2026 Massachusetts BAH Rates by Base, Rank, and Dependents
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2026 Massachusetts BAH Rates

Rates and VA Loan Buying Power

2026 Massachusetts BAH Rates and VA Loan Buying Power

Written by: NMLS#151017By (NMLS 151017)
Reviewed by: VA Loan Network Editorial TeamReviewed: VALN Editorial Team
Updated on
Primary sources:
DoD BAH Lookup

VA Home Loan Overview

Massachusetts has 9 Military Housing Areas. E-5 with-dependents BAH ranges from $2,388 to $4,791 per month; E-6 with dependents ranges from $2,850 to $5,127. Buying-power assumptions are stated below the table.


Next step:
Check Your VA Loan Eligibility

Table 1. Massachusetts Military Housing Areas at a glance
MHA E-5 w/dep E-6 w/dep E-6 buying power
NANTUCKET, MA $4,344 $5,127 ~$560,000
BOSTON, MA $4,791 $4,812 ~$525,000
WORCESTER, MA $2,919 $3,390 ~$370,000
FITCHBURG, MA $3,093 $3,468 ~$380,000
CAPE COD-PLYMOUTH, MA $3,924 $3,999 ~$440,000
ESSEX CO, MA $3,477 $3,744 ~$410,000
HAMPDEN COUNTY, MA $2,388 $2,850 ~$310,000
MARTHA’S VINEYARD, MA $3,984 $4,593 ~$505,000
HANSCOM AFB, MA $4,188 $4,479 ~$490,000

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Step 1 of 6 Your BAH
STEP 01 · YOUR BAH
What's your monthly BAH?

Find it on your LES, listed as "BAH" in entitlements. Or pick your state below to find a base.

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STEP 02 · DEPENDENTS
Do you have dependents?

Spouse, children, or other qualifying dependents. Affects lender qualification.

STEP 03 · CREDIT RANGE
Roughly, where's your credit?

No exact number needed. Many VA lenders go below 580, most banks won't tell you that.

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STEP 04 · TIMELINE
When are you thinking of buying?
YOUR BUYING POWER
Your BAH buys you a home worth this much.
ESTIMATED HOME PRICE
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With $0 down and your VA benefit

▸Estimated VA rate
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▸Down payment
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▸Funding fee (financed)
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▸Estimated monthly payment
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▸BAH surplus per month
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Massachusetts BAH Snapshot

  • MHA count: 9 Military Housing Areas
  • E-5 w/dep range: $2,388 to $4,791/mo
  • E-6 w/dep range: $2,850 to $5,127/mo
  • Buying power range: ~$260,000 to ~$560,000

How BAH Counts for VA Loans

  • Tax-free income: BAH is excluded from gross income. 26 USC 134(a) Lenders may count it at 125 percent for the debt-to-income ratio, a 25 percent gross-up. VA Pamphlet 26-7 Ch. 4, Debt-to-Income Ratio
  • LES verification: The lender must verify the BAH amount; allowances are documented on the LES. VA Pamphlet 26-7 Ch. 4, Analysis of Military Quarters Allowance/BAH
  • Rate protection: The monthly BAH amount may not be reduced while the member retains uninterrupted eligibility within an area. 37 USC 403(b)(6)
  • Dependent status: The statute establishes separate rates for members with and without dependents. 37 USC 403(b)(5) With-dependents rates are higher at every grade in every MHA.

Highest BAH in Texas

  • NANTUCKET, MA: E-6 w/dep $5,127/mo, ~$560,000 buying power
  • BOSTON, MA: E-6 w/dep $4,812/mo, ~$525,000 buying power
  • MARTHA’S VINEYARD, MA: E-6 w/dep $4,593/mo, ~$505,000 buying power
  • HANSCOM AFB, MA: E-6 w/dep $4,479/mo, ~$490,000 buying power

Lowest BAH in Texas

  • HAMPDEN COUNTY, MA: E-6 w/dep $2,850/mo, ~$310,000 buying power
  • WORCESTER, MA: E-6 w/dep $3,390/mo, ~$370,000 buying power
  • FITCHBURG, MA: E-6 w/dep $3,468/mo, ~$380,000 buying power
  • ESSEX CO, MA: E-6 w/dep $3,744/mo, ~$410,000 buying power

The Bottom Line Up Front

Massachusetts BAH rates vary by more than $2,277 per month at E-6 with dependents. The highest rate is $5,127 (NANTUCKET, MA) and the lowest is $2,850 (HAMPDEN COUNTY, MA). That spread translates to a buying-power difference of roughly $250,000 at current VA loan terms.

