Rates and VA Loan Buying Power
2026 South Carolina BAH Rates and VA Loan Buying Power
DoD BAH Lookup
DFAS Pay and Entitlements
VA Home Loan Overview
CFPB Loan Estimate Guide
South Carolina BAH rates can directly affect VA loan buying power because BAH is tax free and many lenders count it once it is verified on your LES. Before you get lost in the tables, make sure the lender is using the right market, the right dependency status, and a payment target that fits your full file.
Next step:
Check Your VA Loan Eligibility
South Carolina BAH Snapshot
- Beaufort and Parris Island plus Charleston run above inland markets like Sumter and Columbia in your sample set
- That matters because buying power can move meaningfully by zip code, rank, and dependency status across South Carolina
- Find your base in the tables below and check both with-dependents and without-dependents rates for your rank
How Lenders Count BAH
- Many VA lenders count BAH as qualifying income when it appears on your LES
- Because it is tax free, some lenders also gross it up
- That can improve DTI, but residual income and the full monthly payment still decide what is workable
- Ask your lender how they treat tax-free BAH on your LES before estimating your buying power
PCS and Rate Protection
- With valid PCS orders, lenders can often use gaining station BAH when you are moving into South Carolina
- Separate from that, individual rate protection can preserve a higher allowance while you stay at the same duty station with the same status
- Submit PCS orders to your lender early so they can qualify you using gaining-station BAH
LES and Documents
- Expect lenders to review two to three LES statements, plus PCS orders when relevant
- Those documents help verify continuity, current entitlements, and whether the lender used the correct South Carolina housing assumptions from the start
- Gather your two most recent LES statements and any PCS orders before starting your application
Frequently Asked Questions
Can I use South Carolina BAH to qualify for a VA loan?
Can PCS orders change which South Carolina BAH a lender uses?
Why does the South Carolina BAH table not match my loan estimate exactly?
Jump To Your Base
- BEAUFORT/PARRIS ISLAND, SC — E-6 w/dep: $2,811 → ~$325,000 buying power
- CHARLESTON, SC — E-6 w/dep: $2,616 → ~$300,000 buying power
- COLUMBIA/FORT JACKSON, SC — E-6 w/dep: $2,121 → ~$245,000 buying power
- GREENVILLE, SC — E-6 w/dep: $2,082 → ~$240,000 buying power
- MYRTLE BEACH, SC — E-6 w/dep: $2,361 → ~$275,000 buying power
- SUMTER/SHAW AFB, SC — E-6 w/dep: $1,947 → ~$225,000 buying power
The Bottom Line Up Front
South Carolina BAH rates for 2026 range from $1,947 to $2,811 per month for an E-6 with dependents, depending on duty station. At the highest rate, that supports roughly $310,000 in VA loan buying power at current rates. Use the 6 rate tables below to find your specific station, then see what your BAH actually buys with a VA loan.
How to Use South Carolina BAH Rates for a VA Loan
- Pick the right table: Start with the South Carolina 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 ordinary 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
South Carolina Housing Costs & BAH Impact
South Carolina remains one of the more affordable military housing markets in the Southeast. In Columbia, Sumter, and many coastal areas, BAH can cover a large share of rent and utilities for eligible service members. In 2026, the biggest increases were seen in Charleston and Beaufort as housing demand stayed elevated. Overall, South Carolina still offers solid housing buying power relative to many other duty stations.
Your BAH is one piece of the income picture. When you apply for a VA loan, lenders evaluate your debt-to-income ratio and residual income alongside your housing allowance. Because BAH is tax-free, most lenders can gross it up to reflect its true purchasing power, which directly affects pre-approval amounts. Understanding how your qualifying income is calculated helps you set a realistic price range before you start shopping.
For a broader look at homebuying options and benefits in this state, see our South Carolina VA loan guide.
What To Do Based On Your Situation
- PCS-ing to South Carolina soon: Use the gaining station BAH with your orders to get preapproved before you arrive. Many lenders can qualify you on the new rate before you move.
- Already stationed in South Carolina: Your BAH is already on your LES. Turn it into a PITI target and see what home price fits before you start shopping.
- Separating or retiring in South Carolina: BAH stops when you separate, so qualify based on your post-military income. If you are buying before separation, coordinate timing carefully with your lender.
Buying power estimates assume 6.5% rate, $0 down, state average property tax and insurance rates, and 2.15% VA funding fee financed. Your actual buying power depends on credit, debts, and lender qualification.
