2026 BAH Rates, Increase and Rules That Matter
DTMO BAH rate lookup
DTMO BAH overview
MilitaryPay BAH rules
Military.com 2026 BAH release
2026 Basic Allowance for Housing rates increased by a national average of 4.2% and took effect January 1. Your actual BAH is still set by ZIP code, pay grade, and dependency status, and it can move up or down by location. The good news is rate protection can prevent a drop if you stay in place.
2026 increase and key stats
- Average change: The national average BAH increase for 2026 is 4.2%, effective January 1, with local MHAs moving differently.
- What it is designed to cover: BAH is built to cover about 95% of local housing and utility costs, so some out of pocket expense can still happen.
- Why your rate differs: BAH depends on duty ZIP, pay grade, and dependency status, so two people in the same city can have different allowances.
- What to do first: Pull your exact 2026 rate using the official DTMO lookup before you sign a lease or set a housing budget.
Highest paying areas and biggest movers
| Military housing area, E-5 with dependents | Monthly BAH |
|---|---|
| New York City, New York | $5,073 |
| San Francisco, California | $4,992 |
| Boston, Massachusetts | $4,632 |
| San Jose and Santa Clara, California | $4,434 |
- Local growth varies: Some MHAs saw much larger percentage increases than the national average, driven by local rent pressure.
- Do not guess from headlines: Your exact allowance can differ even within the same metro, so always use the ZIP based lookup for final numbers.
Rate protection rules that prevent a drop
- Protected at your station: Individual Rate Protection means your BAH will not decrease as long as you maintain uninterrupted eligibility at the same duty station.
- If the table goes down: If the published 2026 rate is lower than your prior rate, you keep the higher amount while your status and location stay the same.
- If the table goes up: If the published 2026 rate is higher, you get the increase starting January 1.
- What resets protection: PCS, demotion, or a dependency status change can reset your BAH to the current published rate for the new situation.
Find your exact 2026 BAH rate fast
- Use the official DTMO lookup: Enter duty ZIP, pay grade, and dependency status to pull the exact monthly amount for your MHA.
- Budget with the right inputs: Use your with dependents or without dependents rate, not an average, and include utilities and commute costs in your plan.
- GI Bill housing allowance note: GI Bill Monthly Housing Allowance is generally tied to the E-5 with dependents BAH for the school ZIP, with program specific rules.
- Verify after changes: After PCS or a dependency change, recheck the lookup immediately so you do not get surprised by a lower allowance.
FAQs
When did 2026 BAH rates take effect?
How do I find my exact 2026 BAH amount?
When does BAH rate protection end?
BAH Rate Key Takeaways
- BAH rates increased an average of 5.4% nationwide for 2026 to keep pace with rising housing costs.
- Top gainers include Hawaii County (+20%), College Station (+20%), and Fargo (+17%).
- GI Bill users receive MHA based on the BAH rate for an E-5 with dependents at their school ZIP code.
- Use the official BAH Calculator to check your current rate by ZIP, rank, and dependent status.
- BAH is tax-free income that can be used to rent affordably or qualify for a VA home loan.
- Thanks to rate protection, your BAH won’t decrease unless your duty station, rank, or dependent status changes.
Find Your Local Rate: 2026 BAH Rates by State
This comprehensive guide breaks down BAH rates for every MHA. Select your state below to find the specific rates for bases and cities in your area.
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
What changed in the 2026 BAH update?
BAH increased by a national average of 5.4% effective January 1, 2026. Locality rates were recalibrated from current rent and utility data, so some areas rose more than average while a small share declined. Verify your exact locality outcome using official Defense Travel sources. DTMO BAH Overview.
- Average changes conceal locality outliers; high-demand metros with tight inventories can see larger increases, while cooling markets may flatten or decline despite the national 5.4 percent headline movement.
- Pay grade and dependency status still shape your monthly amount; identical ZIP codes can pay differently across grades and with-/without-dependents categories because the allowance maps to distinct housing profiles.
- PCS moves reset you to the new duty station’s table; individual rate protection does not travel with you, so always recalc your budget when orders change your military housing area.
- Compare last year’s amount to the 2026 table for your ZIP and status, then model realistic rent and utility scenarios so out-of-pocket costs remain manageable throughout the lease term.
- If you’re an incumbent in a locality that decreased, confirm eligibility for rate protection and ensure your January LES reflects the higher protected figure while you remain in status.
- Plan for deposits, insurance, and seasonal utility spikes that sit outside headline BAH figures; those items can materially affect your all-in monthly housing cost.
Bottom line: 2026 BAH raised the average but your outcome is locality-specific; cross-check the official tables before you sign a lease. DTMO BAH Overview.
How does DoD calculate BAH—and why do rates vary so much?
BAH is built from local median rents plus average utilities for each military housing area. The Joint Travel Regulations detail policy and definitions; DTMO samples apartments, townhomes/duplexes, and single-family rentals across bedroom sizes, then maps results to pay grade and dependency categories. Joint Travel Regulations (JTR).