How to Use Massachusetts BAH Rates for a VA Loan

  • Verify your BAH on your LES. The lender must verify the BAH amount before counting it as income. VA Pamphlet 26-7 Ch. 4, Analysis of Military Quarters Allowance/BAH
  • Confirm your MHA. Your BAH is set by the Military Housing Area assigned to your duty station, not your home address. 37 USC 403(b)(2)
  • Ask about the gross-up. Because BAH is tax free, lenders may count it at 125 percent for the debt-to-income ratio. VA Pamphlet 26-7 Ch. 4, Debt-to-Income Ratio
  • Compare the buying-power estimates. Use the table above to see how your MHA and rank translate to an approximate home price, then get a personalized preapproval from a VA lender.

What to Do Based on Your Situation

  • PCS-ing to Massachusetts: Your BAH changes to the gaining station’s MHA rate. VA Pamphlet 26-7 Ch. 4, Analysis of Military Quarters Allowance/BAH Use the new rate with your orders to start a preapproval before you arrive.
  • Already stationed in Massachusetts: Your BAH amount may not be reduced while you retain uninterrupted eligibility within the area, even if published rates drop. 37 USC 403(b)(6)
  • Separating from service: BAH stops when active-duty status ends. If you plan to buy before separation, verify the BAH amount on your current LES and close while you are still receiving it. VA Pamphlet 26-7 Ch. 4, Analysis of Military Quarters Allowance/BAH

Massachusetts Housing Costs and BAH Impact

Massachusetts is one of the more expensive states for off-base housing, especially near Boston, Cambridge, and coastal towns. BAH helps close the affordability gap for Military families, particularly around Hanscom AFB and in the Cape Cod region. In 2026, BAH increases reflect rising rental trends across Greater Boston, while remaining steady in western areas like Springfield and Pittsfield.

BAH is one piece of the income picture. When you apply for a VA loan, the lender evaluates your debt-to-income ratio and residual income alongside your housing allowance. Because BAH is excluded from gross income, lenders may count it at 125 percent for the debt-to-income ratio. 26 USC 134(a) VA Pamphlet 26-7 Ch. 4, Debt-to-Income Ratio

For a broader look at homebuying in this state, see the Massachusetts VA loan guide.

Explore More BAH Insights

Massachusetts BAH Rates by Military Housing Area

Each block below holds the full pay-grade table, buying power by rank, and, when available, ZIP codes. Buying power assumes 6.5 percent rate, 30-year term, 2.15 percent VA funding fee financed, zero down payment, Massachusetts property tax at 1.02 percent (2023 ACS), homeowners insurance at 0.33 percent of home value (2022 III/NAIC), and PITI capped at 83 percent of BAH with dependents (VALN assumption, not a VA or DoD rule).

NANTUCKET, MA (MHA MA119): E-5 w/dep $4,344, E-6 w/dep $5,127, ~$560,000 buying power

NANTUCKET, MA BAH Rates

Table 2. 2026 BAH rates for NANTUCKET, MA
Grade With Dependents Without Dependents
E-1 $4,218 $3,231
E-2 $4,218 $3,231
E-3 $4,218 $3,231
E-4 $4,218 $3,231
E-5 $4,344 $3,798
E-6 $5,127 $4,101
E-7 $5,241 $4,221
E-8 $5,364 $4,500
E-9 $5,682 $4,737
W-1 $5,148 $4,188
W-2 $5,292 $4,497
W-3 $5,445 $4,764
W-4 $5,772 $5,151
W-5 $6,165 $5,268
O-1E $5,262 $4,341
O-2E $5,421 $4,686
O-3E $5,832 $5,121
O-1 $4,440 $4,089
O-2 $5,115 $4,305
O-3 $5,442 $4,842
O-4 $6,306 $5,244
O-5 $6,933 $5,310
O-6 $6,993 $5,424
O-7 $7,053 $5,523

