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        <title>Real Estate Blog</title>
        <link>https://www.homesnearbasesllc.com/blog/</link>
        <description>Discover Colorado Springs lifestyle updates, national real estate news, military relocation guides, and state-specific housing insights. Fresh content to help you stay informed, plan your move, or explore the best of each base community</description>
<item>
    <guid>https://www.homesnearbasesllc.com/blog/labor-day-weekend-colorado-springs-2026-things-to-do-housing-update/</guid>
    <link>https://www.homesnearbasesllc.com/blog/labor-day-weekend-colorado-springs-2026-things-to-do-housing-update/</link>
        <author>lukemartinhomes@gmail.com (Luke Martin)</author>
        <title>Labor Day Weekend 2026 in Colorado Springs: What to Do and Where the Housing Market Stands</title>
    <description> <![CDATA[ 
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 morning, and the evening balloon glows over Prospect Lake are the part most people remember.


What is happening each day


Saturday and Sunday follow the same rhythm. The park and concessions open at 5:15 a.m., the mass ascension goes up around 7 a.m., and there is a remote control balloon display at 8:30 a.m. Saturday morning also brings the USAFA Wings of Blue jump team in around 9 a.m. Afternoons reopen at 3:30 p.m. with aerial acrobats, the balloon glow at 7 p.m., and a drone show at 9:30 p.m. Saturday closes with fireworks. Monday is a morning-only session with a 6 a.m. drone show, a 7 a.m. launch, and the park closing at 10 a.m.


Parking and timing, from someone who has done this a dozen times


The launch is at 7 a.m. but the real window is 6:00 to 6:30 a.m. That gets you parked, through the gate, and standing somewhere on the west side of Prospect Lake while the crews are still unrolling envelopes. Balloon inflation is honestly the better show, and almost nobody who shows up at 6:55 sees it. Paid parking passes are available on the event website, and there are public lots around the park, but the neighborhood streets south and east of Memorial fill fast. If you have small kids, Monday morning is the calmest of the three days.


Commonwheel Artists Labor Day Art Festival in Manitou Springs


The Commonwheel festival is in its 52nd year and runs all three days, 10 a.m. to 5 p.m., at Memorial Park in Manitou Springs on Manitou Avenue. It is free, it is juried, and it draws around 100 artists. This is a fine arts and contemporary crafts show, not a craft fair with mass-produced booths, and the difference shows. There is live music, food vendors, face painting, and enough shade to make an afternoon of it. Parking in Manitou is the usual challenge, so use the shuttle lots and plan to walk.


Pairing the two works well: morning balloons at Memorial Park in Colorado Springs, breakfast, then the drive up to Manitou for the art festival in the afternoon.


The Colorado State Fair wraps up in Pueblo


The 154th Colorado State Fair runs through Labor Day, September 7, at the fairgrounds on Beulah Avenue in Pueblo. It is about 45 minutes south of Fort Carson. This year's theme leans into Colorado's 150th year of statehood and the country's 250th. Hours over the holiday weekend are 11 a.m. to 11 p.m. Friday through Sunday, and 11 a.m. to 9 p.m. on Labor Day itself, with the carnival running later. Monday, September 7 is a Kids Day, so children 12 and under get in free. Rodeo, concerts, livestock barns, and a carnival for the price of a gate ticket is hard to beat for a family day.


Air Force opens at home


The Falcons host Duquesne at Falcon Stadium at 11 a.m. on Saturday, September 5. An 11 a.m. kickoff means you can catch the morning balloon launch, drive north, and still make the game. Falcon Stadium in early September is one of the better sports settings in the country, and if you have not been on the Academy grounds yet after a PCS, this is a good excuse.


Free options if you would rather skip the crowds


Downtown does First Friday on September 4 from 5 to 9 p.m., with galleries open and live music. Every Saturday in September, downtown retailers run the Sidewalk Soiree with sidewalk tables and live music from 11 a.m. to 1 p.m. And the standard answer still applies: Garden of the Gods, the Santa Fe Trail, or a drive up Rampart Range Road are all free and all a lot emptier at 7 a.m. on a Sunday than most people assume. If you want more of that, we keep a running list of things to do in Colorado Springs that most people miss.


