Rates and VA Loan Buying Power
2026 Washington BAH Rates and VA Loan Buying Power
DoD BAH Lookup
DFAS Pay and Entitlements
VA Home Loan Overview
CFPB Loan Estimate Guide
Washington BAH rates can materially affect VA loan buying power because BAH is tax free and many lenders count it when it is verified on your LES. In higher cost markets like Seattle, Tacoma, Everett, and Bremerton, the way a lender handles your LES, gross up, and payment target can change what you can safely buy before you ever reach the tables.
Next step:
Check Your VA Loan Eligibility
Washington BAH Snapshot
- Seattle runs highest in your sample set at $3,051 for an E-5 with dependents, while Tacoma and JBLM sits at $2,556 and Bremerton at $2,364
- That spread can materially change buying power by zip code, rank, and dependency status
- 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 housing 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 Washington
- Separate from that, individual rate protection can preserve a higher allowance while you stay at the same duty station with the same rank and dependency 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 Washington 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 Washington BAH to qualify for a VA loan?
Can PCS orders change which Washington BAH a lender uses?
Why does the Washington BAH table not match my loan estimate exactly?
Jump To Your Base
- BREMERTON, WA — E-6 w/dep: $2,661 → ~$295,000 buying power
- EVERETT, WA — E-6 w/dep: $3,084 → ~$345,000 buying power
- PORT ANGELES, WA — E-6 w/dep: $2,820 → ~$315,000 buying power
- SEATTLE, WA — E-6 w/dep: $3,795 → ~$420,000 buying power
- SPOKANE, WA — E-6 w/dep: $2,661 → ~$295,000 buying power
- TACOMA, WA — E-6 w/dep: $2,850 → ~$315,000 buying power
- WHIDBEY ISLAND, WA — E-6 w/dep: $2,640 → ~$295,000 buying power
- YAKIMA, WA — E-6 w/dep: $2,286 → ~$255,000 buying power
The Bottom Line Up Front
Washington BAH rates for 2026 range from $2,286 to $3,795 per month for an E-6 with dependents, depending on duty station. At the highest rate, that supports roughly $420,000 in VA loan buying power at current rates. Use the 8 rate tables below to find your specific station, then see what your BAH actually buys with a VA loan.
How to Use Washington BAH Rates for a VA Loan
- Pick the right table: Start with the Washington 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
Washington Housing Costs & BAH Impact
Washington’s housing costs vary widely. Areas around Seattle, Tacoma, and Everett are among the highest in the nation, while towns near JBLM or Oak Harbor remain more affordable. In 2026, BAH increases were applied to account for higher rents in western Washington and the Puget Sound region. For most enlisted members, BAH is sufficient in suburban areas — but housing in metro ZIPs may exceed the allowance. For more, see our guide on 2026 VA Home Loan Guide for Washington.
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 Washington VA loan guide.
What To Do Based On Your Situation
- PCS-ing to Washington 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 Washington: 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 Washington: 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.
BREMERTON, WA BAH Rates
| Grade | With Dependents | Without Dependents |
|---|---|---|
| E01 | $2,253 | $1,866 |
| E02 | $2,253 | $1,866 |
| E03 | $2,253 | $1,866 |
| E04 | $2,253 | $1,866 |
| E05 | $2,358 | $2,043 |
| E06 | $2,661 | $2,151 |
| E07 | $2,790 | $2,253 |
| E08 | $2,925 | $2,424 |
| E09 | $3,069 | $2,505 |
| W01 | $2,682 | $2,229 |
| W02 | $2,847 | $2,421 |
| W03 | $3,015 | $2,517 |
| W04 | $3,093 | $2,685 |
| W05 | $3,189 | $2,820 |
| O01E | $2,811 | $2,355 |
| O02E | $2,991 | $2,487 |
| O03E | $3,105 | $2,652 |
| O01 | $2,400 | $2,145 |
| O02 | $2,658 | $2,328 |
| O03 | $3,012 | $2,550 |
| O04 | $3,219 | $2,793 |
| O05 | $3,360 | $2,868 |
| O06 | $3,390 | $2,997 |
| O07 | $3,417 | $3,051 |
BREMERTON, WA — What Your BAH Can Buy
At current VA loan rates (~6.5%), here is what common ranks can target:
- E-5 w/dep ($2,358): ~$260,000 home · PITI ~$1,957/mo
- E-6 w/dep ($2,661): ~$295,000 home · PITI ~$2,208/mo
- E-7 w/dep ($2,790): ~$310,000 home · PITI ~$2,315/mo
- O-3 w/dep ($3,012): ~$335,000 home · PITI ~$2,499/mo
BAH for BREMERTON, WA includes the following zip codes: 98061, 98110, 98310, 98311, 98312, 98314, 98315, 98322, 98337, 98340, 98342, 98345, 98346, 98353, 98359, 98364, 98366, 98367, 98370, 98378, 98380, 98383, 98384, 98386, 98392, 98393, 98524, 98528, 98546, 98548, 98555, 98560, 98584, 98588, 98592.