NANTUCKET, MA Buying Power

  • E-5 w/dep ($4,344): ~$475,000 home, PITI ~$3,601/mo
  • E-6 w/dep ($5,127): ~$560,000 home, PITI ~$4,246/mo
  • E-7 w/dep ($5,241): ~$575,000 home, PITI ~$4,359/mo
  • O-3 w/dep ($5,442): ~$595,000 home, PITI ~$4,511/mo
BOSTON, MA (MHA MA120): E-5 w/dep $4,791, E-6 w/dep $4,812, ~$525,000 buying power

BOSTON, MA BAH Rates

Table 3. 2026 BAH rates for BOSTON, MA
Grade With Dependents Without Dependents
E-1 $4,344 $3,258
E-2 $4,344 $3,258
E-3 $4,344 $3,258
E-4 $4,344 $3,258
E-5 $4,791 $3,615
E-6 $4,812 $3,948
E-7 $4,938 $4,365
E-8 $5,079 $4,803
E-9 $5,379 $4,809
W-1 $4,827 $4,191
W-2 $4,995 $4,800
W-3 $5,169 $4,812
W-4 $5,457 $4,833
W-5 $5,805 $4,968
O-1E $4,962 $4,788
O-2E $5,142 $4,806
O-3E $5,511 $4,818
O-1 $4,803 $3,894
O-2 $4,809 $4,644
O-3 $5,163 $4,815
O-4 $5,928 $4,941
O-5 $6,483 $5,019
O-6 $6,540 $5,148
O-7 $6,594 $5,241

BOSTON, MA Buying Power

  • E-5 w/dep ($4,791): ~$525,000 home, PITI ~$3,980/mo
  • E-6 w/dep ($4,812): ~$525,000 home, PITI ~$3,980/mo
  • E-7 w/dep ($4,938): ~$540,000 home, PITI ~$4,094/mo
  • O-3 w/dep ($5,163): ~$565,000 home, PITI ~$4,284/mo
WORCESTER, MA (MHA MA122): E-5 w/dep $2,919, E-6 w/dep $3,390, ~$370,000 buying power

WORCESTER, MA BAH Rates

Table 4. 2026 BAH rates for WORCESTER, MA
Grade With Dependents Without Dependents
E-1 $2,787 $2,286
E-2 $2,787 $2,286
E-3 $2,787 $2,286
E-4 $2,787 $2,286
E-5 $2,919 $2,523
E-6 $3,390 $2,664
E-7 $3,525 $2,790
E-8 $3,669 $3,018
E-9 $3,909 $3,156
W-1 $3,411 $2,754
W-2 $3,582 $3,015
W-3 $3,759 $3,174
W-4 $3,963 $3,417
W-5 $4,212 $3,555
O-1E $3,549 $2,916
O-2E $3,732 $3,123
O-3E $4,002 $3,384
O-1 $2,982 $2,652
O-2 $3,387 $2,880
O-3 $3,756 $3,219
O-4 $4,296 $3,528
O-5 $4,686 $3,606
O-6 $4,725 $3,738
O-7 $4,761 $3,804

WORCESTER, MA Buying Power

  • E-5 w/dep ($2,919): ~$320,000 home, PITI ~$2,426/mo
  • E-6 w/dep ($3,390): ~$370,000 home, PITI ~$2,805/mo
  • E-7 w/dep ($3,525): ~$385,000 home, PITI ~$2,919/mo
  • O-3 w/dep ($3,756): ~$410,000 home, PITI ~$3,108/mo
FITCHBURG, MA (MHA MA123): E-5 w/dep $3,093, E-6 w/dep $3,468, ~$380,000 buying power