Colorado Springs housing update heading into fall


Now the part that matters if you are shopping, selling, or trying to decide whether to buy at all this year.


What the current numbers show


The Pikes Peak Association of Realtors market snapshot for August 2026 shows 1,189 closed sales, a median sale price of $449,000, and an average of 55 days on market across all property types in the local MLS. That median figure includes condos, townhomes, and patio homes, which pulls it below what a detached single-family home actually costs here. Single-family medians have been running closer to the mid-$490,000 range through the summer.


The bigger picture from the Colorado Association of Realtors is that the Pikes Peak region has been remarkably flat. July came in essentially unchanged from a year earlier on median price, sales volume, and active listings. That is not a crash and it is not a boom. It is a market that has stopped moving in either direction while buyers and sellers wait each other out.


One real divide worth knowing: attached homes are having a harder time than detached. New condo and townhome listings were down about 10 percent year over year and pending sales fell by a similar amount, driven by climbing HOA dues and tighter condo financing rules. If you are looking at a condo as your entry point here, budget for the HOA carefully and confirm the project is approved for VA financing before you fall in love with it.


Where mortgage rates sit


As of September 3, 2026, the 30-year fixed averaged 6.71 percent, up from 6.66 percent the week before and 6.50 percent at this time last year. The 15-year averaged 6.04 percent. Rates have spent this entire year bouncing in a narrow band without going anywhere meaningful. Anyone who has been waiting since spring for a big drop has now waited through two-thirds of the year and is looking at a slightly higher number than when they started.


These are national conventional averages. VA rates typically run a bit below them, and what you actually get depends on your credit, your lender, and whether the seller is willing to pay for a buydown.


What this means if you are buying


September through November is the best leverage window buyers get all year in this market. The summer PCS wave has cleared out. Sellers whose homes did not move in June or July are now looking at the holidays and getting realistic. With average days on market near 55, plenty of listings have been sitting long enough that the seller will talk about price, closing costs, or paying points to buy your rate down.


The rate buydown conversation is the one most military buyers underuse. On a $450,000 purchase, seller-paid points that drop your rate by even half a percent save you far more over a three-year tour than the equivalent dollars knocked off the sale price. Ask for it.


What this means if you are selling


Price it right the first week or plan on being patient. Homes that come in at market get activity; homes priced on last year's optimism sit and then chase the market down anyway. If you are PCSing out this fall and need a firm date, be ready to offer concessions rather than hold out for a number that the comps no longer support. We break the mechanics of this down further in our Colorado Springs housing market update.


What this means for military buyers specifically


If you are PCSing into Fort Carson, Peterson, Schriever, or the Academy this fall, a few things line up in your favor right now. Inventory is still reasonable, competition is down, and a VA loan with no down payment does not put you at the disadvantage it did in 2021 when sellers were choosing between five cash offers. Listing agents in this market take VA offers seriously again because they have to.


The math to run is your BAH against a full monthly payment including taxes, insurance, and any HOA. Insurance is the line item that has surprised the most people here over the last two years, and it deserves a real quote rather than an estimate. Once you have that number, you know your ceiling, and you can shop without guessing. If you want the full walkthrough, start with our guide to buying a home in Colorado Springs in 2026.


Coming up next: Parade of Homes, September 11 through 27


The week after Labor Day, the Colorado Springs Parade of Homes opens for its 72nd year. Homes across El Paso County are open 10 a.m. to 6 p.m., closed Mondays and Tuesdays, through September 27. Tickets are $18 for ages 16 and up and free for kids 15 and under.


For anyone considering new construction, this is the most efficient two days you can spend. You can walk through a dozen builders' work in one weekend and get a fast read on quality, floor plans, and finish levels without sitting through a dozen sales presentations. Bring a notebook and pay attention to the things that do not show up in a listing photo, like closet depth, garage width, and how the mechanical room is laid out.