- Because data are locality-driven, two nearby ZIP codes can diverge when inventory mix, utility pricing, or seasonal patterns differ—especially across county or metro boundaries with distinct rental stock.
- Sampled rents reflect typical civilian listings, not government quarters; the allowance targets equitable purchasing power for members seeking market housing near their duty stations within normal commuting ranges.
- Updates occur annually, but leasing cycles, new supply deliveries, and energy costs can move faster than a single-year snapshot, explaining why some areas feel “ahead” or “behind” the market during transitions.
- Identify your military housing area and match it to your preferred property type and bedroom count so rate expectations align with realistic listings you’ll actually pursue.
- Account for what landlords include versus exclude; water, trash, parking, and internet policies vary widely and can shift your effective out-of-pocket meaningfully.
- Revisit your budget after the first utility cycle; local climate and building age affect consumption, which refines the gap you should hold as a monthly buffer.
Understanding the methodology explains why national averages rarely mirror individual outcomes—and why cross-ZIP comparisons can be misleading. JTR.
What is individual rate protection—and who qualifies?
Rate protection prevents decreases for most incumbents when locality rates drop. If your duty station, pay grade, and dependency status remain unchanged, you continue receiving the higher of last year’s amount or the new January rate; new arrivals receive the current table. DTMO BAH FAQ.
- Protection generally ends upon PCS, dependency-status change, or reduction in grade; promotions recalc at the new grade’s schedule but do not revoke the protection concept for subsequent decreases.
- Members arriving after January 1 start on the current table, then are protected from future decreases while they remain at that station with unchanged status.
- Finance offices apply protection automatically, but verify your LES when your locality posts a decrease to ensure the protected amount remains in effect.
- Check your December and January LES side-by-side if your area decreased; confirm that the larger figure appears for the protected months while your status is constant.
- When orders hit, re-budget with the gaining station’s table; protection does not follow you to a different locality, even if it’s only a few miles away.
- Document dependency or grade changes promptly so your entitlement recalculates correctly and avoids over/underpayments later in the tour.
Knowing your protection status prevents budgeting surprises during years when local rents cool after rapid prior increases. DTMO BAH FAQ.
How do you find your exact 2026 rate—and verify components?
Use the official BAH Rate Lookup by ZIP code, pay grade, and dependency status. The lookup displays your monthly amount and provides supplemental documents, including component breakdowns and full tables for all military housing areas. BAH Rate Lookup.
- Select “2026” before comparing neighborhoods; cross-check multiple nearby ZIP codes, because military housing areas can shift abruptly at county or city lines even inside a single metro.
- Use component breakdowns to understand how much the model attributes to rent versus utilities; this helps you judge whether a “utilities not included” listing is truly affordable.
- Download the full table when briefing landlords or lenders; standardized documentation speeds discussions about allotments and helps avoid misunderstandings about your verified monthly allowance.
- Enter the duty-station ZIP and your grade/status, then screenshot the result and save the PDF table so your planning packet contains durable, shareable evidence.
- Compare “with-dependents” and “without-dependents” categories if your status may change this year; BAH pivots on status, not number of dependents.
- Re-run the lookup right after orders or promotions finalize; the sooner you update your budget, the fewer surprises you’ll face during house hunting.
Official lookup results anchor your budget and remove guesswork when markets heat up and listings move quickly. BAH Rate Lookup.
How should you budget with BAH’s five-percent member cost share?
Plan for a modest monthly gap because BAH targets 95% of modeled costs. Typical out-of-pocket in 2026 ranges by grade/status; add cushion for seasonal utilities, deposits, and fees that listings often exclude so your all-in payment stays sustainable. DTMO BAH Overview.
- Lease terms sometimes omit recurring charges—parking, trash, internet, pest control—that erode affordability if unplanned; build them into your estimate before applying or placing deposits.
- Insurance, pet rent, and HOA dues vary by building and neighborhood; two homes with identical base rent can carry very different total housing costs after add-ons.
- Utility volatility (heating/cooling) tends to peak in the first season after arrival; tracking actual consumption for several months sharpens your forecast and reduces renewal-time surprises.
- Start with the 2026 figure, add realistic utilities based on unit size and climate, then hold a small buffer equal to one month of the expected out-of-pocket for seasonal spikes.
- Model two or three neighborhoods with commute time, parking costs, and access to on-base services; the cheapest rent can become expensive once transportation is included.
- Revisit the budget after your first billing cycle; update assumptions so your cushion matches reality for the remainder of the lease and the next PCS season.
Budgeting to the five-percent design prevents shortfalls and keeps your housing plan resilient when rates, fees, or utilities change mid-tour. DTMO BAH Overview.
How do 2026 vs. 2026 outcomes compare—what scenarios illustrate the shift?