FITCHBURG, MA BAH Rates

Table 5. 2026 BAH rates for FITCHBURG, MA
Grade With Dependents Without Dependents
E-1 $3,024 $2,415
E-2 $3,024 $2,415
E-3 $3,024 $2,415
E-4 $3,024 $2,415
E-5 $3,093 $2,763
E-6 $3,468 $2,952
E-7 $3,687 $3,021
E-8 $3,918 $3,174
E-9 $4,212 $3,279
W-1 $3,492 $3,012
W-2 $3,780 $3,171
W-3 $4,068 $3,294
W-4 $4,266 $3,516
W-5 $4,506 $3,738
O-1E $3,729 $3,090
O-2E $4,026 $3,255
O-3E $4,302 $3,462
O-1 $3,147 $2,949
O-2 $3,465 $3,075
O-3 $4,059 $3,330
O-4 $4,587 $3,699
O-5 $4,965 $3,831
O-6 $5,010 $4,047
O-7 $5,049 $4,119

FITCHBURG, MA Buying Power

  • E-5 w/dep ($3,093): ~$340,000 home, PITI ~$2,578/mo
  • E-6 w/dep ($3,468): ~$380,000 home, PITI ~$2,881/mo
  • E-7 w/dep ($3,687): ~$405,000 home, PITI ~$3,071/mo
  • O-3 w/dep ($4,059): ~$445,000 home, PITI ~$3,374/mo
CAPE COD-PLYMOUTH, MA (MHA MA124): E-5 w/dep $3,924, E-6 w/dep $3,999, ~$440,000 buying power

CAPE COD-PLYMOUTH, MA BAH Rates

Table 6. 2026 BAH rates for CAPE COD-PLYMOUTH, MA
Grade With Dependents Without Dependents
E-1 $3,696 $2,949
E-2 $3,696 $2,949
E-3 $3,696 $2,949
E-4 $3,696 $2,949
E-5 $3,924 $3,285
E-6 $3,999 $3,492
E-7 $4,149 $3,705
E-8 $4,317 $3,948
E-9 $4,548 $3,954
W-1 $4,014 $3,627
W-2 $4,218 $3,945
W-3 $4,425 $3,960
W-4 $4,596 $4,026
W-5 $4,803 $4,188
O-1E $4,179 $3,921
O-2E $4,395 $3,951
O-3E $4,626 $3,987
O-1 $3,942 $3,465
O-2 $3,996 $3,852
O-3 $4,419 $3,966
O-4 $4,872 $4,155
O-5 $5,196 $4,248
O-6 $5,241 $4,404
O-7 $5,283 $4,485

CAPE COD-PLYMOUTH, MA Buying Power

  • E-5 w/dep ($3,924): ~$430,000 home, PITI ~$3,260/mo
  • E-6 w/dep ($3,999): ~$440,000 home, PITI ~$3,336/mo
  • E-7 w/dep ($4,149): ~$455,000 home, PITI ~$3,450/mo
  • O-3 w/dep ($4,419): ~$485,000 home, PITI ~$3,677/mo
ESSEX CO, MA (MHA MA125): E-5 w/dep $3,477, E-6 w/dep $3,744, ~$410,000 buying power

ESSEX CO, MA BAH Rates

Table 7. 2026 BAH rates for ESSEX CO, MA
Grade With Dependents Without Dependents
E-1 $3,282 $2,589
E-2 $3,282 $2,589
E-3 $3,282 $2,589
E-4 $3,282 $2,589
E-5 $3,477 $2,910
E-6 $3,744 $3,102
E-7 $4,032 $3,288
E-8 $4,344 $3,537
E-9 $4,755 $3,606
W-1 $3,765 $3,225
W-2 $4,158 $3,534
W-3 $4,545 $3,618
W-4 $4,833 $3,807
W-5 $5,181 $4,101
O-1E $4,089 $3,474
O-2E $4,488 $3,591
O-3E $4,887 $3,735
O-1 $3,516 $3,084
O-2 $3,741 $3,417
O-3 $4,533 $3,642
O-4 $5,301 $4,053
O-5 $5,853 $4,389
O-6 $5,904 $4,524
O-7 $5,952 $4,605