Frequently asked questions


When is the Labor Day Lift Off in 2026 and does it cost anything?


Saturday, September 5 through Monday, September 7, 2026, at Memorial Park in Colorado Springs. General admission is free. VIP experiences and parking passes are ticketed and available in advance online.


What time should I get to Memorial Park for the morning launch?


The park opens at 5:15 a.m. and the launch is around 7 a.m. Arrive between 6:00 and 6:30 a.m. That gets you parked and in position to watch the balloons inflate, which is the better half of the show.


What else is happening around Colorado Springs over Labor Day weekend?


The Commonwheel Artists Labor Day Art Festival runs September 5 through 7 in Manitou Springs, the Colorado State Fair wraps up in Pueblo on Labor Day, and Air Force hosts its home football opener at Falcon Stadium on Saturday, September 5.


Is Colorado Springs still a seller's market?


Not in the way it was in 2021 or 2022. Prices are close to flat year over year and average days on market is running near 55 days. Buyers have real room to negotiate, particularly on listings that have already been sitting a month or more.


Are mortgage rates coming down this fall?


They have not so far. The 30-year fixed averaged 6.71 percent in the first week of September 2026, higher than both the prior week and a year ago. Rates have held in a narrow range all year without a clear trend in either direction.


Should I wait until spring to buy in Colorado Springs?


Fall generally gives buyers more leverage than spring does here. Fewer buyers are competing, sellers who missed the summer window get more flexible, and concessions like rate buydowns become easier to negotiate. Spring brings more inventory but also brings back the competition.


Is Labor Day weekend a bad time to look at houses?


It is one of the quietest showing weekends of the year, which is an advantage. Listing agents have availability, showings are easy to schedule, and you are unlikely to end up in a bidding war on something you tour that Sunday.


When is the 2026 Parade of Homes?


September 11 through 27, open 10 a.m. to 6 p.m. and closed Mondays and Tuesdays. Tickets are $18 for ages 16 and up, and kids 15 and under are free.


If you want to talk through it


I work with military families across Fort Carson, Peterson SFB, Schriever SFB, Cheyenne Mountain, and the Air Force Academy, and I have lived in Colorado Springs a long time. If you are PCSing in this fall, deciding whether to buy or rent, or getting a house ready to list before orders take you somewhere else, reach out through the contact form and we can look at your situation without any pressure. Enjoy the weekend, and get to Memorial Park early.
 ]]> </description>
    <pubDate>Thu, 03 Sep 2026 14:09:00 -0600</pubDate>
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<item>
    <guid>https://www.homesnearbasesllc.com/blog/colorado-springs-housing-market-fall-2026/</guid>
    <link>https://www.homesnearbasesllc.com/blog/colorado-springs-housing-market-fall-2026/</link>
        <author>lukemartinhomes@gmail.com (Luke Martin)</author>
        <title>Colorado Springs Housing Market Fall 2026: Rates, Supply, and What Buyers Need to Know</title>
    <description> <![CDATA[ 
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 this time last year, so on a year-over-year basis rates are essentially flat.


What matters more than the headline number is the range. Rates spent most of the first half of 2026 in the mid-6s, dipped toward 6.46 percent in mid-July, then climbed to the highest level in a year by the end of July before easing back. That is a roughly 35 basis point swing inside of five weeks. On a $450,000 loan, that swing is about $105 a month.


The practical takeaway is not to time it. It is to be pre-approved and ready to lock so that when a dip shows up, you can act inside the window instead of starting paperwork after it closes. Most forecasts have the 30-year averaging somewhere in the low-to-mid 6s through the end of the year. Nobody credible is calling for a move below 6 percent.


Supply is the number that actually changed


El Paso County finished July with 3,237 active single-family and patio home listings, up 5 percent from June. Sales went the other direction, with 945 closings, down 10 percent month over month. Median sales price came in at $503,700 and the average at $580,282. Median days on market improved slightly to 37 days from 42 in June.