EVERETT, WA BAH Rates
| Grade | With Dependents | Without Dependents |
|---|---|---|
| E01 | $2,532 | $1,935 |
| E02 | $2,532 | $1,935 |
| E03 | $2,532 | $1,935 |
| E04 | $2,532 | $1,935 |
| E05 | $2,712 | $2,202 |
| E06 | $3,084 | $2,367 |
| E07 | $3,219 | $2,538 |
| E08 | $3,360 | $2,790 |
| E09 | $3,513 | $2,895 |
| W01 | $3,105 | $2,481 |
| W02 | $3,276 | $2,787 |
| W03 | $3,453 | $2,910 |
| W04 | $3,537 | $3,111 |
| W05 | $3,645 | $3,249 |
| O01E | $3,240 | $2,709 |
| O02E | $3,429 | $2,871 |
| O03E | $3,552 | $3,078 |
| O01 | $2,763 | $2,349 |
| O02 | $3,081 | $2,655 |
| O03 | $3,447 | $2,949 |
| O04 | $3,678 | $3,222 |
| O05 | $3,834 | $3,300 |
| O06 | $3,870 | $3,435 |
| O07 | $3,900 | $3,498 |
EVERETT, WA — What Your BAH Can Buy
At current VA loan rates (~6.5%), here is what common ranks can target:
- E-5 w/dep ($2,712): ~$300,000 home · PITI ~$2,250/mo
- E-6 w/dep ($3,084): ~$345,000 home · PITI ~$2,559/mo
- E-7 w/dep ($3,219): ~$360,000 home · PITI ~$2,671/mo
- O-3 w/dep ($3,447): ~$385,000 home · PITI ~$2,861/mo
BAH for EVERETT, WA includes the following zip codes: 98012, 98020, 98026, 98036, 98037, 98043, 98046, 98082, 98087, 98201, 98203, 98204, 98206, 98207, 98208, 98213, 98223, 98241, 98251, 98252, 98256, 98258, 98259, 98270, 98271, 98272, 98275, 98287, 98290, 98291, 98292, 98293, 98294, 98296.
PORT ANGELES, WA BAH Rates
| Grade | With Dependents | Without Dependents |
|---|---|---|
| E01 | $2,022 | $1,518 |
| E02 | $2,022 | $1,518 |
| E03 | $2,022 | $1,518 |
| E04 | $2,022 | $1,518 |
| E05 | $2,289 | $1,716 |
| E06 | $2,820 | $2,115 |
| E07 | $2,856 | $2,142 |
| E08 | $2,889 | $2,397 |
| E09 | $2,955 | $2,553 |
| W01 | $2,841 | $2,130 |
| W02 | $2,871 | $2,394 |
| W03 | $2,919 | $2,574 |
| W04 | $2,973 | $2,823 |
| W05 | $3,048 | $2,862 |
| O01E | $2,859 | $2,286 |
| O02E | $2,910 | $2,517 |
| O03E | $2,982 | $2,814 |
| O01 | $2,358 | $1,770 |
| O02 | $2,814 | $2,202 |
| O03 | $2,916 | $2,628 |
| O04 | $3,066 | $2,847 |
| O05 | $3,171 | $2,865 |
| O06 | $3,201 | $2,898 |
| O07 | $3,225 | $2,949 |
PORT ANGELES, WA — What Your BAH Can Buy
At current VA loan rates (~6.5%), here is what common ranks can target:
- E-5 w/dep ($2,289): ~$255,000 home · PITI ~$1,899/mo
- E-6 w/dep ($2,820): ~$315,000 home · PITI ~$2,340/mo
- E-7 w/dep ($2,856): ~$315,000 home · PITI ~$2,370/mo
- O-3 w/dep ($2,916): ~$325,000 home · PITI ~$2,420/mo
BAH for PORT ANGELES, WA includes the following zip codes: 98305, 98324, 98326, 98331, 98343, 98350, 98357, 98362, 98363, 98381, 98382.
