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Anchorage, AK · Free toolJoint Base Elmendorf-Richardson: rent, buy or live on post?
2026 BAH with your next promotion, Anchorage rents and home prices, and a $0-down VA loan. Pick your grade for an instant answer.
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- Official 2026 BAH
- Market data Sept 2026
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Rank, time in grade, promotions, family, dual-military, VA disability, tour length and on-post options turn into your BAH over the tour and an on-post vs. rent vs. buy verdict with the numbers.
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The short answer
E-5 with dependents: $2,874/mo BAH.
- Typical rent: $1,900 (Zillow, Sept 2026); 3BR $2,268 incl. utilities (HUD FY2026).
- Typical home: $435,264 in Anchorage AK (+5.4% in a year).
- VA loan, $0 down: about $3,717/mo with tax and insurance (est.).
- Market: buying OK, renting OK.
The Anchorage, AK housing market
- Owning a typical home costs about $3,717/mo with $0 down, well above typical rent ($1,900).
- Price-to-rent ratio 19.1: middle of the road.
- Home values up 5.4% over the past year: steady.
- Homes sell in about 45 days: a balanced pace.
- An E-5 family's BAH ($2,874) is above typical rent ($1,900), so most families can rent and keep some BAH.
- Rents up 4.0% over the past year.
| Measure | Now | 1-yr change / note |
|---|---|---|
| Typical home value (Zillow ZHVI) | $435,264 | +5.4% |
| Median list price (Realtor.com) | $478,000 | -4.2% |
| Typical rent, all sizes (Zillow ZORI) | $1,900 | +4.0% |
| HUD Fair Market Rent, 2BR incl. utilities | $1,631 | FY2026 |
| Median days on market (Realtor.com) | 45 days | -11.0% |
| Listings with a price cut | 22% | |
| Active listings | 554 | +9.8% |
| Price-to-rent ratio | 19.1 | home value ÷ 12 months of rent |
| $0-down VA payment on a typical home | $3,717 | at 7.4%, with tax + insurance |
Anchorage AK. Zillow data through 2026-09; Realtor.com 2026-09. 1-year change compares with the same month in 2025.
How we rate a market
Buying scores +1 or −1 on four things: (1) the $0-down VA payment on a typical home vs. typical rent (within 15% = +1, over 45% more = −1); (2) price-to-rent ratio, home value ÷ a year of rent (15 or less = +1, over 20 = −1); (3) the 1-year change in home values (−1% to +6% = +1, falling more than 3% = −1); (4) median days on market (60+ = +1, room to negotiate; under 40 = −1, competitive). 2+ = Good, 0 to 1 = OK, below 0 = Tough.
Renting scores: an E-5 family's BAH vs. typical rent (10%+ above = +1, below rent = −1); the 1-year rent change (2% or less = +1, over 5% = −1); and a price-to-rent ratio over 20 (+1, renting is cheap vs. buying). Same cutoffs. Data: Zillow ZHVI/ZORI (Sept 2026), Realtor.com (Sept 2026), DTMO 2026 BAH, Freddie Mac 7.4%. County-level data; your neighborhood can differ. If a number is missing, we show “data pending” instead of guessing.
Your BAH over a tour
See the details
With dependents, at 2026 DTMO rates for Anchorage, AK, assuming you just pinned on and get promoted on a typical active-duty timeline (E-4+, W-2+, O-3+ are competitive, so it may come later). Rates reset every January; rate protection keeps yours from dropping.
