Rates and VA Loan Buying Power
2026 Michigan BAH Rates and VA Loan Buying Power
DoD BAH Lookup
DFAS Pay and Entitlements
VA Home Loan Overview
CFPB Loan Estimate Guide
Michigan BAH rates changed for 2026, but the real question is how tax free BAH affects VA loan buying power once it is verified on your LES. Before you use the tables, make sure your lender is using the right Michigan market, the right dependency status, and a payment target that fits your full file.
Next step:
Check VA Loan Eligibility Using Your BAH and LES
Michigan BAH Snapshot
Ann Arbor runs highest in your sample set, with Detroit and Traverse City also elevated. Grand Rapids, Battle Creek and Kalamazoo, Lansing, and Marquette sit lower, so buying power can change fast by zip, rank, and dependency status.
How BAH Counts for VA Loans
Many VA lenders count BAH as qualifying income when it shows on your LES. Because it is tax free, some lenders also gross it up. That can help DTI, but residual income and the full monthly payment still decide what is workable.
PCS and Rate Protection
With valid PCS orders, lenders can often use gaining station BAH when you are moving into Michigan. Separate from that, individual rate protection can preserve a higher allowance while you stay at the same duty station with the same rank and dependency status.
LES and Documents
Expect underwriters to review two to three LES statements, plus PCS orders when you are buying before a move. Those documents help verify continuity, current entitlements, and whether the lender used the correct Michigan housing assumptions.
Frequently Asked Questions
Can I use Michigan BAH to qualify for a VA loan?
Can PCS orders change which Michigan BAH a lender uses?
Why does the Michigan BAH table not match my loan estimate exactly?
How to Use Michigan BAH Rates for a VA Loan
- Pick the Right Table: Start with the Michigan market that matches your duty station or likely purchase area, then match your rank and dependency status before estimating any payment.
- Turn BAH into PITI Target plus Cushion: Use BAH as the first pass for principal, interest, taxes, and insurance, then leave room for utilities, HOA dues, repairs, and normal monthly variance.
- Verify Lender Treatment Using LES and Gross Up: Ask how the lender is counting tax free BAH from your LES, whether it is grossed up, and how that changes your real qualifying range.
- Use Same Assumptions When Shopping Lenders: Keep purchase price, taxes, insurance, credit band, and occupancy plan the same so you can judge lender treatment instead of comparing mismatched scenarios.
Convert Your BAH to VA Buying Power
Enter your BAH and key financials. We’ll estimate a comfortable VA home price and the resulting monthly payment.
Explore More BAH Insights
-
2026 Basic Allowance for Housing (BAH) Rates by City
Official 2026 tables by city and MHA -
How BAH Affects VA Loan Buying Power
How allowance converts to qualifying income and price -
Military Housing Allowance (MHA) vs. BAH
Terminology and usage across DoD and lenders -
How Dual Military Couples Combine BAH for a VA Loan
Categories, documentation, and joint approvals -
Using BAH After Active Duty for a VA Loan
Eligibility paths, timing, documentation after separation -
Top 10 Military Cities with the Highest BAH
Markets with strong allowances and typical housing costs -
BAH Reserve and Transient Rates for 2026
Reserve component and partial month quick reference -
BAH vs PITI Mortgage Coverage
Define coverage and calculate safe payment buffers -
BAH VA Loan Buy or Rent PCS
Choose ownership or leasing around PCS timelines -
BAH Gross Up VA Loan Buying Power
How lenders adjust non taxable income and DTI impact
Michigan Housing Costs & BAH Impact
Michigan offers a relatively affordable housing market for military families. BAH typically covers rent in most ZIP codes, particularly in areas like Grayling, Flint, and the suburbs around Detroit. In 2026, rates increased slightly in ZIPs with growing rental demand — especially near Macomb County and university towns like Ann Arbor. Overall, Michigan remains one of the better states for stretching your BAH.
