2026 BAH Rates for JBSA —
San Antonio Military
Housing Guide
Official 2026 Basic Allowance for Housing (BAH) rates for Joint Base San Antonio, checked against the Defense Travel Management Office rate lookup, plus what that allowance realistically covers on a VA loan.
What Are the 2026 BAH Rates for JBSA San Antonio?
Every Joint Base San Antonio installation (Lackland, Randolph, Fort Sam Houston and Camp Bullis) is paid the same 2026 San Antonio BAH, Military Housing Area TX285. Monthly rates run from $1,359 (E-1 to E-4 without dependents) to $2,475 (O-6 with dependents). An E-5 with dependents receives $1,869, an E-7 $2,112 and an O-3 $2,127. Most San Antonio rates went down from 2025, even though BAH rose an average of 4.2% nationwide; if you were already here and your eligibility has been uninterrupted, individual rate protection keeps you at your higher 2025 amount.
Checked by Christopher Beal, a U.S. Army veteran, Military Relocation Professional and San Antonio REALTOR who is the founder and Owner of Veteran Real Estate San Antonio: The Beal Group, brokered by eXp Realty (TREC License #723559). He verified every rate on this page in the DTMO BAH rate lookup on October 2, 2026, and helps JBSA families turn their BAH into a realistic purchase price: (210) 882-8583.
| Pay grade | With dependents, 2025 → 2026 | Without dependents, 2025 → 2026 |
|---|---|---|
| E-1 to E-4 | $1,791 → $1,728 (−$63) | $1,344 → $1,359 (+$15) |
| E-5 | $1,935 → $1,869 (−$66) | $1,530 → $1,500 (−$30) |
| E-6 | $2,154 → $2,094 (−$60) | $1,656 → $1,596 (−$60) |
| E-7 | $2,172 → $2,112 (−$60) | $1,794 → $1,731 (−$63) |
| O-3 | $2,187 → $2,127 (−$60) | $2,070 → $2,007 (−$63) |
| O-5 | $2,466 → $2,457 (−$9) | $2,160 → $2,100 (−$60) |
| O-6 | $2,487 → $2,475 (−$12) | $2,163 → $2,103 (−$60) |
BAH is one input to a home purchase, not the whole answer. The Department of War sets it from local rents and utilities and builds in a member cost share of 5% of the national average housing cost for each pay grade (about $93 to $212 a month in 2026), so BAH is not designed to cover every housing dollar. What it does give you is a dependable, tax-free monthly number to plan around. The sections below show exactly how far that number stretches on a VA loan in San Antonio, with every assumption stated.
| Rank | With Dependents | Without Dependents |
|---|---|---|
| E-1 | $1,728 / mo | $1,359 / mo |
| E-2 | $1,728 / mo | $1,359 / mo |
| E-3 | $1,728 / mo | $1,359 / mo |
| E-4 | $1,728 / mo | $1,359 / mo |
| E-5 | $1,869 / mo | $1,500 / mo |
| E-6 | $2,094 / mo | $1,596 / mo |
| E-7 | $2,112 / mo | $1,731 / mo |
| E-8 | $2,121 / mo | $1,920 / mo |
| E-9 | $2,157 / mo | $1,977 / mo |
| Rank | With Dependents | Without Dependents |
|---|---|---|
| W-1 | $2,109 / mo | $1,692 / mo |
| W-2 | $2,118 / mo | $1,917 / mo |
| W-3 | $2,130 / mo | $1,986 / mo |
| W-4 | $2,178 / mo | $2,085 / mo |
| W-5 | $2,280 / mo | $2,097 / mo |
| Rank | With Dependents | Without Dependents |
|---|---|---|
| O-1 | $1,905 / mo | $1,584 / mo |
| O-2 | $2,091 / mo | $1,827 / mo |
| O-3 | $2,127 / mo | $2,007 / mo |
| O-4 | $2,307 / mo | $2,088 / mo |
| O-5 | $2,457 / mo | $2,100 / mo |
| O-6 | $2,475 / mo | $2,103 / mo |
| O-1E / O-2E / O-3E | $2,115–$2,196 / mo | $1,866–$2,082 / mo |
The table shows the approximate purchase price at which a full VA mortgage payment (principal, interest, property tax and homeowners insurance) equals your 2026 with-dependents BAH, at three interest rates. Think of it as the “BAH-only” price: below it, BAH covers the whole payment; above it, part of the payment comes from base pay. Most buyers qualify for more than this, because lenders count base pay and other income too, but this is the number that tells you when your housing cost is fully funded by the allowance.
| Pay grade (w/ dep.) | 2026 BAH | at 6.0% | at 6.5% | at 7.0% |
|---|---|---|---|---|
| E-1 to E-4 | $1,728 | $195K | $187K | $180K |
| E-5 | $1,869 | $213K | $204K | $196K |
| E-6 | $2,094 | $241K | $231K | $222K |
| E-7 | $2,112 | $243K | $234K | $224K |
| E-9 | $2,157 | $249K | $239K | $230K |
| W-2 | $2,118 | $244K | $234K | $225K |
| O-1 | $1,905 | $217K | $209K | $200K |
| O-3 | $2,127 | $245K | $235K | $226K |
| O-4 | $2,307 | $268K | $257K | $247K |
| O-5 | $2,457 | $287K | $275K | $264K |
| O-6 | $2,475 | $289K | $277K | $267K |
Assumptions: 30-year fixed VA loan, $0 down, first-use VA funding fee of 2.15% financed into the loan, combined property tax of 2.2% of the purchase price per year, homeowners insurance of $175 a month, no HOA dues. These are illustrations, not quotes. Your rate, your exact property tax (it depends on the taxing units at the address), insurance, HOA and any funding fee exemption will move the result. Get a written estimate from a licensed VA lender.