With dependents
| Starting rank (just pinned) | Year 1 | Year 2 | Year 3 | Year 4 | 3-yr total | 4-yr total |
|---|---|---|---|---|---|---|
| E-3 → E-4 → E-5 | $2,277 | $2,277 | $2,277 | $2,874 | $81,972 | $116,460 |
| E-4 → E-5 | $2,277 | $2,277 | $2,874 | $2,874 | $89,136 | $123,624 |
| E-5 | $2,874 | $2,874 | $2,874 | $2,874 | $103,464 | $137,952 |
| E-6 | $2,892 | $2,892 | $2,892 | $2,892 | $104,112 | $138,816 |
| E-7 | $3,045 | $3,045 | $3,045 | $3,045 | $109,620 | $146,160 |
| W-1 → W-2 | $2,895 | $2,895 | $3,123 | $3,123 | $106,956 | $144,432 |
| O-1 → O-2 | $2,886 | $2,886 | $2,889 | $2,889 | $103,932 | $138,600 |
| O-2 → O-3 | $2,889 | $2,889 | $3,360 | $3,360 | $109,656 | $149,976 |
| O-3 | $3,360 | $3,360 | $3,360 | $3,360 | $120,960 | $161,280 |
| O-4 | $3,789 | $3,789 | $3,789 | $3,789 | $136,404 | $181,872 |
Without dependents
| Starting rank (just pinned) | Year 1 | Year 2 | Year 3 | Year 4 | 3-yr total | 4-yr total |
|---|---|---|---|---|---|---|
| E-3 → E-4 → E-5 | $1,707 | $1,707 | $1,707 | $2,157 | $61,452 | $87,336 |
| E-4 → E-5 | $1,707 | $1,707 | $2,157 | $2,157 | $66,852 | $92,736 |
| E-5 | $2,157 | $2,157 | $2,157 | $2,157 | $77,652 | $103,536 |
| E-6 | $2,169 | $2,169 | $2,169 | $2,169 | $78,084 | $104,112 |
| E-7 | $2,283 | $2,283 | $2,283 | $2,283 | $82,188 | $109,584 |
| W-1 → W-2 | $2,172 | $2,172 | $2,385 | $2,385 | $80,748 | $109,368 |
| O-1 → O-2 | $2,166 | $2,166 | $2,286 | $2,286 | $79,416 | $106,848 |
| O-2 → O-3 | $2,286 | $2,286 | $2,643 | $2,643 | $86,580 | $118,296 |
| O-3 | $2,643 | $2,643 | $2,643 | $2,643 | $95,148 | $126,864 |
| O-4 | $3,051 | $3,051 | $3,051 | $3,051 | $109,836 | $146,448 |
On post vs. renting vs. buying
- + No deposit; utilities usually included (some bases bill electricity above a baseline)
- + Maintenance handled; short commute; military neighbors
- + Easy PCS: move-out inspection, no lease to break
- − Your whole BAH goes to the housing company as rent
- − Waitlists; homes assigned by rank and family size
- − Pet limits and breed bans are common; school zone is fixed
- − Quality varies. Ask about mold and work-order times; the MHPI Tenant Bill of Rights gives you a dispute process
- + Keep any BAH you don't spend
- + Pick your neighborhood, school and pet-friendly place
- + SCRA lets you end the lease with PCS orders or 90+ day deployment orders
- + No resale or landlord risk
- − Deposit, utilities and renters insurance (~$15–20/mo)
- − Commute; rent can rise at renewal
- − No equity
- + $0 down, no PMI; build equity; fixed payment
- + Can become a rental when you PCS
- − Buying + selling costs ~9–10% of the price, so short tours rarely break even
- − At PCS: sell, or become a long-distance landlord
- − Property managers charge ~8–10% of rent plus a leasing fee; budget vacancy and ~1%/yr repairs
- − You owe the mortgage if it sits empty; entitlement stays tied up while the loan is open
- − Tax tip: rent it out and you can still sell tax-free if you lived there 2 of the last 5 years; military on extended duty can pause that clock up to 10 years (IRS Pub. 523)
2026 BAH at Joint Base Elmendorf-Richardson
Military Housing Area AK404: Anchorage, AK. Duty ZIP 99506. Monthly rates from DTMO, effective Jan 1, 2026. Confirm your ZIP on the DTMO lookup.
