Rates and VA Loan Buying Power
2026 South Carolina BAH Rates and VA Loan Buying Power
South Carolina has 6 Military Housing Areas. E-5 with-dependents BAH ranges from $1,503 to $2,403 per month; E-6 with dependents ranges from $1,947 to $2,811. Buying-power assumptions are stated below the table.
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| MHA | E-5 w/dep | E-6 w/dep | E-6 buying power |
|---|---|---|---|
| BEAUFORT/PARRIS ISLAND, SC | $2,403 | $2,811 | |
| CHARLESTON, SC | $2,385 | $2,616 | |
| COLUMBIA/FORT JACKSON, SC | $1,878 | $2,121 | |
| GREENVILLE, SC | $1,923 | $2,082 | |
| MYRTLE BEACH, SC | $2,097 | $2,361 | |
| SUMTER/SHAW AFB, SC | $1,503 | $1,947 |
South Carolina BAH Snapshot
- MHA count: 6 Military Housing Areas
- E-5 w/dep range: $1,503 to $2,403/mo
- E-6 w/dep range: $1,947 to $2,811/mo
- Buying power range: ~$170,000 to ~$320,000
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
- BEAUFORT/PARRIS ISLAND, SC: E-6 w/dep $2,811/mo, ~$320,000 buying power
- CHARLESTON, SC: E-6 w/dep $2,616/mo, ~$295,000 buying power
- MYRTLE BEACH, SC: E-6 w/dep $2,361/mo, ~$270,000 buying power
- COLUMBIA/FORT JACKSON, SC: E-6 w/dep $2,121/mo, ~$240,000 buying power
Lowest BAH in Texas
- SUMTER/SHAW AFB, SC: E-6 w/dep $1,947/mo, ~$220,000 buying power
- GREENVILLE, SC: E-6 w/dep $2,082/mo, ~$235,000 buying power
- COLUMBIA/FORT JACKSON, SC: E-6 w/dep $2,121/mo, ~$240,000 buying power
- MYRTLE BEACH, SC: E-6 w/dep $2,361/mo, ~$270,000 buying power
The Bottom Line Up Front
South Carolina BAH rates vary by more than $864 per month at E-6 with dependents. The highest rate is $2,811 (BEAUFORT/PARRIS ISLAND, SC) and the lowest is $1,947 (SUMTER/SHAW AFB, SC). That spread translates to a buying-power difference of roughly $100,000 at current VA loan terms.
How to Use South Carolina 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 South Carolina: 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 South Carolina: 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
South Carolina Housing Costs and BAH Impact
South Carolina remains one of the more affordable Military housing markets in the Southeast. 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.
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 South Carolina VA loan guide.
Explore More BAH Insights
- 2026 BAH Rates by City: Official tables by city and MHA
- How BAH Affects VA Loan Buying Power: How the allowance converts to qualifying income
- Dual Military BAH and VA Loans: How dual-Military couples combine BAH
- BAH After Active Duty: Using BAH after separation for a VA loan
- Highest BAH Cities 2026: Cities with the largest BAH rates
- BAH vs PITI Coverage: How BAH compares to the full mortgage payment
- Buy or Rent at PCS: Using BAH to decide between buying and renting
- BAH Gross-Up Explained: How the 125 percent gross-up works
South Carolina 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, South Carolina property tax at 0.45 percent (2023 ACS), homeowners insurance at 0.58 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).