Teller County shows the opposite supply picture, with 321 active listings, down 16 percent from a year ago, and a median of $555,000. If you are looking at Woodland Park or Divide, you are shopping a genuinely tighter market than the Springs.


The number that tells the real story is price reductions. Just under half of Colorado Springs listings have taken a price cut, up from roughly 45 percent a year ago. Meanwhile the share of homes selling above asking has slipped to about 25 percent. Sellers are still getting close to list, around 98.8 percent, but they are getting there by adjusting the list price first.


Translated: this is not a crash and prices are not falling meaningfully. It is a market where the leverage moved. You can ask for a rate buydown, a repair credit, or a closing cost contribution and not get laughed out of the room. Two years ago you could not.


What that median price means with BAH and a VA loan


The $503,700 median is a useful market signal and a misleading shopping target. At 6.65 percent with zero down and the funding fee financed, a median-priced home runs roughly $3,600 to $3,700 a month once taxes and insurance are included. That is above every enlisted BAH rate in the Colorado Springs military housing area and above O-4 with dependents.


Here is a more honest read on where 2026 Colorado Springs BAH lands you, assuming a zero-down VA loan at current rates with roughly $350 a month combined for taxes and insurance:






Rank

2026 BAH with dependents

Approximate purchase price where payment matches BAH






E-5


$2,358


$305,000




E-6


$2,433


$315,000




E-7


$2,487


$325,000




O-3


$2,595


$340,000




O-4


$2,778


$370,000






Most military buyers here do not hold their payment to BAH. They contribute above it, the same way they would above a rent payment. But knowing the break-even number changes how you shop, because it tells you which price tier is a stretch and which is comfortable. If you want the deeper breakdown on how BAH and VA entitlement interact at Fort Carson specifically, that is covered here.


One more thing worth knowing: the baseline conforming loan limit for 2026 is $832,750 in most counties. In a market with a $503,700 median, VA loan limits are effectively a non-issue for the overwhelming majority of buyers here. Entitlement, not loan limits, is what determines your ceiling.


The condo rule change nobody told you about


This is the most consequential change of the summer and it got almost no local coverage.


Effective August 3, 2026, Fannie Mae eliminated its Limited Review process and Freddie Mac eliminated its Streamlined Review. Nearly every condo project with more than 10 units now requires a Full Review on conventional financing, regardless of the building's history. The lender has to pull and examine the HOA budget, reserve balances, reserve study, insurance declarations, delinquency rates, and litigation status before the loan can move.


Two things follow from this.


First, timelines stretch. Plan on 45 days minimum for a conventional condo purchase instead of 30, and write your financing contingency accordingly. If you are on PCS orders with a hard report date, that difference is not academic.


Second, some buildings are going to fail. The reserve threshold under the new framework is 15 percent of annual assessment income, unless a qualifying reserve study from within the last three years says otherwise. Older complexes with underfunded reserves and low dues are the ones at risk. A building that fails becomes non-warrantable, which means conventional financing is off the table and the buyer pool for anyone selling in that building shrinks to cash and portfolio lenders.


For VA buyers there is a separate wrinkle that predates this change and still catches people. The VA approves entire condo projects, not individual units. There is no spot approval on the VA side the way FHA allows. If the complex is not on the VA approved list, your VA loan does not work there, period, and getting a complex approved requires the HOA board to initiate it.


Practical move if you are shopping condos or attached townhomes in the Springs this fall: before you write an offer, have your lender confirm the project's status, and request the HOA budget, reserve study, insurance declarations, and recent meeting minutes the day your offer is accepted. Do not wait for the title company to shake them loose.


New construction and what builders are actually offering


The development pipeline here is still enormous. In July, planning approvals moved forward on land plans that could add roughly 5,000 homes across 1,100 acres within Banning Lewis Ranch. Farther southeast, the Amara project east of Fountain is planned at 3,200 acres and as many as 9,500 homes over its full buildout. Karman Line and Percheron sit in the same growth band. None of this delivers next spring, but it does mean the eastern and southeastern edges of the metro will keep adding supply for a long time.


