |
| O-2E | $2,124 | $1,965 |
| O-3E | $2,196 | $2,082 |
| O-1 | $1,905 | $1,584 |
| O-2 | $2,091 | $1,827 |
| O-3 | $2,127 | $2,007 |
| O-4 | $2,307 | $2,088 |
| O-5 | $2,457 | $2,100 |
| O-6 | $2,475 | $2,103 |
| O-7+ | $2,490 | $2,112 |
Rent near JBSA
| Size | HUD FY2026 Fair Market Rent |
|---|---|
| Studio | $1,077 |
| 1 bedroom | $1,177 |
| 2 bedrooms | $1,426 |
| 3 bedrooms | $1,830 |
| 4 bedrooms | $2,132 |
San Antonio-New Braunfels, TX HUD Metro FMR Area (Bexar County TX). 40th-percentile rent including utilities. Zillow ZORI (all sizes, Sept 2026): $1,393.
Buying with a VA loan
- Typical home value
- $250,969 (Zillow ZHVI, Bexar County TX, Sept 2026)
- Loan, $0 down
- $256,365 incl. 2.15% funding fee (first use)
- Principal + interest
- $1,775/mo at 7.4% (Freddie Mac avg, 2026-10-15)
- Property tax (est.)
- $362/mo (1.73% of value, Census ACS)
- Insurance (placeholder)
- $105/mo
- Total (est.)
- $2,241/mo
- 2026 loan limit
- $832,750 (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 San Antonio-Lackland?
For an E-5 with dependents it's $1,869 a month; without dependents $1,500. O-3 with dependents: $2,127. Military Housing Area TX285 (San Antonio, TX). Source: DTMO 2026 rates.
How much is rent near Joint Base San Antonio-Lackland?
HUD's FY2026 Fair Market Rent for Bexar County TX: $1,426 for 2 bedrooms, $1,830 for 3 bedrooms, including utilities. Zillow's typical observed rent (all sizes) was $1,393 in Sept 2026.
Should I buy a house at Joint Base San Antonio-Lackland?
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 San Antonio-Lackland?
With full entitlement there's no VA loan limit. With partial entitlement, VA uses the 2026 FHFA one-unit limit for Bexar County TX: $832,750.