BEAUFORT/PARRIS ISLAND, SC (MHA SC258): E-5 w/dep $2,403, E-6 w/dep $2,811, ~$320,000 buying power
BEAUFORT/PARRIS ISLAND, SC BAH Rates
| Grade | With Dependents | Without Dependents |
|---|---|---|
| E-1 | $2,319 | $1,875 |
| E-2 | $2,319 | $1,875 |
| E-3 | $2,319 | $1,875 |
| E-4 | $2,319 | $1,875 |
| E-5 | $2,403 | $2,103 |
| E-6 | $2,811 | $2,235 |
| E-7 | $2,835 | $2,319 |
| E-8 | $2,844 | $2,490 |
| E-9 | $2,949 | $2,607 |
| W-1 | $2,832 | $2,304 |
| W-2 | $2,841 | $2,487 |
| W-3 | $2,859 | $2,622 |
| W-4 | $2,982 | $2,808 |
| W-5 | $3,141 | $2,829 |
| O-1E | $2,838 | $2,400 |
| O-2E | $2,850 | $2,580 |
| O-3E | $3,009 | $2,805 |
| O-1 | $2,457 | $2,232 |
| O-2 | $2,808 | $2,379 |
| O-3 | $2,856 | $2,661 |
| O-4 | $3,192 | $2,817 |
| O-5 | $3,438 | $2,832 |
| O-6 | $3,465 | $2,835 |
| O-7 | $3,489 | $2,883 |
BEAUFORT/PARRIS ISLAND, SC Buying Power
- E-5 w/dep ($2,403): ~$275,000 home, PITI ~$2,012/mo
- E-6 w/dep ($2,811): ~$320,000 home, PITI ~$2,341/mo
- E-7 w/dep ($2,835): ~$320,000 home, PITI ~$2,341/mo
- O-3 w/dep ($2,856): ~$325,000 home, PITI ~$2,377/mo
CHARLESTON, SC (MHA SC259): E-5 w/dep $2,385, E-6 w/dep $2,616, ~$295,000 buying power
CHARLESTON, SC BAH Rates
| Grade | With Dependents | Without Dependents |
|---|---|---|
| E-1 | $2,220 | $1,755 |
| E-2 | $2,220 | $1,755 |
| E-3 | $2,220 | $1,755 |
| E-4 | $2,220 | $1,755 |
| E-5 | $2,385 | $1,941 |
| E-6 | $2,616 | $2,064 |
| E-7 | $2,652 | $2,223 |
| E-8 | $2,694 | $2,439 |
| E-9 | $2,769 | $2,496 |
| W-1 | $2,634 | $2,172 |
| W-2 | $2,667 | $2,436 |
| W-3 | $2,724 | $2,508 |
| W-4 | $2,790 | $2,619 |
| W-5 | $2,880 | $2,661 |
| O-1E | $2,655 | $2,382 |
| O-2E | $2,712 | $2,484 |
| O-3E | $2,802 | $2,607 |
| O-1 | $2,421 | $2,049 |
| O-2 | $2,613 | $2,334 |
| O-3 | $2,721 | $2,529 |
| O-4 | $2,904 | $2,646 |
| O-5 | $3,039 | $2,664 |
| O-6 | $3,060 | $2,697 |
| O-7 | $3,081 | $2,742 |
CHARLESTON, SC Buying Power
- E-5 w/dep ($2,385): ~$270,000 home, PITI ~$1,975/mo
- E-6 w/dep ($2,616): ~$295,000 home, PITI ~$2,158/mo
- E-7 w/dep ($2,652): ~$300,000 home, PITI ~$2,194/mo
- O-3 w/dep ($2,721): ~$310,000 home, PITI ~$2,268/mo
COLUMBIA/FORT JACKSON, SC (MHA SC260): E-5 w/dep $1,878, E-6 w/dep $2,121, ~$240,000 buying power
COLUMBIA/FORT JACKSON, SC BAH Rates
| Grade | With Dependents | Without Dependents |
|---|---|---|
| E-1 | $1,812 | $1,479 |
| E-2 | $1,812 | $1,479 |
| E-3 | $1,812 | $1,479 |
| E-4 | $1,812 | $1,479 |
| E-5 | $1,878 | $1,647 |
| E-6 | $2,121 | $1,746 |
| E-7 | $2,160 | $1,812 |
| E-8 | $2,202 | $1,932 |