At $270,000 the payment runs roughly $320 a month above an E-6's BAH, so base pay covers the difference. A veteran exempt from the funding fee, a lower rate, a lower-tax address or a seller-paid rate buydown narrows that gap. Running this math on the actual address before you write an offer is the single most useful thing you can do.
All four installations share one BAH rate, so the choice of area is about commute, home age and price, not allowance. Drive times vary a lot with gate and time of day; test your route at your actual reporting time.
Disabled Veterans: Texas Property Tax Exemptions Lower the Payment
Amounts are from Texas Tax Code Section 11.22. The total homestead exemption (Section 11.131) applies to a veteran receiving 100% disability compensation with a 100% rating or individual unemployability. On a 100% exemption the whole homestead property tax bill goes away, which on the $270,000 example above is roughly $495 a month at a 2.2% combined rate. Apply through the appraisal district for the county where the home sits.
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Zero Down PaymentWith full entitlement and a price within lender limits, VA financing does not require a down payment, so you can keep cash for closing costs, moving and reserves.
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No Private Mortgage InsuranceVA loans carry no monthly mortgage insurance. Most conventional loans with less than 20% down do. The VA funding fee is a one-time charge instead, and it is waived for veterans receiving or eligible for VA disability compensation.
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Seller Concession StrategyVA caps seller concessions at 4% of the home's reasonable value, but a seller paying your normal closing costs does not count toward that 4%. That leaves room to ask for both closing costs and a rate buydown, within the lender's and VA's rules.
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BAH Counts as IncomeLenders count BAH with base pay when you qualify. Because it is not taxed, some loan programs let the lender “gross it up” for the debt-to-income ratio; whether and how much depends on the program and lender, so ask yours.
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Stack With Assistance ProgramsVeterans can combine VA loan benefits with TSAHC assistance, City of San Antonio HIP grants, builder incentives, and The Beal Group's Serve & Save closing cost credit. Visit the VA Homebuyer Assistance Programs guide for a complete breakdown.
VA loans can be used on new construction, and San Antonio's large national and regional builders sell in every direction around JBSA. Builder incentives (closing-cost credits and rate buydowns) change month to month and from community to community, so compare the incentive against the base price, lot premium and tax rate rather than the headline. Builders often pay compensation to a buyer's agent, but that is set by each builder and contract; confirm it in writing before you visit the sales office, because many builders require your agent to be registered at the first visit. Use the BAH-only table above to see where a new build's full payment lands against your allowance. View the full New Construction Homes guide →
Your BAH is the starting point. These resources help you complete the picture before you PCS.
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VA Loan Guide for San AntonioUnderstand VA entitlement, seller concessions, VA funding fee exemptions, and how to use your benefit to close with minimal out-of-pocket costs.
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Military Relocation to San AntonioCommute and neighborhood comparisons for the areas serving Lackland, Fort Sam Houston, Randolph and Camp Bullis.
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VA Homebuyer Assistance ProgramsEvery federal, state, and local assistance program available to veterans buying in San Antonio — TSAHC, HIP grants, VLB loans, and how to stack them.
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New Construction Homes — San AntonioBuilder corridors, VA compatibility and how to compare incentive packages.
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Homes for Sale Near JBSABrowse active listings near JBSA by price range.
Frequently Asked Questions About 2026 BAH in San Antonio
How is BAH calculated for JBSA?
What is E-5 BAH in San Antonio for 2026?
Can I buy a home using only BAH?
Did BAH go up or down in San Antonio for 2026?
Can I use BAH to qualify if it does not fully cover the mortgage?
My 2026 BAH dropped from 2025. Does that change my mortgage?
I am PCSing to San Antonio in 60 days. Is there enough time to buy?
Should I buy or rent when I PCS to San Antonio?
Do disabled veterans get additional benefits when buying in Texas?
Ready to Run Your Numbers?
Christopher Beal is a U.S. Army veteran, award-winning Realtor, and trusted advocate for military families, veterans, and investors across San Antonio and the Texas Hill Country. Whether you're a military family relocating to JBSA, a first-time buyer using a VA loan, or a homeowner selling a luxury estate — his mission is clear: protect your interests and deliver the best possible outcome.
Serving San Antonio, Helotes, Boerne, Fair Oaks Ranch, and surrounding Hill Country communities. VA loans · Military relocation · Luxury homes · First-time buyers · Investors.
Start Your Free PCS ConsultationBAH rates: Defense Travel Management Office BAH rate lookup, San Antonio Military Housing Area TX285, 2026 and 2025, checked October 2, 2026 for ZIP codes 78201, 78227, 78234, 78148, 78150 and 78257. National 2026 average change, member cost share and individual rate protection: Department of War 2026 BAH release (Dec. 11, 2025). Funding fee exemptions: VA.gov. Property tax exemptions: Texas Tax Code Sections 11.22 and 11.131. Payment examples are illustrations using the stated assumptions, not a loan offer or guarantee of qualification; contact a licensed VA lender for your numbers.
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Your first step toward using your VA benefit is getting pre-approved with a lender who actually knows VA loans — not one who treats them as a niche product. We've partnered with The Sigman Team at Legacy Mutual Mortgage because they specialize in veteran buyers, understand military income documentation, and move at the pace your PCS orders require.
From your Certificate of Eligibility to clear-to-close, they handle every step with the same precision and urgency we do on the real estate side.
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