For a buyer this fall, the near-term story is incentives, not inventory. With sales down and standing inventory sitting, builders across the Front Range are running temporary rate buydowns, permanent buydowns, closing cost credits, and design center allowances. Local builders are actively advertising 2-1 buydowns paired with closing cost money on quick move-in homes, plus military-specific programs.


Why this matters more than a price cut: a builder will not usually drop the sticker price, because that resets comparable values for everyone who already closed in the community. They will instead buy your rate down. A 2-1 buydown drops your rate two points in year one and one point in year two before stepping to the full rate. In real terms, that moves an E-7 with dependents from a comfortable purchase around $325,000 to something closer to $410,000 in year one. The catch is that it steps up, and you need to be able to carry the full payment in year three. A permanent buydown is worth more if you plan to hold the property past your current tour.


Three things to check on any new build here that the sales office will not lead with:




Metro district taxes. Many of the newer master planned communities sit in Title 32 special districts that layer additional mill levies on top of standard property tax. Two homes at identical prices in different communities can carry meaningfully different monthly tax bills. Ask for the actual mill levy, not a payment estimate.


What is not included. Landscaping, fencing, window coverings, and sometimes appliances are frequently excluded. Budget $15,000 to $30,000 depending on lot size and community standards.


The lender tie. Incentives are almost always contingent on using the builder's lender. That can still be the better deal, but price it against an outside quote before you assume it.




What fall usually does to this market


Colorado Springs runs on a military calendar as much as a school calendar. Peak PCS season ends in August, which pulls a large block of buyers out of the market at exactly the moment inventory is at its annual high. Buyer traffic thins from September through the holidays while the listings that did not sell in spring are still sitting there, now with three or four months of carrying costs behind them.


That is the entire argument for buying in the fall here. Less competition, more motivated sellers, and enough days on market that you can actually think for a day before writing an offer. What you give up is selection. The best homes still sell, and inventory begins tightening in November and December.


If you are weighing whether to buy at all versus renting through your assignment, the math depends heavily on tour length and whether you would hold the property as a rental afterward. That comparison is worked through in detail here.


What to do in the next sixty days


If you are buying between now and the end of the year:




Get fully underwritten, not just pre-qualified. In a market where rates swing 35 basis points in five weeks, the ability to lock quickly is worth more than a slightly better quoted rate from a lender who cannot close.


Shop the rate, not just the loan. Spreads between lenders on VA loans in this market routinely run a quarter point or more. Pull three quotes on the same day.


Ask for the buydown. On resale, a seller credit toward a rate buydown often costs the seller less than an equivalent price reduction and saves you more monthly. Sellers who have already cut price twice are frequently open to it.


If you are looking at condos or attached product, confirm project approval status before you write, not after.


On new construction, price the builder incentive package against an outside lender and factor the metro district levy into your monthly number.




For a broader look at where this market has been over the past year, the ongoing market update is here.


Frequently asked questions


Is fall a good time to buy a home in Colorado Springs?


Generally yes, if your priority is negotiating leverage over selection. Buyer traffic drops after PCS season ends, inventory is near its annual peak, and sellers who listed in spring have the most motivation they will have all year. Selection narrows through November and December.


What is the median home price in Colorado Springs right now?


The July 2026 median for single-family and patio homes in El Paso County was $503,700, with an average of $580,282 and a median of 37 days on market. Teller County's median was $555,000.


Are mortgage rates going down before the end of 2026?


The 30-year fixed averaged 6.65 percent in mid-August. Most forecasts put the year-end average somewhere in the low-to-mid 6 percent range. No mainstream forecast has rates dropping below 6 percent this year.


Did condo financing rules really change?


