Labor Day weekend is the last full stop of the summer around here, and for a lot of families at Fort Carson, Peterson, Schriever, and the Academy it lands as a four-day weekend. It is also the point where the Colorado Springs housing market quietly changes character. The summer PCS surge is over, buyer competition thins out, and the homes still sitting on the market start getting more flexible. Below is what is worth doing September 5 through 7, and then an honest look at where the numbers actually stand heading into fall.

Labor Day Lift Off turns 50

The Colorado Springs Labor Day Lift Off runs Saturday, September 5 through Monday, September 7 at Memorial Park, and this is the 50th year. General admission is free. Roughly 65 balloons launch each…

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Summer ended with more homes on the market than Colorado Springs has seen in years, and fewer buyers competing for them. That combination has not existed here since before 2020. If you sat out the spring because everything felt overpriced and rates felt stuck, the fall setup is measurably different, and not in the way most headlines suggest.

Here is what actually changed over the summer, what it means for the next ninety days, and the one financing rule change that is quietly reshaping the entry-level end of this market.

Where mortgage rates actually sit

The 30-year fixed averaged 6.65 percent in the third week of August, down slightly from the week before. The 15-year sits near 5.95 percent. For context, the 30-year was roughly 6.58 percent at…

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Fort Jackson sits inside the Columbia metro — not adjacent to it, not near it, but embedded within South Carolina's capital city. That's actually a housing advantage most people don't appreciate until they arrive. You're not getting off at an exit and driving into a small military town. You're in a functioning mid-sized metro with a university, a growing food scene, and meaningful employment options for military spouses.

The housing decision at Fort Jackson is less about finding a town that works and more about which part of the Columbia area fits your priorities. The school district question — Richland County versus Lexington County — drives more housing decisions here than the commute does. This guide covers BAH, neighborhoods, schools, VA loan…

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The short answer is zero. If you have full VA entitlement and you're buying within the conforming loan limit for your county, you don't need a down payment. That's the program's core benefit and it's real.

But there are situations where a down payment becomes necessary — or at least strategically smart — and the search results for "how much down payment for a VA loan" rarely explain them clearly. Here's the complete picture.

Zero Down: When It's Fully Available

If you have full VA entitlement — meaning you haven't used the VA loan benefit before, or you used it previously and restored your entitlement by paying off and selling the property — you can purchase any home priced up to the conforming loan limit with no down payment required.

The…

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Every year, service members PCSing out of Fort Carson face the same decision: sell the Colorado Springs house or keep it as a rental. The VA loan adds wrinkles to that decision that most people don't fully understand until they're already under the gun with orders in hand.

This post covers exactly what happens to your VA loan when you PCS and convert the property to a rental — your entitlement, your occupancy obligation, your BAH situation at the new duty station, and the most common mistakes people make in this scenario.

The Occupancy Requirement: What It Actually Says

VA loans require that the borrower intend to occupy the property as their primary residence. That's the rule at origination. What it does not say is that you must live there…

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Fort Campbell sits on the Tennessee-Kentucky state line, with most of the surrounding community spilling into Clarksville, Tennessee to the south. That state line detail matters more than it sounds — it affects school district options, tax treatment, and which real estate market you're shopping in. Most military families end up in Clarksville, but the Hopkinsville, Kentucky side has a smaller, quieter market worth knowing about.

The housing market here is mid-range by military standards. Not as affordable as Fort Sill or Fort Leonard Wood, but not nearly as expensive as the coastal installations. VA loans work well in this market at most price points, and the BAH rates are set at a level where buying actually makes sense for a 3-year assignment.

BAH…

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Fort Sill is one of the more overlooked assignments in the Army, but the housing situation here is actually one of the more manageable ones. Lawton, Oklahoma is not a high cost-of-living market. BAH goes further here than almost anywhere else on the Army's installation list, and the VA loan numbers work well at this price point. The catch is that the off-base inventory can be hit or miss, and some parts of Lawton require more research than others.

Here's what you actually need to know before you PCS to Fort Sill.

BAH at Fort Sill in 2026

The MHA for Fort Sill is Lawton, Oklahoma. Rates here are on the lower end nationally, which reflects the local cost of living. The silver lining is that the market price on housing is also lower, so the ratio of…

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The VA funding fee shows up on the closing disclosure and raises an immediate question: why am I paying a fee on a benefit I earned? It's not arbitrary — and understanding what it actually is changes how most veterans think about it.

This post explains the fee plainly: what it is, what drives the amount, who's exempt, and how it fits into the overall cost of using a VA loan.

What the VA Funding Fee Actually Is

The VA loan program doesn't require mortgage insurance the way conventional loans do when you put less than 20% down. Instead, the VA charges a one-time funding fee at closing. That fee gets pooled and used to cover losses when VA loans go into foreclosure — it's what keeps the program self-sustaining without ongoing cost to taxpayers.

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Most service members heading to Fort Carson know they have a VA loan benefit and they know they're getting BAH. What doesn't always click until they're actually in the market is how those two things work together — and what that combination actually gets you in Colorado Springs right now.

This post breaks down the math specifically for Fort Carson, what your BAH covers in today's market, and how to structure a purchase so you're not coming out of pocket more than you need to.

What BAH Looks Like at Fort Carson in 2026

The MHA for Fort Carson is Colorado Springs (CO046). Here are the 2026 monthly BAH rates for the most common ranks:

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Rank With Dependents Without Dependents
E-5 $2,358 $1,860
E-6 $2,433 $1,980

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Colorado is in the middle of one of its most active wildfire seasons in recent memory. As of July 8, 2026, six large wildfires have burned more than 129,000 acres across the state, with the Aspen Acres Fire in Pueblo and Custer counties now the largest active fire — sitting at approximately 93,500 acres and 16% contained after starting June 29.

For Colorado Springs residents and military families with Fort Carson orders, here's what's actually relevant right now.

Where the Fires Are and What's Burning

The Aspen Acres Fire is the most significant fire affecting the Colorado Springs region. It started June 29 in Pueblo and Custer counties — southwest of Pueblo along the Wet Mountains corridor — and has been driven by record-low fuel moisture…

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