| Grade | With dependents | Without |
|---|---|---|
| E-1 | $2,277 | $1,707 |
| E-2 | $2,277 | $1,707 |
| E-3 | $2,277 | $1,707 |
| E-4 | $2,277 | $1,707 |
| E-5 | $2,874 | $2,157 |
| E-6 | $2,892 | $2,169 |
| E-7 | $3,045 | $2,283 |
| E-8 | $3,240 | $2,430 |
| E-9 | $3,486 | $2,616 |
| W-1 | $2,895 | $2,172 |
| W-2 | $3,123 | $2,385 |
| W-3 | $3,369 | $2,619 |
| W-4 | $3,528 | $2,901 |
| W-5 | $3,723 | $3,087 |
| O-1E | $3,078 | $2,310 |
| O-2E | $3,333 | $2,523 |
| O-3E | $3,558 | $2,853 |
| O-1 | $2,886 | $2,166 |
| O-2 | $2,889 | $2,286 |
| O-3 | $3,360 | $2,643 |
| O-4 | $3,789 | $3,051 |
| O-5 | $4,095 | $3,162 |
| O-6 | $4,131 | $3,348 |
| O-7+ | $4,161 | $3,405 |
Rent near JBER
| Size | HUD FY2026 Fair Market Rent |
|---|---|
| Studio | $1,152 |
| 1 bedroom | $1,243 |
| 2 bedrooms | $1,631 |
| 3 bedrooms | $2,268 |
| 4 bedrooms | $2,736 |
Anchorage, AK HUD Metro FMR Area (Anchorage AK). 40th-percentile rent including utilities. Zillow ZORI (all sizes, Sept 2026): $1,900.
Buying with a VA loan
- Typical home value
- $435,264 (Zillow ZHVI, Anchorage AK, Sept 2026)
- Loan, $0 down
- $444,622 incl. 2.15% funding fee (first use)
- Principal + interest
- $3,078/mo at 7.4% (Freddie Mac avg, 2026-10-15)
- Property tax (est.)
- $457/mo (1.26% of value, Census ACS)
- Insurance (placeholder)
- $181/mo
- Total (est.)
- $3,717/mo
- 2026 loan limit
- $1,249,125 (only matters with partial entitlement)
All numbers are estimates for planning. BAH: DTMO 2026. Rent: HUD FY2026 FMR. Home value: Zillow ZHVI, Sept 2026. Rate: Freddie Mac 7.4% (2026-10-15). Tax: Census ACS county median. Insurance: our placeholder (0.5% of value, min $1,200/yr), not a quote.
Money for the move
- Dislocation allowance (DLA), 2026: a flat payment per PCS. E-5 with dependents $3,548, without $2,389; O-3 with $4,042, without $3,404. All grades.
- Temporary lodging expense (TLE): up to 21 days for a move within the U.S. (raised from 14 in Nov. 2024), capped at $290/day. A few housing-shortage areas get up to 60 days.
- Personally procured move (PPM): move yourself and get paid up to 100% of what the government would have spent, minus your actual costs.
- Breaking a lease: SCRA lets you end a residential lease with PCS orders or 90+ day deployment orders. Monthly rent: it ends 30 days after the next rent due date.
- Overseas orders: you get Overseas Housing Allowance (OHA) or government housing instead of BAH, and a VA loan can't buy a home abroad. Keep a U.S. home as a rental if you own one.
FAQ
What is the 2026 BAH at Joint Base Elmendorf-Richardson?
For an E-5 with dependents it's $2,874 a month; without dependents $2,157. O-3 with dependents: $3,360. Military Housing Area AK404 (Anchorage, AK). Source: DTMO 2026 rates.
How much is rent near Joint Base Elmendorf-Richardson?
Zillow's typical rent in Anchorage AK was $1,900 in Sept 2026 (+4.0% in a year). HUD's FY2026 Fair Market Rent, including utilities: $1,631 for 2 bedrooms, $2,268 for 3.
Is Anchorage, AK a good place to buy a house?
Right now we rate buying “OK” and renting “OK”. Owning a typical home costs about $3,717/mo with $0 down, well above typical rent ($1,900). Price-to-rent ratio 19.1: middle of the road.
Should I live on post at JBER?
If renting would leave you less than about $150 a month of BAH, on post usually wins on cost and hassle. Ask the housing office about waitlists, pet rules and what utilities are included, then run the plan above.
What's the VA loan limit near Joint Base Elmendorf-Richardson?
With full entitlement there's no VA loan limit. With remaining (partial) entitlement, VA uses the 2026 FHFA one-unit limit for Anchorage AK: $1,249,125.
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Boxes marked “Partner offer” are placeholders and aren't live yet. When they go live they'll be labeled, and they won't change our rankings or what we say (disclosure). Written by The MilTech Deals Team. Not financial, tax or legal advice.