Yes. As of August 3, 2026, Fannie Mae's Limited Review and Freddie Mac's Streamlined Review are gone for projects with more than 10 units. Full project review is now required on nearly every conventional condo loan, which adds roughly two weeks to closing and puts buildings with underfunded reserves at risk of losing conventional financing eligibility.


How much home does Colorado Springs BAH actually cover?


At current rates on a zero-down VA loan, 2026 BAH with dependents lines up with roughly $305,000 for an E-5, $325,000 for an E-7, and $370,000 for an O-4. The market median is well above all of those, which is why most military buyers here contribute above BAH.


Is new construction worth it in Colorado Springs this fall?


The case for new construction right now is financing, not price. Builders are running rate buydowns, closing cost credits, and military programs on standing inventory that resale sellers usually cannot match. Weigh that against metro district mill levies, lot premiums, and the landscaping and fencing that are typically excluded.


Are home prices in Colorado Springs going to drop?


Nothing in the current data points to a decline of any size. Median prices have moved within a narrow band for more than four years. Inventory has grown but has not reached the level associated with a genuinely balanced market. The more likely path is continued flat-to-slightly-up pricing with buyers holding more negotiating power than they have had since 2019.


Should I wait for rates to come down before buying?


Waiting has a cost. If rates do fall meaningfully, buyer demand returns and competition rises with it, which tends to erase the payment savings through price. Buying while leverage favors you and refinancing later if rates cooperate is the more defensible approach for most buyers in this market. Whether it is right for your situation depends on your timeline and how long you expect to hold the property.


Working with someone who knows this market


I am a Colorado Springs native and a licensed agent here, and I work primarily with military families relocating to Fort Carson, Peterson, Schriever, Cheyenne Mountain, and the Air Force Academy. If you are heading here on orders or already local and trying to decide whether this fall is your window, I am happy to walk through the numbers for your specific rank, timeline, and price range. No pressure and no obligation. Reach out through the contact form and I will get back to you.
 ]]> </description>
    <pubDate>Thu, 20 Aug 2026 22:22:00 -0600</pubDate>
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<item>
    <guid>https://www.homesnearbasesllc.com/blog/fort-jackson-housing-guide-2026-columbia-south-carolina/</guid>
    <link>https://www.homesnearbasesllc.com/blog/fort-jackson-housing-guide-2026-columbia-south-carolina/</link>
        <author>lukemartinhomes@gmail.com (Luke Martin)</author>
        <title>PCS to Fort Jackson: Housing Guide for 2026 — BAH, Columbia Neighborhoods, and the Lexington County School Question</title>
    <description> <![CDATA[ 
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 reality, and what the renting-versus-buying math looks like in 2026.


2026 BAH at Fort Jackson


Fort Jackson uses the Columbia/Fort Jackson, SC Military Housing Area (MHA). Rates increased 3.3 from 2025 — slightly below the national average of 4.2. The table below comes from DTMO; verify your exact rate at the DoD BAH calculator before budgeting.






Pay Grade

With Dependents

Without Dependents

What It Buys in Columbia






E-5


$1,878


$1,647


3BR rental in most areas; mortgage on $220–240K




E-6


$2,121


$1,746


Solid 3–4BR; mortgage on $250–270K




E-7


$2,160


$1,812


Larger home in Northeast Columbia or Lexington




O-3


$2,232


$2,028


Quality home in Blythewood or Irmo corridor




O-4


$2,517


$2,151


Upper Columbia market; strong buying position






Verify your exact rate at travel.dod.mil. Rates are updated each January 1 and set by pay grade and dependency status.


On-Base Housing at Fort Jackson


On-post family housing at Fort Jackson operates under the Army's Residential Communities Initiative with three distinct neighborhoods: Pierce Terrace serves enlisted active duty families, while Mabry Manor and Howie Village serve officer families.


Contact the Fort Jackson Housing Services Office at (803) 751-7567 before you sign any off-post lease — this is a requirement for all incoming service members, not a suggestion. The HSO assists with finding off-post housing, reviews leases, mediates landlord-tenant disputes, and helps with home inspections. Hours are Monday through Friday, 0800–1600.