BEAUFORT/PARRIS ISLAND, SC BAH Rates
Military Housing Area: SC258
| Grade | With Dependents | Without Dependents |
|---|---|---|
| E01 | $2,319 | $1,875 |
| E02 | $2,319 | $1,875 |
| E03 | $2,319 | $1,875 |
| E04 | $2,319 | $1,875 |
| E05 | $2,403 | $2,103 |
| E06 | $2,811 | $2,235 |
| E07 | $2,835 | $2,319 |
| E08 | $2,844 | $2,490 |
| E09 | $2,949 | $2,607 |
| W01 | $2,832 | $2,304 |
| W02 | $2,841 | $2,487 |
| W03 | $2,859 | $2,622 |
| W04 | $2,982 | $2,808 |
| W05 | $3,141 | $2,829 |
| O01E | $2,838 | $2,400 |
| O02E | $2,850 | $2,580 |
| O03E | $3,009 | $2,805 |
| O01 | $2,457 | $2,232 |
| O02 | $2,808 | $2,379 |
| O03 | $2,856 | $2,661 |
| O04 | $3,192 | $2,817 |
| O05 | $3,438 | $2,832 |
| O06 | $3,465 | $2,835 |
| O07 | $3,489 | $2,883 |
BEAUFORT/PARRIS ISLAND, SC — What Your BAH Can Buy
At current VA loan rates (~6.5%), here is what common ranks can target:
- E-5 w/dep ($2,403): ~$275,000 home · PITI ~$1,994/mo
- E-6 w/dep ($2,811): ~$325,000 home · PITI ~$2,333/mo
- E-7 w/dep ($2,835): ~$325,000 home · PITI ~$2,353/mo
- O-3 w/dep ($2,856): ~$330,000 home · PITI ~$2,370/mo
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
CHARLESTON, SC BAH Rates
Military Housing Area: SC259
| Grade | With Dependents | Without Dependents |
|---|---|---|
| E01 | $2,220 | $1,755 |
| E02 | $2,220 | $1,755 |
| E03 | $2,220 | $1,755 |
| E04 | $2,220 | $1,755 |
| E05 | $2,385 | $1,941 |
| E06 | $2,616 | $2,064 |
| E07 | $2,652 | $2,223 |
| E08 | $2,694 | $2,439 |
| E09 | $2,769 | $2,496 |
| W01 | $2,634 | $2,172 |
| W02 | $2,667 | $2,436 |
| W03 | $2,724 | $2,508 |
| W04 | $2,790 | $2,619 |
| W05 | $2,880 | $2,661 |
| O01E | $2,655 | $2,382 |
| O02E | $2,712 | $2,484 |
| O03E | $2,802 | $2,607 |
| O01 | $2,421 | $2,049 |
| O02 | $2,613 | $2,334 |
| O03 | $2,721 | $2,529 |
| O04 | $2,904 | $2,646 |
| O05 | $3,039 | $2,664 |
| O06 | $3,060 | $2,697 |
| O07 | $3,081 | $2,742 |
CHARLESTON, SC — What Your BAH Can Buy
At current VA loan rates (~6.5%), here is what common ranks can target:
- E-5 w/dep ($2,385): ~$275,000 home · PITI ~$1,979/mo
- E-6 w/dep ($2,616): ~$300,000 home · PITI ~$2,171/mo
- E-7 w/dep ($2,652): ~$305,000 home · PITI ~$2,201/mo
- O-3 w/dep ($2,721): ~$315,000 home · PITI ~$2,258/mo
COLUMBIA/FORT JACKSON, SC BAH Rates
Military Housing Area: SC260
| Grade | With Dependents | Without Dependents |
|---|---|---|
| E01 | $1,812 | $1,479 |
| E02 | $1,812 | $1,479 |
| E03 | $1,812 | $1,479 |
| E04 | $1,812 | $1,479 |
| E05 | $1,878 | $1,647 |
| E06 | $2,121 | $1,746 |
| E07 | $2,160 | $1,812 |
| E08 | $2,202 | $1,932 |
| E09 | $2,310 | $1,995 |
| W01 | $2,136 | $1,803 |
| W02 | $2,175 | $1,929 |
| W03 | $2,235 | $2,004 |
| W04 | $2,340 | $2,121 |
| W05 | $2,475 | $2,166 |
| O01E | $2,163 | $1,875 |
| O02E | $2,223 | $1,980 |
| O03E | $2,361 | $2,109 |
| O01 | $1,914 | $1,743 |
| O02 | $2,118 | $1,860 |
| O03 | $2,232 | $2,028 |
| O04 | $2,517 | $2,151 |
| O05 | $2,724 | $2,172 |
| O06 | $2,745 | $2,211 |
| O07 | $2,760 | $2,247 |
COLUMBIA/FORT JACKSON, SC — What Your BAH Can Buy
At current VA loan rates (~6.5%), here is what common ranks can target:
- E-5 w/dep ($1,878): ~$215,000 home · PITI ~$1,558/mo
- E-6 w/dep ($2,121): ~$245,000 home · PITI ~$1,760/mo
- E-7 w/dep ($2,160): ~$250,000 home · PITI ~$1,792/mo