| E-9 | $2,310 | $1,995 |
| W-1 | $2,136 | $1,803 |
| W-2 | $2,175 | $1,929 |
| W-3 | $2,235 | $2,004 |
| W-4 | $2,340 | $2,121 |
| W-5 | $2,475 | $2,166 |
| O-1E | $2,163 | $1,875 |
| O-2E | $2,223 | $1,980 |
| O-3E | $2,361 | $2,109 |
| O-1 | $1,914 | $1,743 |
| O-2 | $2,118 | $1,860 |
| O-3 | $2,232 | $2,028 |
| O-4 | $2,517 | $2,151 |
| O-5 | $2,724 | $2,172 |
| O-6 | $2,745 | $2,211 |
| O-7 | $2,760 | $2,247 |
COLUMBIA/FORT JACKSON, SC Buying Power
- E-5 w/dep ($1,878): ~$215,000 home, PITI ~$1,573/mo
- E-6 w/dep ($2,121): ~$240,000 home, PITI ~$1,756/mo
- E-7 w/dep ($2,160): ~$245,000 home, PITI ~$1,792/mo
- O-3 w/dep ($2,232): ~$255,000 home, PITI ~$1,865/mo
GREENVILLE, SC (MHA SC261): E-5 w/dep $1,923, E-6 w/dep $2,082, ~$235,000 buying power
GREENVILLE, SC BAH Rates
| Grade | With Dependents | Without Dependents |
|---|---|---|
| E-1 | $1,785 | $1,386 |
| E-2 | $1,785 | $1,386 |
| E-3 | $1,785 | $1,386 |
| E-4 | $1,785 | $1,386 |
| E-5 | $1,923 | $1,551 |
| E-6 | $2,082 | $1,656 |
| E-7 | $2,124 | $1,788 |
| E-8 | $2,172 | $1,959 |
| E-9 | $2,277 | $1,995 |
| W-1 | $2,097 | $1,749 |
| W-2 | $2,142 | $1,956 |
| W-3 | $2,208 | $2,004 |
| W-4 | $2,301 | $2,082 |
| W-5 | $2,424 | $2,133 |
| O-1E | $2,130 | $1,920 |
| O-2E | $2,196 | $1,986 |
| O-3E | $2,322 | $2,070 |
| O-1 | $1,950 | $1,644 |
| O-2 | $2,079 | $1,881 |
| O-3 | $2,205 | $2,019 |
| O-4 | $2,463 | $2,118 |
| O-5 | $2,649 | $2,142 |
| O-6 | $2,670 | $2,184 |
| O-7 | $2,685 | $2,220 |
GREENVILLE, SC Buying Power
- E-5 w/dep ($1,923): ~$220,000 home, PITI ~$1,609/mo
- E-6 w/dep ($2,082): ~$235,000 home, PITI ~$1,719/mo
- E-7 w/dep ($2,124): ~$240,000 home, PITI ~$1,756/mo
- O-3 w/dep ($2,205): ~$250,000 home, PITI ~$1,829/mo
MYRTLE BEACH, SC (MHA SC262): E-5 w/dep $2,097, E-6 w/dep $2,361, ~$270,000 buying power
MYRTLE BEACH, SC BAH Rates
| Grade | With Dependents | Without Dependents |
|---|---|---|
| E-1 | $1,989 | $1,647 |
| E-2 | $1,989 | $1,647 |
| E-3 | $1,989 | $1,647 |
| E-4 | $1,989 | $1,647 |
| E-5 | $2,097 | $1,788 |
| E-6 | $2,361 | $1,881 |
| E-7 | $2,418 | $1,989 |
| E-8 | $2,481 | $2,157 |
| E-9 | $2,598 | $2,226 |
| W-1 | $2,379 | $1,962 |
| W-2 | $2,445 | $2,154 |
| W-3 | $2,526 | $2,238 |
| W-4 | $2,625 | $2,370 |
| W-5 | $2,751 | $2,433 |
| O-1E | $2,427 | $2,094 |
| O-2E | $2,511 | $2,211 |
| O-3E | $2,643 | $2,352 |
| O-1 | $2,136 | $1,875 |
| O-2 | $2,358 | $2,064 |
| O-3 | $2,523 | $2,262 |
| O-4 | $2,787 | $2,415 |
| O-5 | $2,982 | $2,445 |
| O-6 | $3,006 | $2,502 |
| O-7 | $3,027 | $2,544 |
MYRTLE BEACH, SC Buying Power