Waitlists vary by family size and rank. Apply as soon as orders arrive rather than waiting until you in-process. The honest assessment: Pierce Terrace is functional and convenient, but many families find the off-post Columbia market compelling enough — particularly if Lexington County schools are a priority — that the on-post waitlist question resolves itself by default.


Off-Base Neighborhoods: Where Fort Jackson Families Live


Northeast Columbia / Sandhills area: This is the most popular off-post choice for Fort Jackson families. The Sandhills corridor along Two Notch Road has the densest concentration of shopping, dining, and services in the Columbia area. Commute to Fort Jackson's main gate runs 10–20 minutes depending on where you are in the corridor. Home prices run $230,000–$320,000 for a solid 3–4 bedroom. Most addresses here feed into Richland School District 2.


Blythewood: About 20 minutes north of the main gate on I-77, Blythewood has become a consistent recommendation among career NCOs and officers who want more space, higher school performance, and a quieter suburban feel. Home prices run $280,000–$400,000+. Blythewood feeds into Richland District 2 schools that consistently rate among the higher performers in the area. If budget allows and commute time is acceptable, Blythewood is a genuine quality-of-life upgrade.


Irmo / Seven Oaks / Lake Murray corridor: Irmo is west of the city in Lexington County — and the Lexington County school district difference is the main reason families make the longer drive. Commute from Irmo to the main gate runs 25–35 minutes. What families trade for that commute: Lexington County schools, proximity to Lake Murray, and home prices competitive with Northeast Columbia at $250,000–$380,000 for family-sized homes. For families with school-age children where Lexington County schools are a priority, this is often the pick.


Lexington (town): The town of Lexington proper is further west, about 30–40 minutes from the main gate but fully within Lexington County schools. Home prices run $220,000–$320,000 for comparable homes. The town has a genuine downtown area and lake access nearby. Families who end up in Lexington are typically there specifically for the school district and accept the commute as the price.


Elgin / Lake Carolina: Elgin sits just northeast of Fort Jackson and offers a small-town feel with larger lots. The master-planned Lake Carolina community in this corridor includes trails, a lake, and neighborhood amenities. Commute to the main gate is 15–25 minutes. Price range is $240,000–$360,000. School district here is Richland District 2.


School Districts: The Richland vs. Lexington Question


This is the decision that moves families across a county line and adds 15–20 minutes to the daily commute.


Fort Jackson sits in Richland County. Most of the closest neighborhoods — Northeast Columbia, Sandhills, Elgin — feed into Richland School District 2. RSD2 is a large district with some strong schools, but quality varies significantly by zone. Military families whose specific address feeds into a lower-performing school within the district have limited options short of moving.


Both Richland District 2 and Richland District 1 offer Open Enrollment each spring — families can apply to attend schools outside their neighborhood zone. For military families whose assigned school isn't the right fit, this is a meaningful option. Contact the Fort Jackson School Liaison Officer through the official base website for current zone maps and enrollment guidance before committing to an address.


Lexington County Schools — specifically Lexington School District 5 (Irmo/Chapin area) and Lexington School District 1 (Lexington town/Gilbert area) — consistently earn higher district-wide ratings than Richland District 2 in most ranking frameworks. The tradeoff is the longer commute and, in some cases, slightly higher home prices. Families for whom schools are the top priority tend to make the Lexington County call without much hesitation.


What matters most is researching the specific school assigned to any address you're considering before signing a lease or going under contract, not making assumptions based on county or district name alone.


VA Loan Reality at Fort Jackson


Columbia is a VA-friendly market. Fort Jackson's presence means sellers and agents here are accustomed to VA financing, and it's a common purchase loan type throughout the metro.


The 2026 conforming loan limit for Richland County and Lexington County is $806,500. Median home prices in the Columbia area run approximately $230,000–$280,000, well under that limit — meaning full entitlement, zero down purchases are the norm. VA appraisals in this market are generally straightforward at these price points.