SEATTLE, WA BAH Rates
| Grade | With Dependents | Without Dependents |
|---|---|---|
| E01 | $2,904 | $2,235 |
| E02 | $2,904 | $2,235 |
| E03 | $2,904 | $2,235 |
| E04 | $2,904 | $2,235 |
| E05 | $3,051 | $2,574 |
| E06 | $3,795 | $2,847 |
| E07 | $3,891 | $2,919 |
| E08 | $3,987 | $3,201 |
| E09 | $4,140 | $3,426 |
| W01 | $3,816 | $2,865 |
| W02 | $3,930 | $3,198 |
| W03 | $4,050 | $3,450 |
| W04 | $4,176 | $3,813 |
| W05 | $4,332 | $3,912 |
| O01E | $3,903 | $3,048 |
| O02E | $4,035 | $3,375 |
| O03E | $4,200 | $3,789 |
| O01 | $3,141 | $2,757 |
| O02 | $3,786 | $3,006 |
| O03 | $4,047 | $3,525 |
| O04 | $4,383 | $3,888 |
| O05 | $4,620 | $3,942 |
| O06 | $4,662 | $4,032 |
| O07 | $4,701 | $4,107 |
SEATTLE, WA — What Your BAH Can Buy
At current VA loan rates (~6.5%), here is what common ranks can target:
- E-5 w/dep ($3,051): ~$340,000 home · PITI ~$2,532/mo
- E-6 w/dep ($3,795): ~$420,000 home · PITI ~$3,149/mo
- E-7 w/dep ($3,891): ~$430,000 home · PITI ~$3,229/mo
- O-3 w/dep ($4,047): ~$450,000 home · PITI ~$3,359/mo
BAH for SEATTLE, WA includes the following zip codes: 98001, 98002, 98003, 98004, 98005, 98006, 98007, 98008, 98009, 98010, 98011, 98013, 98014, 98015, 98019, 98021, 98022, 98023, 98024, 98025, 98027, 98028, 98029, 98030, 98031, 98032, 98033, 98034, 98035, 98038, 98039, 98040, 98041, 98042, 98045, 98047, 98050, 98051, 98052, 98053, 98055, 98056, 98057, 98058, 98059, 98062, 98063, 98064, 98065, 98070, 98071, 98072, 98073, 98074, 98075, 98077, 98083, 98089, 98092, 98093, 98101, 98102, 98103, 98104, 98105, 98106, 98107, 98108, 98109, 98111, 98112, 98113, 98114, 98115, 98116, 98117, 98118, 98119, 98121, 98122, 98124, 98125, 98126, 98127, 98129, 98131, 98133, 98134, 98136, 98138, 98139, 98141, 98144, 98145, 98146, 98148, 98154, 98155, 98158, 98160, 98161, 98164, 98165, 98166, 98168, 98170, 98174, 98175, 98177, 98178, 98181, 98185, 98188, 98190, 98191, 98194, 98195, 98198, 98199, 98224, 98288.
