Joint Base Lewis-McChord (formerly Fort Lewis and McChord Air Force Base): 2026 BAH, On-Post Housing and Neighborhoods
An E-5 with dependents at JBLM receives $2,556 a month in BAH for 2026 ($2,121 without dependents) in the Tacoma, WA (WA311) area. The most affordable of 28 mapped Tacoma neighborhoods with enough recent sales are Edmond Village ($345,000), Madrona / Oakland ($412,500), South Tacoma ($434,000). Estimated mortgage payments in those areas run $2,684 to $3,376 a month.
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2026 BAH rates at JBLM, E-1 to O-10
| Pay grade | With dependents | Without dependents |
|---|---|---|
| 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 to O-10 | $3,525 | $3,156 |
On-post housing at JBLM
How it works
JBLM's roughly 5,000 family homes are privatized. You apply at the on-base housing briefing (held daily in the morning) with a copy of your orders. The Army's Housing Services Office handles off-post help and requires counseling before you sign any off-post lease.
Who runs it
Lewis-McChord Communities (powered by Liberty Military Housing)
The waitlist
The Army's JBLM housing page reported 4,961 of 5,159 homes occupied as of May 2026 and an ongoing renovation project. Waitlist figures differ between sources, so ask the office for the current number.
Who can live there
McChord Field (Air Force) has its own leasing office; the official link lists it.
Who to call
- Lewis-McChord Communities (Lewis Main): 253-912-2150
- Army Housing Services Office: 253-967-3581
Official housing page: Military OneSource, JBLM housing. Phone numbers and wait times change, so confirm before you rely on them.
Off-post neighborhoods near JBLM, adjusted for your BAH
Pacific
Madrona / Oakland
Historic Village
Northeast Lakewood
El Rancho Madrona Village
Yehle Park Village
Palisade Village
Hoffman Hill Village
Northeast Tacoma
Gig Harbor North
Can you buy near JBLM on BAH alone?
| Pay grade | BAH | Payment, median home | Gap | Neighborhoods covered | Verdict |
|---|---|---|---|---|---|
| E-1 to E-4 | $2,370 | $4,842 | -$2,472 | 0 of 28 | BAH does not cover any well-sampled neighborhood; the cheapest, Edmond Village, is about $314 a month over. |
| E-5 | $2,556 | $4,842 | -$2,286 | 0 of 28 | BAH does not cover any well-sampled neighborhood; the cheapest, Edmond Village, is about $128 a month over. |
| E-6 | $2,919 | $4,842 | -$1,923 | 1 of 28 | BAH covers 1 of 28 neighborhoods, but not the median home. |
| E-7 | $2,994 | $4,842 | -$1,848 | 1 of 28 | BAH covers 1 of 28 neighborhoods, but not the median home. |
| E-8 | $3,072 | $4,842 | -$1,770 | 1 of 28 | BAH covers 1 of 28 neighborhoods, but not the median home. |
| E-9 | $3,180 | $4,842 | -$1,662 | 1 of 28 | BAH covers 1 of 28 neighborhoods, but not the median home. |
| W-1 | $2,940 | $4,842 | -$1,902 | 1 of 28 | BAH covers 1 of 28 neighborhoods, but not the median home. |
| W-2 | $3,024 | $4,842 | -$1,818 | 1 of 28 | BAH covers 1 of 28 neighborhoods, but not the median home. |
| W-3 | $3,126 | $4,842 | -$1,716 | 1 of 28 | BAH covers 1 of 28 neighborhoods, but not the median home. |
| W-4 | $3,201 | $4,842 | -$1,641 | 1 of 28 | BAH covers 1 of 28 neighborhoods, but not the median home. |
| W-5 | $3,297 | $4,842 | -$1,545 | 2 of 28 | BAH covers 2 of 28 neighborhoods, but not the median home. |
| O-1 | $2,607 | $4,842 | -$2,235 | 0 of 28 | BAH does not cover any well-sampled neighborhood; the cheapest, Edmond Village, is about $77 a month over. |
| O-2 | $2,916 | $4,842 | -$1,926 | 1 of 28 | BAH covers 1 of 28 neighborhoods, but not the median home. |
| O-3 | $3,123 | $4,842 | -$1,719 | 1 of 28 | BAH covers 1 of 28 neighborhoods, but not the median home. |
| O-4 | $3,324 | $4,842 | -$1,518 | 2 of 28 | BAH covers 2 of 28 neighborhoods, but not the median home. |
| O-5 | $3,471 | $4,842 | -$1,371 | 6 of 28 | BAH covers 6 of 28 neighborhoods, but not the median home. |
| O-6 | $3,501 | $4,842 | -$1,341 | 8 of 28 | BAH covers 8 of 28 neighborhoods, but not the median home. |
The most affordable well-sampled neighborhoods
| Neighborhood | Median price | Recent sales | Est. payment | BAH needed |
|---|---|---|---|---|
| Edmond Village | $345,000 | 5 | $2,684 | first covered at E-6 |
| Madrona / Oakland | $412,500 | 8 | $3,209 | first covered at W-5 |
| South Tacoma | $434,000 | 72 | $3,376 | first covered at O-5 |
Frequently asked questions about JBLM housing
How much is BAH for an E-5 with dependents at JBLM in 2026?
