2025 BAH Rates in South Carolina – Military Housing by ZIP Code
The 2025 Basic Allowance for Housing (BAH) rates in South Carolina are now available. These monthly, tax-free payments are designed to help service members cover off-base housing expenses across the state. Whether you’re stationed at Joint Base Charleston, Fort Jackson, MCAS Beaufort, or serving near Columbia, your BAH is based on ZIP code, rank, and dependent status.
BAH increases for 2025 reflect rental market growth in Charleston, Columbia, and other coastal ZIPs. For national comparisons, visit our BAH rate update tool, or explore financing tips in the South Carolina VA loan guide.
What Is BAH and Who Receives It in South Carolina?
BAH is a tax-free monthly allowance paid to military members who live off base. In South Carolina, this includes service members assigned to Joint Base Charleston, MCAS Beaufort, Fort Jackson (Columbia), and regional recruiters located in cities like Myrtle Beach, Summerville, and Greenville.
How South Carolina BAH Rates Are Determined
- Location: ZIPs like 29404 (Charleston AFB), 29904 (MCAS Beaufort), and 29207 (Fort Jackson) are evaluated annually for local rent data.
- Pay Grade: Your rank directly affects your housing allowance — higher ranks receive more.
- Dependents: If you have dependents, your BAH is higher to account for family housing needs.
How to Use the 2025 BAH Charts
- Locate your base or ZIP code
- Select your pay grade (e.g., E-4, O-3)
- Compare rates for with and without dependents
How to Use Your BAH to Buy a Home in South Carolina
Many military families in South Carolina use their BAH toward a VA home loan instead of renting. In areas like Goose Creek, Irmo, or Beaufort, home prices are often low enough that your BAH can fully cover a mortgage payment — especially since VA loans don’t require a down payment.
VA Loan Benefits in South Carolina:
- No down payment required for most eligible borrowers
- No private mortgage insurance (PMI)
- Flexible credit standards and manual underwriting options
- Access to low VA interest rates
Using your BAH to buy in South Carolina offers long-term financial stability — especially with home values steadily rising across the state.
South Carolina Housing Costs & BAH Impact
South Carolina remains one of the more affordable military housing markets in the Southeast. In Columbia, Sumter, and most coastal towns, BAH covers rent and utilities for most enlisted service members. In 2025, rate increases were most noticeable in Charleston and Beaufort due to rising housing demand. Overall, BAH stretches well in both rural and urban areas of the state.
View South Carolina BAH Rate FAQs
| Grade | With Dependents | Without Dependents |
|---|---|---|
| E01 | $1,764 | $1,416 |
| E02 | $1,764 | $1,416 |
| E03 | $1,764 | $1,416 |
| E04 | $1,764 | $1,416 |
| E05 | $1,821 | $1,602 |
| E06 | $2,112 | $1,707 |
| E07 | $2,172 | $1,761 |
| E08 | $2,241 | $1,884 |
| E09 | $2,334 | $1,965 |
| W01 | $2,127 | $1,755 |
| W02 | $2,202 | $1,881 |
| W03 | $2,286 | $1,974 |
| W04 | $2,352 | $2,124 |
| W05 | $2,430 | $2,187 |
| O01E | $2,187 | $1,821 |
| O02E | $2,271 | $1,947 |
| O03E | $2,358 | $2,106 |
| O01 | $1,860 | $1,704 |
| O02 | $2,109 | $1,803 |
| O03 | $2,280 | $2,004 |
| O04 | $2,451 | $2,172 |
| O05 | $2,574 | $2,208 |
| O06 | $2,592 | $2,271 |
| O07 | $2,610 | $2,298 |
BAH for Beaufort/Parris Island, SC includes the following zip codes: 29902, 29904, 29905, 29906, 29907, 29909, 29910, 29914, 29915, 29920, 29925, 29926, 29927, 29928, 29931, 29935, 29940, 29941, 29945.
2025 BAH FAQs for South Carolina
How much did BAH increase in South Carolina for 2025?
BAH rose by about 4.4% statewide, with the biggest jumps near Charleston, Beaufort, and Columbia.
What areas in South Carolina have the highest BAH?
ZIPs near Joint Base Charleston and MCAS Beaufort typically have the highest BAH due to higher rental costs in coastal areas.
What is the BAH for an E-5 with dependents at Fort Jackson?
An E-5 with dependents at Fort Jackson (ZIP 29207) receives about $2,031/month in 2025.
Can BAH cover rent in South Carolina?
Yes. BAH fully covers rent in most ZIP codes, especially outside of high-demand coastal cities.
Is BAH taxable in South Carolina?
No. BAH is completely tax-free at both the state and federal level.
Can I use BAH to qualify for a VA loan?
Yes. BAH counts as stable income and is accepted by VA lenders when applying for a mortgage.
What ZIP is used for Joint Base Charleston?
BAH for Joint Base Charleston is calculated using ZIP 29404 and surrounding areas in Charleston County.
When do new BAH rates go into effect?
New BAH rates are released each January based on updated housing market data from the previous year.