DETROIT, MI BAH Rates
Military Housing Area: MI142
| Grade | With Dependents | Without Dependents |
|---|---|---|
| E01 | $1,941 | $1,455 |
| E02 | $1,941 | $1,455 |
| E03 | $1,941 | $1,455 |
| E04 | $1,941 | $1,455 |
| E05 | $2,241 | $1,680 |
| E06 | $2,448 | $1,833 |
| E07 | $2,520 | $1,953 |
| E08 | $2,598 | $2,289 |
| E09 | $2,772 | $2,340 |
| W01 | $2,466 | $1,851 |
| W02 | $2,553 | $2,286 |
| W03 | $2,655 | $2,349 |
| W04 | $2,817 | $2,457 |
| W05 | $3,018 | $2,538 |
| O01E | $2,529 | $2,238 |
| O02E | $2,640 | $2,328 |
| O03E | $2,847 | $2,439 |
| O01 | $2,274 | $1,707 |
| O02 | $2,445 | $2,145 |
| O03 | $2,652 | $2,370 |
| O04 | $3,087 | $2,517 |
| O05 | $3,396 | $2,559 |
| O06 | $3,426 | $2,634 |
| O07 | $3,453 | $2,682 |
BAH for DETROIT, MI includes the following zip codes: 48005, 48007, 48009, 48012, 48015, 48017, 48021, 48025, 48026, 48030, 48033, 48034, 48035, 48036, 48037, 48038, 48042, 48043, 48044, 48045, 48046, 48047, 48048, 48050, 48051, 48062, 48065, 48066, 48067, 48068, 48069, 48070, 48071, 48072, 48073, 48075, 48076, 48080, 48081, 48082, 48083, 48084, 48085, 48086, 48088, 48089, 48090, 48091, 48092, 48093, 48094, 48095, 48096, 48098, 48099, 48101, 48111, 48112, 48120, 48121, 48122, 48123, 48124, 48125, 48126, 48127, 48128, 48134, 48135, 48136, 48138, 48141, 48146, 48150, 48151, 48152, 48153, 48154, 48164, 48165, 48167, 48168, 48170, 48173, 48174, 48180, 48183, 48184, 48185, 48186, 48187, 48188, 48192, 48193, 48195, 48201, 48202, 48203, 48204, 48205, 48206, 48207, 48208, 48209, 48210, 48211, 48212, 48213, 48214, 48215, 48216, 48217, 48218, 48219, 48220, 48221, 48222, 48223, 48224, 48225, 48226, 48227, 48228, 48229, 48230, 48231, 48232, 48233, 48234, 48235, 48236, 48237, 48238, 48239, 48240, 48242, 48243, 48244, 48255, 48260, 48264, 48265, 48266, 48267, 48268, 48269, 48272, 48275, 48277, 48278, 48279, 48288, 48301, 48302, 48303, 48304, 48306, 48307, 48308, 48309, 48310, 48311, 48312, 48313, 48314, 48315, 48316, 48317, 48318, 48320, 48321, 48322, 48323, 48324, 48325, 48326, 48327, 48328, 48329, 48330, 48331, 48332, 48333, 48334, 48335, 48336, 48340, 48341, 48342, 48343, 48346, 48347, 48348, 48350, 48356, 48357, 48359, 48360, 48361, 48362, 48363, 48366, 48367, 48370, 48371, 48374, 48375, 48376, 48377, 48380, 48381, 48382, 48383, 48386, 48387, 48390, 48393, 48397, 48442, 48462
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MARQUETTE, MI BAH Rates
Military Housing Area: MI143
| Grade | With Dependents | Without Dependents |
|---|---|---|
| E01 | $1,620 | $1,215 |
| E02 | $1,620 | $1,215 |
| E03 | $1,620 | $1,215 |
| E04 | $1,620 | $1,215 |
| E05 | $1,857 | $1,392 |
| E06 | $2,034 | $1,521 |
| E07 | $2,130 | $1,629 |
| E08 | $2,232 | $1,899 |
| E09 | $2,385 | $1,938 |
| W01 | $2,049 | $1,548 |
| W02 | $2,172 | $1,896 |
| W03 | $2,301 | $1,947 |
| W04 | $2,418 | $2,049 |
| W05 | $2,562 | $2,154 |
| O01E | $2,145 | $1,854 |
| O02E | $2,286 | $1,929 |
| O03E | $2,439 | $2,022 |
| O01 | $1,887 | $1,416 |
| O02 | $2,031 | $1,782 |
| O03 | $2,298 | $1,965 |