- E-5 w/dep ($2,097): ~$240,000 home, PITI ~$1,756/mo
- E-6 w/dep ($2,361): ~$270,000 home, PITI ~$1,975/mo
- E-7 w/dep ($2,418): ~$275,000 home, PITI ~$2,012/mo
- O-3 w/dep ($2,523): ~$285,000 home, PITI ~$2,085/mo
SUMTER/SHAW AFB, SC (MHA SC263): E-5 w/dep $1,503, E-6 w/dep $1,947, ~$220,000 buying power
SUMTER/SHAW AFB, SC BAH Rates
| Grade | With Dependents | Without Dependents |
|---|---|---|
| E-1 | $1,440 | $1,149 |
| E-2 | $1,440 | $1,149 |
| E-3 | $1,440 | $1,149 |
| E-4 | $1,440 | $1,149 |
| E-5 | $1,503 | $1,290 |
| E-6 | $1,947 | $1,461 |
| E-7 | $1,986 | $1,491 |
| E-8 | $2,025 | $1,596 |
| E-9 | $2,139 | $1,725 |
| W-1 | $1,968 | $1,476 |
| W-2 | $2,001 | $1,593 |
| W-3 | $2,055 | $1,743 |
| W-4 | $2,169 | $1,953 |
| W-5 | $2,316 | $1,995 |
| O-1E | $1,989 | $1,500 |
| O-2E | $2,043 | $1,695 |
| O-3E | $2,193 | $1,941 |
| O-1 | $1,563 | $1,374 |
| O-2 | $1,944 | $1,494 |
| O-3 | $2,052 | $1,785 |
| O-4 | $2,361 | $1,980 |
| O-5 | $2,589 | $1,998 |
| O-6 | $2,607 | $2,031 |
| O-7 | $2,625 | $2,064 |
SUMTER/SHAW AFB, SC Buying Power
- E-5 w/dep ($1,503): ~$170,000 home, PITI ~$1,244/mo
- E-6 w/dep ($1,947): ~$220,000 home, PITI ~$1,609/mo
- E-7 w/dep ($1,986): ~$225,000 home, PITI ~$1,646/mo
- O-3 w/dep ($2,052): ~$235,000 home, PITI ~$1,719/mo
VA Loans Near South Carolina Military Bases
South Carolina BAH rates for an E-6 with dependents range from $1,947/month (SUMTER/SHAW AFB, SC) to $2,811/month (BEAUFORT/PARRIS ISLAND, SC). That translates to estimated buying power from ~$220,000 to ~$320,000 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 South Carolina?
South Carolina has 6 Military Housing Areas. The Secretary of Defense determines the costs of adequate housing in each area. 37 USC 403(b)(2)
Which South Carolina MHA has the highest BAH?
BEAUFORT/PARRIS ISLAND, SC has the highest E-6 with-dependents rate at $2,811 per month, translating to roughly $320,000 in buying power.
Which South Carolina MHA has the lowest BAH?
SUMTER/SHAW AFB, SC has the lowest E-6 with-dependents rate at $1,947 per month, translating to roughly $220,000 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, South Carolina property tax at 0.45 percent (2023 ACS), homeowners insurance at 0.58 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, South Carolina property tax at 0.45 percent (2023 ACS), homeowners insurance at 0.58 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.
Resources Used
- DoD BAH Rate Lookup
- VA Home Loan Overview
- BAH dataset: bah-2026-provisional.json (md5 0c11a85f)