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 VA Loan Eligibility Using Your BAH and LES
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.
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.
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.
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.
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?
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.
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 |
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 |
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 |
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 |
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 |
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 |