ESSEX CO, MA Buying Power

  • E-5 w/dep ($3,477): ~$380,000 home, PITI ~$2,881/mo
  • E-6 w/dep ($3,744): ~$410,000 home, PITI ~$3,108/mo
  • E-7 w/dep ($4,032): ~$440,000 home, PITI ~$3,336/mo
  • O-3 w/dep ($4,533): ~$495,000 home, PITI ~$3,753/mo
HAMPDEN COUNTY, MA (MHA MA126): E-5 w/dep $2,388, E-6 w/dep $2,850, ~$310,000 buying power

HAMPDEN COUNTY, MA BAH Rates

Table 8. 2026 BAH rates for HAMPDEN COUNTY, MA
Grade With Dependents Without Dependents
E-1 $2,268 $1,752
E-2 $2,268 $1,752
E-3 $2,268 $1,752
E-4 $2,268 $1,752
E-5 $2,388 $2,007
E-6 $2,850 $2,154
E-7 $3,063 $2,298
E-8 $3,288 $2,484
E-9 $3,522 $2,643
W-1 $2,874 $2,241
W-2 $3,153 $2,481
W-3 $3,435 $2,646
W-4 $3,555 $2,898
W-5 $3,702 $3,114
O-1E $3,105 $2,385
O-2E $3,393 $2,589
O-3E $3,576 $2,844
O-1 $2,451 $2,145
O-2 $2,847 $2,352
O-3 $3,426 $2,682
O-4 $3,747 $3,075
O-5 $3,978 $3,201
O-6 $4,011 $3,414
O-7 $4,038 $3,474

HAMPDEN COUNTY, MA Buying Power

  • E-5 w/dep ($2,388): ~$260,000 home, PITI ~$1,971/mo
  • E-6 w/dep ($2,850): ~$310,000 home, PITI ~$2,350/mo
  • E-7 w/dep ($3,063): ~$335,000 home, PITI ~$2,540/mo
  • O-3 w/dep ($3,426): ~$375,000 home, PITI ~$2,843/mo
MARTHA’S VINEYARD, MA (MHA MA151): E-5 w/dep $3,984, E-6 w/dep $4,593, ~$505,000 buying power

MARTHA’S VINEYARD, MA BAH Rates

Table 9. 2026 BAH rates for MARTHA’S VINEYARD, MA
Grade With Dependents Without Dependents
E-1 $3,663 $2,748
E-2 $3,663 $2,748
E-3 $3,663 $2,748
E-4 $3,663 $2,748
E-5 $3,984 $3,096
E-6 $4,593 $3,444
E-7 $4,752 $3,675
E-8 $4,923 $4,110
E-9 $5,130 $4,290
W-1 $4,617 $3,555
W-2 $4,821 $4,107
W-3 $5,031 $4,311
W-4 $5,166 $4,629
W-5 $5,334 $4,791
O-1E $4,782 $3,981
O-2E $5,001 $4,251
O-3E $5,193 $4,587
O-1 $4,062 $3,336
O-2 $4,587 $3,879
O-3 $5,025 $4,371
O-4 $5,385 $4,758
O-5 $5,646 $4,854
O-6 $5,694 $5,010
O-7 $5,742 $5,103

MARTHA’S VINEYARD, MA Buying Power

  • E-5 w/dep ($3,984): ~$435,000 home, PITI ~$3,298/mo
  • E-6 w/dep ($4,593): ~$505,000 home, PITI ~$3,829/mo
  • E-7 w/dep ($4,752): ~$520,000 home, PITI ~$3,942/mo
  • O-3 w/dep ($5,025): ~$550,000 home, PITI ~$4,170/mo
HANSCOM AFB, MA (MHA MA377): E-5 w/dep $4,188, E-6 w/dep $4,479, ~$490,000 buying power