SPOKANE, WA BAH Rates
| Grade | With Dependents | Without Dependents |
|---|---|---|
| E01 | $1,923 | $1,524 |
| E02 | $1,923 | $1,524 |
| E03 | $1,923 | $1,524 |
| E04 | $1,923 | $1,524 |
| E05 | $2,160 | $1,623 |
| E06 | $2,661 | $1,995 |
| E07 | $2,703 | $2,028 |
| E08 | $2,745 | $2,262 |
| E09 | $2,838 | $2,409 |
| W01 | $2,682 | $2,013 |
| W02 | $2,721 | $2,259 |
| W03 | $2,778 | $2,427 |
| W04 | $2,862 | $2,667 |
| W05 | $2,970 | $2,712 |
| O01E | $2,706 | $2,157 |
| O02E | $2,769 | $2,376 |
| O03E | $2,877 | $2,655 |
| O01 | $2,226 | $1,686 |
| O02 | $2,658 | $2,085 |
| O03 | $2,775 | $2,478 |
| O04 | $3,003 | $2,697 |
| O05 | $3,162 | $2,718 |
| O06 | $3,189 | $2,757 |
| O07 | $3,216 | $2,808 |
SPOKANE, WA — What Your BAH Can Buy
At current VA loan rates (~6.5%), here is what common ranks can target:
- E-5 w/dep ($2,160): ~$240,000 home · PITI ~$1,792/mo
- E-6 w/dep ($2,661): ~$295,000 home · PITI ~$2,208/mo
- E-7 w/dep ($2,703): ~$300,000 home · PITI ~$2,243/mo
- O-3 w/dep ($2,775): ~$310,000 home · PITI ~$2,303/mo
BAH for SPOKANE, WA includes the following zip codes: 99001, 99003, 99004, 99005, 99006, 99009, 99011, 99012, 99014, 99016, 99018, 99019, 99020, 99021, 99022, 99023, 99025, 99026, 99027, 99030, 99031, 99036, 99037, 99039, 99201, 99202, 99203, 99204, 99205, 99206, 99207, 99208, 99209, 99210, 99211, 99212, 99213, 99214, 99215, 99216, 99217, 99218, 99219, 99220, 99223, 99224, 99228, 99251, 99252, 99256, 99258, 99260.
TACOMA, WA BAH Rates
| Grade | With Dependents | Without Dependents |
|---|---|---|
| E01 | $2,328 | $1,785 |
| E02 | $2,328 | $1,785 |
| E03 | $2,328 | $1,785 |
| E04 | $2,328 | $1,785 |
| E05 | $2,508 | $2,013 |
| E06 | $2,850 | $2,160 |
| E07 | $2,922 | $2,331 |
| E08 | $3,000 | $2,583 |
| E09 | $3,105 | $2,676 |
| W01 | $2,868 | $2,274 |
| W02 | $2,955 | $2,580 |
| W03 | $3,054 | $2,688 |
| W04 | $3,126 | $2,862 |
| W05 | $3,222 | $2,940 |
| O01E | $2,931 | $2,505 |
| O02E | $3,039 | $2,655 |
| O03E | $3,138 | $2,841 |
| O01 | $2,556 | $2,142 |
| O02 | $2,847 | $2,451 |
| O03 | $3,051 | $2,724 |
| O04 | $3,249 | $2,919 |
| O05 | $3,387 | $2,961 |
| O06 | $3,417 | $3,033 |
| O07 | $3,444 | $3,087 |
TACOMA, WA — What Your BAH Can Buy
At current VA loan rates (~6.5%), here is what common ranks can target:
- E-5 w/dep ($2,508): ~$280,000 home · PITI ~$2,081/mo
- E-6 w/dep ($2,850): ~$315,000 home · PITI ~$2,365/mo
- E-7 w/dep ($2,922): ~$325,000 home · PITI ~$2,425/mo
- O-3 w/dep ($3,051): ~$340,000 home · PITI ~$2,532/mo
BAH for TACOMA, WA includes the following zip codes: 98303, 98304, 98321, 98323, 98327, 98328, 98329, 98330, 98332, 98333, 98335, 98338, 98344, 98348, 98349, 98351, 98352, 98354, 98360, 98371, 98372, 98373, 98374, 98375, 98385, 98387, 98388, 98390, 98391, 98394, 98395, 98396, 98397, 98398, 98401, 98402, 98403, 98404, 98405, 98406, 98407, 98408, 98409, 98411, 98412, 98413, 98415, 98416, 98417, 98418, 98419, 98421, 98422, 98424, 98430, 98431, 98433, 98438, 98439, 98443, 98444, 98445, 98446, 98447, 98448, 98464, 98465, 98466, 98467, 98471, 98481, 98490, 98493, 98496, 98497, 98498, 98499, 98501, 98502, 98503, 98504, 98505, 98506, 98507, 98508, 98509, 98511, 98512, 98513, 98516, 98530, 98540, 98556, 98558, 98576, 98579, 98580, 98589, 98597, 98599.