Outcomes depend on locality trend and status. Incumbents in decreasing areas typically keep last year’s higher amount; new arrivals get the current table. A PCS across adjacent MHAs can raise or lower BAH despite a short move. Confirm specifics with the official tables. BAH Rate Lookup.
| Scenario | Locality Trend | 2024 BAH | 2026 BAH | What You Receive |
|---|---|---|---|---|
| Incumbent, locality decreased | -3% | $2,400 | $2,328 | $2,400 (protected) while station/status unchanged |
| New arrival, locality increased | +7% | $2,700 | $2,889 | $2,889 from check-in; protection applies going forward |
| PCS to neighboring MHA | Mixed | $2,250 | $2,180 | $2,180 at new station; prior protection does not follow |
- Use component breakdowns to anticipate utility-heavy markets where “rent looks fine” but average utility assumptions run low for older or less efficient buildings common near your base.
- Cross-MHA moves inside a metro can invert your budget; the “cheaper” county can pay less BAH even if rent listings look similar at a glance.
- Lease flexibility matters in volatile markets; shorter terms or military clauses preserve options when rates or mission needs change mid-tour.
- Run the official lookup for both MHAs when comparing neighborhoods; small boundary shifts can change your entitlement more than expected.
- Stress-test your plan with a small rate dip or utility spike to ensure savings targets survive realistic shocks over a 12-month lease.
- Document your assumptions in a one-page budget; updating it monthly keeps decisions grounded when housing choices or orders change.
Scenario math clarifies whether your shift stems from locality movement, status change, or a PCS boundary—not merely the national average. BAH Rate Lookup.
What about reserve/transient and other non-locality BAH types?
Non-locality BAH applies in specific cases such as RC/Transient and BAH-DIFF. These amounts are national, not ZIP-based, and eligibility depends on duty status, orders length, or child-support criteria. Definitions, eligibility, and payment rules appear in the JTR. Joint Travel Regulations (JTR).
- BAH RC/Transient commonly covers short activations or members in transit from areas without an established rate; it bridges entitlement until you check into a locality-rated station.
- BAH-DIFF may apply when government quarters and support obligations intersect; it requires meeting specific criteria and thresholds rather than locality mapping.
- Since these amounts are national, budget conservatively for rent and utilities gaps until you transition to the ZIP-based table at your gaining duty station.
- Confirm your status and entitlement type with finance before you travel; mismatches cause over/underpayments that are tedious to reconcile later.
- Track your check-in date precisely; your entitlement typically flips from non-locality to locality on arrival and can change the same pay period.
- Keep orders and finance memos in your binder; clean records speed corrections if your pay line requires audit or adjustment.
Understanding non-locality categories prevents budgeting errors during transitions and short tours. JTR.
BAH Resources
- DoD BAH Calculator — Calculate 2026 BAH rates by entering your rank, duty-station ZIP, and dependent status.
- DoD BAH Overview — Learn how BAH is calculated, who qualifies, and how it supports Military families.
- Defense Travel Management Office — Official BAH policies, including RC/Transit and Differential allowances.
- DFAS Non-Locality BAH Rates — Access 2026 BAH RC/Transit and Partial BAH rates for Reservists and transient members.
Frequently Asked Questions
When did 2026 BAH take effect?
January 1, 2026. New rates apply to arrivals on or after that date, while most incumbents retain protection from decreases as long as duty station, pay grade, and dependency status remain unchanged.
Why did my friend’s rate rise more than mine?
Locality differences. BAH reflects your specific housing area’s rent and utility data and your grade/status. Some markets jumped; others were flat or fell, even though the national average rose 5.4 percent.
What does “rate protection” really do?
It prevents a lower payout when your locality’s rate drops. You keep the higher of last year’s amount or the new table—unless you PCS, your dependency changes, or you’re reduced in grade.
Does BAH cover my entire rent and utilities?
No. BAH is designed to cover about 95 percent of calculated costs, leaving a modest member cost share. Plan for seasonal utilities, insurance, parking, and other fees outside the allowance.
How can I check my exact 2026 rate?
Use the official DoD BAH Rate Lookup by ZIP code, pay grade, and dependency status. Confirm you’ve selected “2026,” then download the tables or component breakdowns if you need documentation.
Do promotions or dependency changes affect my amount?
Yes. BAH is tied to grade and dependency status. Promotions recalculate at the new grade; dependency changes switch categories. Check the calculator whenever your status changes.
Can my rate ever go down mid-tour?
Generally no, due to rate protection, provided your station, grade, and dependency status remain the same. Decreases can occur when you PCS or your eligibility status changes.
What if I’m in transit or on short active-duty orders?
Non-locality BAH types, such as RC/Transient, may apply during certain periods. These are national, not ZIP-based, amounts and shift to locality rates upon check-in.
Do utilities count the same everywhere?
No. Allowances use average utility costs for the housing area, but landlords vary on what’s included. Review the component breakdown and lease fine print to avoid budget gaps.
How should I budget with the five-percent cost share?
Set aside a monthly buffer matching your grade’s typical out-of-pocket amount and add room for utility swings. Revisit after your first billing cycle to fine-tune the cushion.
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