| O04 | $2,607 | $2,130 |
| O05 | $2,823 | $2,187 |
| O06 | $2,847 | $2,283 |
| O07 | $2,868 | $2,325 |
BAH for MARQUETTE, MI includes the following zip codes: 49808, 49814, 49819, 49833, 49841, 49849, 49855, 49861, 49865, 49866, 49871, 49879, 49885
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SAULT STE MARIE, MI BAH Rates
Military Housing Area: MI145
| Grade | With Dependents | Without Dependents |
|---|---|---|
| E01 | $1,302 | $978 |
| E02 | $1,302 | $978 |
| E03 | $1,302 | $978 |
| E04 | $1,302 | $978 |
| E05 | $1,425 | $1,083 |
| E06 | $1,659 | $1,242 |
| E07 | $1,725 | $1,305 |
| E08 | $1,797 | $1,476 |
| E09 | $1,914 | $1,536 |
| W01 | $1,677 | $1,272 |
| W02 | $1,755 | $1,473 |
| W03 | $1,845 | $1,548 |
| W04 | $1,944 | $1,668 |
| W05 | $2,067 | $1,740 |
| O01E | $1,734 | $1,422 |
| O02E | $1,839 | $1,602 |
| O03E | $1,863 | $1,734 |
| O01 | $1,533 | $1,170 |
| O02 | $1,743 | $1,446 |
| O03 | $1,845 | $1,653 |
| O04 | $1,890 | $1,773 |
| O05 | $1,917 | $1,791 |
| O06 | $1,932 | $1,824 |
| O07 | $1,944 | $1,857 |
BAH for SAULT STE MARIE, MI includes the following zip codes: 49710, 49715, 49719, 49724, 49725, 49726, 49728, 49736, 49745, 49748, 49752, 49760, 49768, 49774, 49780, 49781, 49783, 49784, 49785, 49786, 49788, 49793
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TRAVERSE CITY, MI BAH Rates
Military Housing Area: MI146
| Grade | With Dependents | Without Dependents |
|---|---|---|
| E01 | $1,851 | $1,554 |
| E02 | $1,851 | $1,554 |
| E03 | $1,851 | $1,554 |
| E04 | $1,851 | $1,554 |
| E05 | $1,884 | $1,716 |
| E06 | $2,469 | $1,851 |
| E07 | $2,589 | $1,941 |
| E08 | $2,712 | $2,034 |
| E09 | $2,883 | $2,178 |
| W01 | $2,490 | $1,869 |
| W02 | $2,640 | $2,001 |
| W03 | $2,793 | $2,199 |
| W04 | $2,922 | $2,493 |
| W05 | $3,078 | $2,616 |
| O01E | $2,607 | $1,956 |
| O02E | $2,772 | $2,139 |
| O03E | $2,943 | $2,463 |
| O01 | $1,959 | $1,812 |
| O02 | $2,463 | $1,944 |
| O03 | $2,787 | $2,259 |
| O04 | $3,129 | $2,589 |
| O05 | $3,369 | $2,658 |
| O06 | $3,399 | $2,775 |
| O07 | $3,426 | $2,823 |
BAH for TRAVERSE CITY, MI includes the following zip codes: 49411, 49431, 49601, 49610, 49613, 49614, 49616, 49617, 49618, 49619, 49620, 49621, 49625, 49626, 49628, 49630, 49634, 49635, 49636, 49637, 49638, 49640, 49643, 49645, 49649, 49650, 49653, 49654, 49660, 49663, 49664, 49666, 49668, 49670, 49673, 49674, 49675, 49682, 49683, 49684, 49685, 49686, 49689, 49690, 49696
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GRAND HAVEN, MI BAH Rates
Military Housing Area: MI148
| Grade | With Dependents | Without Dependents |
|---|---|---|
| E01 | $1,917 | $1,554 |
| E02 | $1,917 | $1,554 |
| E03 | $1,917 | $1,554 |
| E04 | $1,917 | $1,554 |
| E05 | $2,040 | $1,704 |
| E06 | $2,433 | $1,824 |
| E07 | $2,457 | $1,920 |
| E08 | $2,466 | $2,124 |
| E09 | $2,514 | $2,235 |
| W01 | $2,454 | $1,887 |
| W02 | $2,463 | $2,121 |
| W03 | $2,475 | $2,250 |
| W04 | $2,535 | $2,430 |
| W05 | $2,622 | $2,448 |
| O01E | $2,460 | $2,037 |
| O02E | $2,469 | $2,208 |
| O03E | $2,547 | $2,427 |
