2025 BAH Rates in Tennessee – Military Housing by ZIP Code
The 2025 Basic Allowance for Housing (BAH) rates in Tennessee are now active. These monthly, tax-free payments are provided to service members who live off base, with amounts based on ZIP code, rank, and dependent status. Whether you’re stationed at Fort Campbell (Tennessee side), NSA Mid-South in Millington, or Arnold Air Force Base, you’ll find your updated housing allowance below.
BAH saw moderate increases in 2025, especially around Nashville, Clarksville, and Memphis metro ZIPs. To compare national changes, visit our BAH rate tracker, or explore local VA loan options in the Tennessee VA loan guide.
See what your BAH covers in Tennessee
See BAH Rates in:
Using Your BAH to Buy a Home in Tennessee
Instead of paying rent, many military families use their BAH to purchase a home through a VA loan. In towns like Clarksville, Millington, and Smyrna, housing is affordable enough that your monthly BAH may cover your entire mortgage — and you don’t need a down payment to qualify.
VA Loan Benefits for Tennessee Buyers:
- No down payment required for most VA borrowers
- No private mortgage insurance (PMI) ever required
- Lenient credit score rules with manual underwriting available
- Lower-than-average VA interest rates
Buying a home in Tennessee with your BAH may help you build equity while living near base — especially in stable, family-friendly areas.
What Is BAH and How Is It Applied in Tennessee?
BAH is a monthly, tax-exempt housing stipend that helps military personnel afford off-base housing. In Tennessee, this includes those stationed at Fort Campbell (TN side), NSA Mid-South in Millington, Arnold AFB near Tullahoma, and regional recruiters in cities like Nashville, Chattanooga, and Knoxville.
How Are Tennessee BAH Rates Calculated?
- ZIP Code: Rates are based on rent data from local ZIPs, such as 37042 (Clarksville), 38053 (Millington), and 37388 (Tullahoma).
- Pay Grade: BAH increases with your rank, reflecting expanded housing expectations.
- Dependents: If you have dependents, your BAH is higher to help cover family housing costs.
Using the 2025 BAH Chart
- Locate your duty ZIP code or military housing area (MHA)
- Select your rank (e.g., E-4, O-2)
- Compare rates for “with” and “without” dependents
Tennessee Housing Costs & BAH Impact
Tennessee’s housing market is considered relatively affordable, though prices have steadily risen in recent years — particularly near Nashville, Memphis, and Clarksville. In 2025, BAH increases reflected these market shifts, especially in ZIPs near Fort Campbell and NSA Mid-South. For most service members, BAH is enough to fully cover rent and utilities across much of the state, with only a few high-demand areas exceeding the allowance.
Chattanooga, TN BAH Rates (MHA: TN266)
| Grade | With Dependents | Without Dependents |
|---|---|---|
| E01 | $1,851 | $1,440 |
| E02 | $1,851 | $1,440 |
| E03 | $1,851 | $1,440 |
| E04 | $1,851 | $1,440 |
| E05 | $1,950 | $1,635 |
| E06 | $2,424 | $1,818 |
| E07 | $2,448 | $1,851 |
| E08 | $2,457 | $2,049 |
| E09 | $2,556 | $2,187 |
| W01 | $2,445 | $1,833 |
| W02 | $2,454 | $2,046 |
| W03 | $2,466 | $2,205 |
| W04 | $2,604 | $2,421 |
| W05 | $2,808 | $2,433 |
| O01E | $2,451 | $1,947 |
| O02E | $2,460 | $2,154 |
| O03E | $2,634 | $2,418 |
| O01 | $2,013 | $1,749 |
| O02 | $2,421 | $1,920 |
| O03 | $2,463 | $2,253 |
| O04 | $2,880 | $2,424 |
| O05 | $3,198 | $2,436 |
| O06 | $3,225 | $2,439 |
| O07 | $3,249 | $2,460 |
Zip codes for Chattanooga, TN: 30726, 30736, 30742, 37302, 37304, 37308, 37315, 37341, 37343, 37350, 37351, 37363, 37373, 37377, 37379, 37384, 37401, 37402, 37403, 37404, 37405, 37406, 37407, 37408, 37409, 37410, 37411, 37412, 37414, 37415, 37416, 37419, 37421, 37422, 37424, 37450.