In the Tacoma, WA (WA311) military housing area, the 2026 BAH for an E-5 with dependents is $2,556 a month and $2,121 without dependents. The full table for every pay grade is above on this page.
Source: DoD Defense Travel Management Office, BAH Rate Lookup
Is BAH enough to cover a mortgage in Tacoma?
The median home price in Tacoma is about $622,401. With 10% down, a 7% rate, a 30-year loan, plus property tax, insurance and mortgage insurance, that is roughly $4,842 a month. An E-5 with dependents gets $2,556 in BAH, so the median home comes in about $2,286 a month over BAH. Your own number depends on your rate, down payment and the specific home. VA loans can change the math, since they allow zero down.
Source: Median price: Redfin / NeighborSeek market data; tax rate: Census ACS 2023
What is JBLM, and what were its former names?
JBLM was created in 2010 when Fort Lewis and McChord Air Force Base merged into one joint base. Older searches may use either name. Housing, schools and commutes in the Tacoma area are the same.
How long is the on-post housing waitlist at JBLM?
The Army's JBLM housing page reported 4,961 of 5,159 homes occupied as of May 2026 and an ongoing renovation project. Waitlist figures differ between sources, so ask the office for the current number.
Who runs on-post housing at JBLM and who do I call?
Lewis-McChord Communities (powered by Liberty Military Housing). JBLM's roughly 5,000 family homes are privatized. You apply at the on-base housing briefing (held daily in the morning) with a copy of your orders. The Army's Housing Services Office handles off-post help and requires counseling before you sign any off-post lease. Numbers: Lewis-McChord Communities (Lewis Main): 253-912-2150; Army Housing Services Office: 253-967-3581. Confirm numbers and wait times before relying on them.
Do I still get BAH if I live in privatized housing at JBLM?
In privatized on-post housing you generally keep receiving BAH and it goes to the housing company as rent, so you usually do not also pay a separate mortgage or rent. Utilities and renter's insurance are usually separate. Confirm the exact terms with the leasing office before you sign.
Source: DoD BAH Rate Lookup
Can I use a VA loan to buy a home near JBLM?
Yes. VA-backed loans are available to eligible service members and veterans, typically with no down payment requirement and no monthly mortgage insurance, though a one-time VA funding fee usually applies unless you are exempt. Property tax in Tacoma runs about 0.93% of home value per year (Census ACS 2023), which matters when you compare payment to BAH. A lender can confirm your eligibility and entitlement.
Which Tacoma neighborhoods are the most affordable for JBLM families?
By median home price, the three lowest of the 28 mapped Tacoma neighborhoods in our data are Edmond Village ($345,000), Madrona / Oakland ($412,500), South Tacoma ($434,000). Price is not the whole picture: commute, schools and your own budget matter, and crime on this page is a citywide grade, not neighborhood-level. Use the neighborhood list above with your own pay grade.
Source: Redfin neighborhood medians, Jan-Jun 2026; FBI UCR 2025
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