| O01 | $2,094 | $1,791 |
| O02 | $2,430 | $2,004 |
| O03 | $2,472 | $2,289 |
| O04 | $2,646 | $2,436 |
| O05 | $2,772 | $2,451 |
| O06 | $2,796 | $2,454 |
| O07 | $2,814 | $2,490 |
BAH for GRAND HAVEN, MI includes the following zip codes: 49303, 49318, 49409, 49415, 49417, 49425, 49437, 49440, 49441, 49442, 49443, 49444, 49445, 49451, 49456, 49457, 49461, 49463
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BATTLE CREEK/KALAMAZOO, MI BAH Rates
Military Housing Area: MI152
| Grade | With Dependents | Without Dependents |
|---|---|---|
| E01 | $1,581 | $1,185 |
| E02 | $1,581 | $1,185 |
| E03 | $1,581 | $1,185 |
| E04 | $1,581 | $1,185 |
| E05 | $1,806 | $1,356 |
| E06 | $2,223 | $1,668 |
| E07 | $2,289 | $1,716 |
| E08 | $2,355 | $1,893 |
| E09 | $2,472 | $2,013 |
| W01 | $2,244 | $1,683 |
| W02 | $2,316 | $1,890 |
| W03 | $2,400 | $2,028 |
| W04 | $2,502 | $2,232 |
| W05 | $2,625 | $2,301 |
| O01E | $2,295 | $1,803 |
| O02E | $2,388 | $1,986 |
| O03E | $2,517 | $2,217 |
| O01 | $1,860 | $1,395 |
| O02 | $2,220 | $1,734 |
| O03 | $2,397 | $2,070 |
| O04 | $2,664 | $2,283 |
| O05 | $2,853 | $2,319 |
| O06 | $2,877 | $2,382 |
| O07 | $2,898 | $2,424 |
BAH for BATTLE CREEK/KALAMAZOO, MI includes the following zip codes: 49001, 49002, 49003, 49004, 49005, 49006, 49007, 49008, 49009, 49011, 49012, 49014, 49015, 49016, 49017, 49018, 49019, 49020, 49024, 49029, 49033, 49034, 49037, 49041, 49048, 49051, 49052, 49053, 49068, 49074, 49077, 49081, 49083, 49087, 49088, 49092, 49097, 49224, 49245
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LANSING, MI BAH Rates
Military Housing Area: MI153
| Grade | With Dependents | Without Dependents |
|---|---|---|
| E01 | $1,482 | $1,113 |
| E02 | $1,482 | $1,113 |
| E03 | $1,482 | $1,113 |
| E04 | $1,482 | $1,113 |
| E05 | $1,650 | $1,239 |
| E06 | $1,842 | $1,380 |
| E07 | $1,878 | $1,485 |
| E08 | $1,914 | $1,692 |
| E09 | $2,043 | $1,740 |
| W01 | $1,860 | $1,434 |
| W02 | $1,893 | $1,689 |
| W03 | $1,947 | $1,749 |
| W04 | $2,085 | $1,842 |
| W05 | $2,256 | $1,887 |
| O01E | $1,881 | $1,647 |
| O02E | $1,938 | $1,728 |
| O03E | $2,109 | $1,833 |
| O01 | $1,680 | $1,311 |
| O02 | $1,839 | $1,596 |
| O03 | $1,944 | $1,770 |
| O04 | $2,316 | $1,872 |
| O05 | $2,580 | $1,935 |
| O06 | $2,604 | $1,953 |
| O07 | $2,622 | $1,968 |
BAH for LANSING, MI includes the following zip codes: 48805, 48813, 48819, 48821, 48823, 48824, 48825, 48826, 48827, 48837, 48840, 48842, 48854, 48861, 48864, 48876, 48890, 48892, 48895, 48901, 48908, 48909, 48910, 48911, 48912, 48913, 48915, 48916, 48917, 48918, 48919, 48922, 48924, 48929, 48930, 48933, 48937, 48951, 48956, 48980, 49021, 49076, 49096, 49251, 49264, 49285
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GRAND RAPIDS, MI BAH Rates
Military Housing Area: MI154
| Grade | With Dependents | Without Dependents |
|---|---|---|
| E01 | $1,848 | $1,386 |
| E02 | $1,848 | $1,386 |
| E03 | $1,848 | $1,386 |
| E04 | $1,848 | $1,386 |
| E05 | $2,007 | $1,572 |
| E06 | $2,262 | $1,701 |
| E07 | $2,283 | $1,851 |