Knoxville, TN BAH Rates (MHA: TN267)
| Grade | With Dependents | Without Dependents |
|---|---|---|
| E01 | $1,923 | $1,479 |
| E02 | $1,923 | $1,479 |
| E03 | $1,923 | $1,479 |
| E04 | $1,923 | $1,479 |
| E05 | $2,052 | $1,680 |
| E06 | $2,457 | $1,842 |
| E07 | $2,553 | $1,926 |
| E08 | $2,655 | $2,136 |
| E09 | $2,817 | $2,250 |
| W01 | $2,475 | $1,890 |
| W02 | $2,598 | $2,133 |
| W03 | $2,724 | $2,268 |
| W04 | $2,853 | $2,475 |
| W05 | $3,009 | $2,577 |
| O01E | $2,568 | $2,049 |
| O02E | $2,706 | $2,226 |
| O03E | $2,874 | $2,448 |
| O01 | $2,106 | $1,791 |
| O02 | $2,454 | $2,013 |
| O03 | $2,721 | $2,307 |
| O04 | $3,063 | $2,553 |
| O05 | $3,303 | $2,610 |
| O06 | $3,330 | $2,706 |
| O07 | $3,357 | $2,754 |
Zip codes for Knoxville, TN: 37701, 37705, 37710, 37716, 37717, 37721, 37737, 37754, 37769, 37777, 37801, 37802, 37803, 37804, 37806, 37828, 37830, 37831, 37849, 37853, 37878, 37882, 37886, 37901, 37902, 37909, 37912, 37914, 37915, 37916, 37917, 37918, 37919, 37920, 37921, 37922, 37923, 37924, 37927, 37928, 37929, 37930, 37931, 37932, 37933, 37934, 37938, 37939, 37940, 37950, 37995, 37996, 37997, 37998.
Memphis, TN BAH Rates (MHA: TN268)
| Grade | With Dependents | Without Dependents |
|---|---|---|
| E01 | $2,064 | $1,590 |
| E02 | $2,064 | $1,590 |
| E03 | $2,064 | $1,590 |
| E04 | $2,064 | $1,590 |
| E05 | $2,208 | $1,800 |
| E06 | $2,319 | $1,932 |
| E07 | $2,337 | $2,067 |
| E08 | $2,346 | $2,235 |
| E09 | $2,376 | $2,253 |
| W01 | $2,334 | $2,025 |
| W02 | $2,343 | $2,232 |
| W03 | $2,355 | $2,262 |
| W04 | $2,397 | $2,307 |
| W05 | $2,493 | $2,319 |
| O01E | $2,340 | $2,205 |
| O02E | $2,349 | $2,250 |
| O03E | $2,409 | $2,304 |
| O01 | $2,229 | $1,917 |
| O02 | $2,316 | $2,163 |
| O03 | $2,352 | $2,271 |
| O04 | $2,523 | $2,310 |
| O05 | $2,664 | $2,322 |
| O06 | $2,688 | $2,325 |
| O07 | $2,706 | $2,343 |
Zip codes for Memphis, TN: 37501, 37544, 38002, 38004, 38011, 38014, 38015, 38016, 38017, 38018, 38019, 38023, 38027, 38028, 38029, 38049, 38053, 38054, 38055, 38058, 38071, 38083, 38088, 38101, 38103, 38104, 38105, 38106, 38107, 38108, 38109, 38111, 38112, 38113, 38114, 38115, 38116, 38117, 38118, 38119, 38120, 38122, 38124, 38125, 38126, 38127, 38128, 38130, 38131, 38132, 38133, 38134, 38135, 38136, 38137, 38138, 38139, 38141, 38145, 38148, 38150, 38151, 38152, 38157, 38159, 38161, 38163, 38166, 38167, 38168, 38173, 38174, 38175, 38177, 38181, 38182, 38183, 38184, 38186, 38187, 38188, 38190, 38193, 38194, 38197.