- O-3 w/dep ($2,232): ~$260,000 home · PITI ~$1,852/mo
GREENVILLE, SC BAH Rates
Military Housing Area: SC261
| Grade | With Dependents | Without Dependents |
|---|---|---|
| E01 | $1,785 | $1,386 |
| E02 | $1,785 | $1,386 |
| E03 | $1,785 | $1,386 |
| E04 | $1,785 | $1,386 |
| E05 | $1,923 | $1,551 |
| E06 | $2,082 | $1,656 |
| E07 | $2,124 | $1,788 |
| E08 | $2,172 | $1,959 |
| E09 | $2,277 | $1,995 |
| W01 | $2,097 | $1,749 |
| W02 | $2,142 | $1,956 |
| W03 | $2,208 | $2,004 |
| W04 | $2,301 | $2,082 |
| W05 | $2,424 | $2,133 |
| O01E | $2,130 | $1,920 |
| O02E | $2,196 | $1,986 |
| O03E | $2,322 | $2,070 |
| O01 | $1,950 | $1,644 |
| O02 | $2,079 | $1,881 |
| O03 | $2,205 | $2,019 |
| O04 | $2,463 | $2,118 |
| O05 | $2,649 | $2,142 |
| O06 | $2,670 | $2,184 |
| O07 | $2,685 | $2,220 |
GREENVILLE, SC — What Your BAH Can Buy
At current VA loan rates (~6.5%), here is what common ranks can target:
- E-5 w/dep ($1,923): ~$220,000 home · PITI ~$1,596/mo
- E-6 w/dep ($2,082): ~$240,000 home · PITI ~$1,728/mo
- E-7 w/dep ($2,124): ~$245,000 home · PITI ~$1,762/mo
- O-3 w/dep ($2,205): ~$255,000 home · PITI ~$1,830/mo
MYRTLE BEACH, SC BAH Rates
Military Housing Area: SC262
| Grade | With Dependents | Without Dependents |
|---|---|---|
| E01 | $1,989 | $1,647 |
| E02 | $1,989 | $1,647 |
| E03 | $1,989 | $1,647 |
| E04 | $1,989 | $1,647 |
| E05 | $2,097 | $1,788 |
| E06 | $2,361 | $1,881 |
| E07 | $2,418 | $1,989 |
| E08 | $2,481 | $2,157 |
| E09 | $2,598 | $2,226 |
| W01 | $2,379 | $1,962 |
| W02 | $2,445 | $2,154 |
| W03 | $2,526 | $2,238 |
| W04 | $2,625 | $2,370 |
| W05 | $2,751 | $2,433 |
| O01E | $2,427 | $2,094 |
| O02E | $2,511 | $2,211 |
| O03E | $2,643 | $2,352 |
| O01 | $2,136 | $1,875 |
| O02 | $2,358 | $2,064 |
| O03 | $2,523 | $2,262 |
| O04 | $2,787 | $2,415 |
| O05 | $2,982 | $2,445 |
| O06 | $3,006 | $2,502 |
| O07 | $3,027 | $2,544 |
MYRTLE BEACH, SC — What Your BAH Can Buy
At current VA loan rates (~6.5%), here is what common ranks can target:
- E-5 w/dep ($2,097): ~$240,000 home · PITI ~$1,740/mo
- E-6 w/dep ($2,361): ~$275,000 home · PITI ~$1,959/mo
- E-7 w/dep ($2,418): ~$280,000 home · PITI ~$2,006/mo
- O-3 w/dep ($2,523): ~$290,000 home · PITI ~$2,094/mo
SUMTER/SHAW AFB, SC BAH Rates
Military Housing Area: SC263
| Grade | With Dependents | Without Dependents |
|---|---|---|
| E01 | $1,440 | $1,149 |
| E02 | $1,440 | $1,149 |
| E03 | $1,440 | $1,149 |
| E04 | $1,440 | $1,149 |
| E05 | $1,503 | $1,290 |
| E06 | $1,947 | $1,461 |
| E07 | $1,986 | $1,491 |
| E08 | $2,025 | $1,596 |
| E09 | $2,139 | $1,725 |
| W01 | $1,968 | $1,476 |
| W02 | $2,001 | $1,593 |
| W03 | $2,055 | $1,743 |
| W04 | $2,169 | $1,953 |
| W05 | $2,316 | $1,995 |
| O01E | $1,989 | $1,500 |
| O02E | $2,043 | $1,695 |
| O03E | $2,193 | $1,941 |
| O01 | $1,563 | $1,374 |
| O02 | $1,944 | $1,494 |
| O03 | $2,052 | $1,785 |
| O04 | $2,361 | $1,980 |
| O05 | $2,589 | $1,998 |
| O06 | $2,607 | $2,031 |
| O07 | $2,625 | $2,064 |
SUMTER/SHAW AFB, SC — What Your BAH Can Buy
At current VA loan rates (~6.5%), here is what common ranks can target:
- E-5 w/dep ($1,503): ~$175,000 home · PITI ~$1,247/mo
- E-6 w/dep ($1,947): ~$225,000 home · PITI ~$1,616/mo
- E-7 w/dep ($1,986): ~$230,000 home · PITI ~$1,648/mo
- O-3 w/dep ($2,052): ~$235,000 home · PITI ~$1,703/mo