| E08 | $2,301 | $2,064 |
| E09 | $2,424 | $2,130 |
| W01 | $2,280 | $1,803 |
| W02 | $2,289 | $2,061 |
| W03 | $2,319 | $2,142 |
| W04 | $2,469 | $2,259 |
| W05 | $2,655 | $2,286 |
| O01E | $2,286 | $2,004 |
| O02E | $2,313 | $2,115 |
| O03E | $2,496 | $2,253 |
| O01 | $2,046 | $1,686 |
| O02 | $2,259 | $1,959 |
| O03 | $2,316 | $2,166 |
| O04 | $2,718 | $2,271 |
| O05 | $3,006 | $2,289 |
| O06 | $3,033 | $2,298 |
| O07 | $3,054 | $2,337 |
BAH for GRAND RAPIDS, MI includes the following zip codes: 49301, 49302, 49306, 49315, 49316, 49317, 49319, 49321, 49326, 49330, 49331, 49341, 49343, 49345, 49351, 49355, 49356, 49357, 49401, 49403, 49404, 49418, 49422, 49423, 49424, 49426, 49427, 49428, 49429, 49430, 49434, 49435, 49448, 49460, 49464, 49468, 49501, 49502, 49503, 49504, 49505, 49506, 49507, 49508, 49509, 49510, 49512, 49514, 49515, 49516, 49518, 49519, 49523, 49525, 49528, 49530, 49534, 49544, 49546, 49548, 49555, 49560, 49588, 49599
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ANN ARBOR, MI BAH Rates
Military Housing Area: MI155
| Grade | With Dependents | Without Dependents |
|---|---|---|
| E01 | $2,226 | $1,674 |
| E02 | $2,226 | $1,674 |
| E03 | $2,226 | $1,674 |
| E04 | $2,226 | $1,674 |
| E05 | $2,472 | $1,866 |
| E06 | $2,982 | $2,238 |
| E07 | $3,090 | $2,319 |
| E08 | $3,198 | $2,577 |
| E09 | $3,378 | $2,727 |
| W01 | $3,003 | $2,253 |
| W02 | $3,135 | $2,574 |
| W03 | $3,273 | $2,745 |
| W04 | $3,420 | $3,003 |
| W05 | $3,597 | $3,114 |
| O01E | $3,105 | $2,469 |
| O02E | $3,255 | $2,694 |
| O03E | $3,444 | $2,976 |
| O01 | $2,538 | $1,974 |
| O02 | $2,979 | $2,394 |
| O03 | $3,270 | $2,799 |
| O04 | $3,660 | $3,090 |
| O05 | $3,933 | $3,150 |
| O06 | $3,969 | $3,255 |
| O07 | $4,002 | $3,312 |
BAH for ANN ARBOR, MI includes the following zip codes: 48103, 48104, 48105, 48106, 48107, 48108, 48109, 48113, 48115, 48118, 48130, 48158, 48160, 48175, 48176, 48178, 48189, 48190, 48191, 48197, 48198
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SAGINAW, MI BAH Rates
Military Housing Area: MI156
| Grade | With Dependents | Without Dependents |
|---|---|---|
| E01 | $1,335 | $1,002 |
| E02 | $1,335 | $1,002 |
| E03 | $1,335 | $1,002 |
| E04 | $1,335 | $1,002 |
| E05 | $1,497 | $1,122 |
| E06 | $1,746 | $1,305 |
| E07 | $1,779 | $1,338 |
| E08 | $1,818 | $1,551 |
| E09 | $1,854 | $1,617 |
| W01 | $1,761 | $1,320 |
| W02 | $1,797 | $1,548 |
| W03 | $1,848 | $1,626 |
| W04 | $1,860 | $1,746 |
| W05 | $1,887 | $1,788 |
| O01E | $1,782 | $1,494 |
| O02E | $1,839 | $1,602 |
| O03E | $1,863 | $1,734 |
| O01 | $1,533 | $1,170 |
| O02 | $1,743 | $1,446 |
| O03 | $1,845 | $1,653 |
| O04 | $1,890 | $1,773 |
| O05 | $1,917 | $1,791 |
| O06 | $1,932 | $1,824 |
| O07 | $1,944 | $1,857 |
BAH for SAGINAW, MI includes the following zip codes: 48415, 48417, 48601, 48602, 48603, 48604, 48605, 48606, 48607, 48608, 48609, 48611, 48613, 48614, 48616, 48623, 48626, 48631, 48634, 48637, 48638, 48649, 48650, 48655, 48663, 48706, 48707, 48708, 48710, 48722, 48724, 48732, 48734, 48747, 48787