Nashville, TN BAH Rates (MHA: TN269)
| Grade | With Dependents | Without Dependents |
|---|---|---|
| E01 | $2,133 | $1,746 |
| E02 | $2,133 | $1,746 |
| E03 | $2,133 | $1,746 |
| E04 | $2,133 | $1,746 |
| E05 | $2,265 | $1,905 |
| E06 | $2,652 | $2,007 |
| E07 | $2,682 | $2,136 |
| E08 | $2,712 | $2,346 |
| E09 | $2,799 | $2,454 |
| W01 | $2,670 | $2,097 |
| W02 | $2,697 | $2,343 |
| W03 | $2,739 | $2,469 |
| W04 | $2,823 | $2,652 |
| W05 | $2,931 | $2,688 |
| O01E | $2,685 | $2,262 |
| O02E | $2,730 | $2,430 |
| O03E | $2,838 | $2,643 |
| O01 | $2,319 | $1,995 |
| O02 | $2,649 | $2,226 |
| O03 | $2,736 | $2,511 |
| O04 | $2,967 | $2,676 |
| O05 | $3,129 | $2,691 |
| O06 | $3,156 | $2,718 |
| O07 | $3,180 | $2,766 |
Zip codes for Nashville, TN: 37011, 37013, 37014, 37024, 37027, 37037, 37046, 37060, 37062, 37063, 37064, 37065, 37067, 37068, 37069, 37070, 37072, 37076, 37080, 37085, 37086, 37089, 37115, 37116, 37118, 37127, 37128, 37129, 37130, 37131, 37132, 37133, 37135, 37138, 37153, 37167, 37179, 37189, 37201, 37202, 37203, 37204, 37205, 37206, 37207, 37208, 37209, 37210, 37211, 37212, 37213, 37214, 37215, 37216, 37217, 37218, 37219, 37220, 37221, 37222, 37224, 37227, 37228, 37229, 37230, 37232, 37234, 37235, 37236, 37238, 37240, 37241, 37242, 37243, 37244, 37246, 37250, 38476.
Johnson City/Kingsport, TN BAH Rates (MHA: TN353)
| Grade | With Dependents | Without Dependents |
|---|---|---|
| E01 | $1,407 | $1,101 |
| E02 | $1,407 | $1,101 |
| E03 | $1,407 | $1,101 |
| E04 | $1,407 | $1,101 |
| E05 | $1,485 | $1,242 |
| E06 | $1,986 | $1,491 |
| E07 | $2,070 | $1,554 |
| E08 | $2,157 | $1,617 |
| E09 | $2,307 | $1,734 |
| W01 | $2,007 | $1,506 |
| W02 | $2,106 | $1,587 |
| W03 | $2,217 | $1,755 |
| W04 | $2,343 | $2,004 |
| W05 | $2,499 | $2,091 |
| O01E | $2,082 | $1,563 |
| O02E | $2,202 | $1,701 |
| O03E | $2,364 | $1,980 |
| O01 | $1,551 | $1,326 |
| O02 | $1,983 | $1,557 |
| O03 | $2,214 | $1,806 |
| O04 | $2,553 | $2,070 |
| O05 | $2,793 | $2,115 |
| O06 | $2,817 | $2,196 |
| O07 | $2,838 | $2,235 |
Zip codes for Johnson City/Kingsport, TN: 24201, 24203, 24205, 24209, 37601, 37602, 37604, 37605, 37614, 37615, 37617, 37618, 37620, 37621, 37625, 37642, 37643, 37644, 37645, 37656, 37658, 37659, 37660, 37662, 37663, 37664, 37665, 37669, 37681, 37682, 37684, 37686, 37687, 37690, 37694, 37699, 37711, 37731, 37811, 37857, 37873.
2025 BAH FAQs for Tennessee
How much did BAH increase in Tennessee for 2025?
BAH rose by roughly 4.1% statewide, with noticeable growth in ZIPs near Fort Campbell, Nashville, and Memphis.
Where is BAH highest in Tennessee?
BAH is highest in Nashville (ZIP 37209), Memphis (ZIP 38104), and Clarksville (ZIP 37042), where housing demand is strongest.
What is the BAH for an E-5 with dependents at Fort Campbell (TN side)?
In 2025, an E-5 with dependents living on the Tennessee side of Fort Campbell receives about $2,085/month.
Does BAH cover rent in Tennessee?
Yes. In most areas of the state, BAH covers full rent and utilities. In select urban ZIPs, out-of-pocket costs may apply.
Is BAH taxable income in Tennessee?
No. BAH is a non-taxable benefit and does not count as income on federal or Tennessee state returns.
Can I use BAH to qualify for a mortgage?
Yes. Lenders count BAH as stable income for VA loan eligibility and underwriting purposes.
What ZIP code applies to NSA Mid-South?
NSA Mid-South in Millington uses ZIP code 38053 for BAH calculation.
When are BAH rates updated?
The Department of Defense releases new BAH rates annually. Updates go into effect each January.
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