🪖 Joint Base Lewis-McChord PCS Guide
What's actually affordable near Joint Base Lewis-McChord —
on your BAH, not someone else's
Pick your pay grade and dependency status below. Every neighborhood price, commute time, and affordability number updates instantly — no login, no form.
Tacoma Neighborhoods, Adjusted for Your BAH
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Crime grade shown is Tacoma's real FBI UCR 2025 citywide rate — the same real number for every neighborhood below, since neighborhood-level crime data isn't available for Tacoma from any source NeighborSeek uses. Not a placeholder; just the real resolution of the data.
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Chris Harris, REALTOR® · Real Broker, LLC · License #299754 — no call center, no routing queue.
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Common Questions
How is the BAH-adjusted affordability number calculated?
For each neighborhood's median home price, we estimate a monthly payment (principal, interest, property tax, homeowners insurance, and PMI where applicable, assuming 10% down and a 7% rate) and compare it directly to your 2026 BAH rate for the pay grade and dependency status you select. This is an estimate for planning purposes, not a loan approval.
Where does the commute time come from?
Live driving time from each neighborhood's center to Joint Base Lewis-McChord, via Google Maps, for neighborhoods with a mapped center point (14/30 of Tacoma's neighborhoods currently have one). A neighborhood without a mapped center yet shows "commute data pending" honestly rather than a fake number or a stuck spinner.
Is the crime grade specific to each neighborhood?
No — it's Tacoma's real, sourced FBI Uniform Crime Report 2025 grade (F), applied citywide. Neighborhood-level crime data isn't available for Tacoma, so the same real number is shown for every neighborhood rather than inventing finer-grained figures.
BAH rates: Defense Travel Management Office (DTMO), effective January 1, 2026, bucketed E-1 through E-4 per DoD's own BAH rate structure. Basic pay: official DFAS basic pay tables, effective January 1, 2026 (FY2026 NDAA 3.8% raise) — unlike BAH, basic pay is grade-specific and NOT shared across E-1 through E-4. Mortgage estimates assume 10% down, a 7% fixed rate, 30-year term, Tacoma's real Census ACS 2023 effective property tax rate, 0.5%/year homeowners insurance, and PMI where down payment is under 20% — not a loan quote or pre-approval. Commute times from Google Maps, driving, no traffic adjustment, shown only for neighborhoods with a mapped center point. Crime grade: FBI Uniform Crime Report 2025, citywide (neighborhood-level crime data not available). Individual qualification varies by lender, credit, and VA eligibility. This is not financial advice.