HANSCOM AFB, MA BAH Rates

Table 10. 2026 BAH rates for HANSCOM AFB, MA
Grade With Dependents Without Dependents
E-1 $3,984 $3,012
E-2 $3,984 $3,012
E-3 $3,984 $3,012
E-4 $3,984 $3,012
E-5 $4,188 $3,516
E-6 $4,479 $3,801
E-7 $4,584 $3,993
E-8 $4,698 $4,251
E-9 $4,983 $4,329
W-1 $4,497 $3,924
W-2 $4,632 $4,248
W-3 $4,773 $4,341
W-4 $5,061 $4,497
W-5 $5,409 $4,608
O-1E $4,602 $4,185
O-2E $4,752 $4,311
O-3E $5,115 $4,470
O-1 $4,230 $3,780
O-2 $4,476 $4,122
O-3 $4,770 $4,371
O-4 $5,535 $4,584
O-5 $6,087 $4,647
O-6 $6,141 $4,752
O-7 $6,192 $4,839

HANSCOM AFB, MA Buying Power

  • E-5 w/dep ($4,188): ~$460,000 home, PITI ~$3,488/mo
  • E-6 w/dep ($4,479): ~$490,000 home, PITI ~$3,715/mo
  • E-7 w/dep ($4,584): ~$500,000 home, PITI ~$3,791/mo
  • O-3 w/dep ($4,770): ~$520,000 home, PITI ~$3,942/mo

VA Loans Near Massachusetts Military Bases

Massachusetts BAH rates for an E-6 with dependents range from $2,850/month (HAMPDEN COUNTY, MA) to $5,127/month (NANTUCKET, MA). That translates to estimated buying power from ~$310,000 to ~$560,000 at current VA loan terms.

Frequently Asked Questions

Can I use BAH to qualify for a VA loan?

Yes. BAH is included in effective income if properly verified. VA Pamphlet 26-7 Ch. 4, Analysis of Military Quarters Allowance/BAH Because BAH is tax free, lenders may count it at 125 percent for the debt-to-income ratio, a 25 percent gross-up. VA Pamphlet 26-7 Ch. 4, Debt-to-Income Ratio

Does BAH change when I PCS?

Your BAH rate is based on the MHA of your duty station. The BAH amount changes from one duty station to another. VA Pamphlet 26-7 Ch. 4, Analysis of Military Quarters Allowance/BAH Rate protection means the monthly amount may not be reduced while the member retains uninterrupted eligibility within an area. 37 USC 403(b)(6)

What is the difference between with-dependents and without-dependents BAH?

The statute establishes separate rates for members with and without dependents. 37 USC 403(b)(5) With-dependents rates are higher at every grade in every MHA.

How many MHAs are in Massachusetts?

Massachusetts has 9 Military Housing Areas. The Secretary of Defense determines the costs of adequate housing in each area. 37 USC 403(b)(2)

Which Massachusetts MHA has the highest BAH?

NANTUCKET, MA has the highest E-6 with-dependents rate at $5,127 per month, translating to roughly $560,000 in buying power.

Which Massachusetts MHA has the lowest BAH?

HAMPDEN COUNTY, MA has the lowest E-6 with-dependents rate at $2,850 per month, translating to roughly $310,000 in buying power.

How is buying power calculated?

Buying power assumes 6.5 percent rate, 30-year term, 2.15 percent VA funding fee financed, zero down payment, Massachusetts property tax at 1.02 percent (2023 ACS), homeowners insurance at 0.33 percent of home value (2022 III/NAIC), and PITI capped at 83 percent of BAH with dependents (VALN assumption, not a VA or DoD rule).

Is BAH the same as housing allowance on my LES?

Yes. Military allowances including BAH are documented on the LES. VA Pamphlet 26-7 Ch. 4, Analysis of Military Quarters Allowance/BAH The amount matches the published DoD rate for your MHA, grade, and dependency status.

How We Researched This Page

BAH rates are from the 2026 DoD BAH rate tables. Buying power is derived using the documented assumptions: Buying power assumes 6.5 percent rate, 30-year term, 2.15 percent VA funding fee financed, zero down payment, Massachusetts property tax at 1.02 percent (2023 ACS), homeowners insurance at 0.33 percent of home value (2022 III/NAIC), and PITI capped at 83 percent of BAH with dependents (VALN assumption, not a VA or DoD rule). These figures are estimates for comparison, not loan quotes or approvals.

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