WHIDBEY ISLAND, WA BAH Rates
| Grade | With Dependents | Without Dependents |
|---|---|---|
| E01 | $1,977 | $1,590 |
| E02 | $1,977 | $1,590 |
| E03 | $1,977 | $1,590 |
| E04 | $1,977 | $1,590 |
| E05 | $2,028 | $1,803 |
| E06 | $2,640 | $1,980 |
| E07 | $2,790 | $2,094 |
| E08 | $2,943 | $2,208 |
| E09 | $3,099 | $2,334 |
| W01 | $2,664 | $1,998 |
| W02 | $2,853 | $2,151 |
| W03 | $3,045 | $2,358 |
| W04 | $3,120 | $2,673 |
| W05 | $3,210 | $2,823 |
| O01E | $2,814 | $2,112 |
| O02E | $3,021 | $2,295 |
| O03E | $3,132 | $2,634 |
| O01 | $2,106 | $1,923 |
| O02 | $2,634 | $2,097 |
| O03 | $3,042 | $2,418 |
| O04 | $3,240 | $2,793 |
| O05 | $3,372 | $2,883 |
| O06 | $3,402 | $3,027 |
| O07 | $3,429 | $3,084 |
WHIDBEY ISLAND, WA — What Your BAH Can Buy
At current VA loan rates (~6.5%), here is what common ranks can target:
- E-5 w/dep ($2,028): ~$225,000 home · PITI ~$1,683/mo
- E-6 w/dep ($2,640): ~$295,000 home · PITI ~$2,191/mo
- E-7 w/dep ($2,790): ~$310,000 home · PITI ~$2,315/mo
- O-3 w/dep ($3,042): ~$340,000 home · PITI ~$2,524/mo
BAH for WHIDBEY ISLAND, WA includes the following zip codes: 98221, 98222, 98232, 98233, 98235, 98236, 98237, 98238, 98239, 98249, 98253, 98255, 98257, 98260, 98263, 98267, 98273, 98274, 98277, 98278, 98282, 98283, 98284.
YAKIMA, WA BAH Rates
| Grade | With Dependents | Without Dependents |
|---|---|---|
| E01 | $1,611 | $1,209 |
| E02 | $1,611 | $1,209 |
| E03 | $1,611 | $1,209 |
| E04 | $1,611 | $1,209 |
| E05 | $1,800 | $1,350 |
| E06 | $2,286 | $1,716 |
| E07 | $2,397 | $1,797 |
| E08 | $2,508 | $1,899 |
| E09 | $2,664 | $2,043 |
| W01 | $2,307 | $1,731 |
| W02 | $2,442 | $1,896 |
| W03 | $2,583 | $2,061 |
| W04 | $2,697 | $2,310 |
| W05 | $2,835 | $2,421 |
| O01E | $2,412 | $1,809 |
| O02E | $2,565 | $2,010 |
| O03E | $2,715 | $2,280 |
| O01 | $1,863 | $1,419 |
| O02 | $2,283 | $1,800 |
| O03 | $2,580 | $2,109 |
| O04 | $2,880 | $2,397 |
| O05 | $3,090 | $2,460 |
| O06 | $3,117 | $2,565 |
| O07 | $3,141 | $2,610 |
YAKIMA, WA — What Your BAH Can Buy
At current VA loan rates (~6.5%), here is what common ranks can target:
- E-5 w/dep ($1,800): ~$200,000 home · PITI ~$1,494/mo
- E-6 w/dep ($2,286): ~$255,000 home · PITI ~$1,897/mo
- E-7 w/dep ($2,397): ~$265,000 home · PITI ~$1,989/mo
- O-3 w/dep ($2,580): ~$285,000 home · PITI ~$2,141/mo
BAH for YAKIMA, WA includes the following zip codes: 98901, 98902, 98903, 98904, 98907, 98908, 98909, 98920, 98921, 98923, 98930, 98932, 98933, 98935, 98936, 98937, 98938, 98939, 98942, 98944, 98947, 98948, 98951, 98952, 98953.