South Carolina taxes military pay at rates up to 6.5. Worth factoring into your overall financial picture if you're comparing Columbia to duty stations in no-income-tax states. For most E-5s and above with dependents, the VA loan math in Columbia is favorable: monthly mortgage payments on homes in the $220,000–$270,000 range typically run $1,400–$1,700 all-in, within or near BAH range at most pay grades.


Renting vs. Buying at Fort Jackson


Columbia is a market where buying can make sense for a 2–3 year assignment, but requires more care than markets with stronger appreciation histories. The Columbia market has shown steady but modest appreciation — typically 3–5 annually. The risk of a flat or slightly down market during a short assignment is real here in a way it isn't in high-demand metros.


The financial case for buying is strongest for families with a 3-year assignment or longer, buyers in the E-6+ range where BAH genuinely covers a mortgage payment, and buyers who are deliberate about neighborhood selection (Blythewood and Lexington County areas have held value more consistently).


Renting makes more sense for shorter assignments (under 2 years) or families who want to see the school district situation play out before committing to an address. Off-post 3-bedroom rentals in the Columbia area run $1,400–$1,900 per month, which is within BAH range for E-5 and above with dependents.


PCS Timeline and Local Tips


Contact your gaining unit for sponsor assignment and report to the Housing Services Office at (803) 751-7567 before any off-post lease commitment — this is a required step.


The Fort Jackson PCS Pay-It-Forward Facebook group is active and useful for current neighborhood and school intelligence from families who've lived it. Join before you arrive.


One thing to know about Columbia that newcomers often miss: the Sandhills area along Two Notch Road has a higher retail concentration than most military towns. You're not driving 45 minutes for a Target run. That convenience compounds over a 2–3 year tour. Summer heat in Columbia is real — cooling bills run higher than what most families moving from cooler climates expect.


Frequently Asked Questions About Fort Jackson Housing


Is it worth living in Lexington County for the schools even with the longer commute?


For families with school-age children where school quality is a priority, the answer from most Fort Jackson veterans is yes. The Lexington County school districts (particularly Districts 1 and 5) consistently earn higher ratings. If you have young children not yet in school, proximity and convenience may matter more than schools you won't need for another year or two.


What is the commute from Northeast Columbia to Fort Jackson's main gate?


Plan on 10–20 minutes under normal traffic from most Northeast Columbia addresses. Rush hour and morning PT formation times can add 10–15 minutes depending on exact location and gate used.


Does Fort Jackson have DoDEA schools on post?


No. Fort Jackson does not have DoDEA schools. All children, whether living on or off post, attend public schools in either Richland County or Lexington County depending on their home address.


Is the VA loan commonly accepted by sellers in the Columbia market?


Yes. Fort Jackson's presence means VA financing is a standard, expected loan type throughout the Columbia and Lexington markets. You're unlikely to encounter the VA loan stigma that exists in some competitive markets.


What are home prices like in Blythewood compared to Northeast Columbia?


Blythewood runs slightly higher — $280,000–$400,000 for family-sized homes versus $230,000–$320,000 in Northeast Columbia. For the price difference, you get newer construction, more space, and access to Richland District 2 schools that tend to perform at the higher end of the district.


Can I use a VA loan to buy in Lexington County?


Yes, without any restriction. VA loans work the same way on either side of the county line. The only practical difference is that Lexington County homes fall under different school district boundaries.


What's the rental market like near Fort Jackson?


Healthy and military-accustomed. Three-bedroom homes rent for $1,400–$1,900 per month in most military-popular neighborhoods. Landlords here are experienced with PCS timelines and SCRA provisions. Supply is adequate enough that you can be selective.


Getting Connected With a Fort Jackson Area Agent


We cover Fort Jackson as part of our national military relocation network. If you're PCSing here and want to connect with a vetted local agent who knows the Columbia, Lexington, and Blythewood markets, fill out the contact form on our Fort Sill page or use the main contact form below. Our PCS timeline guide is worth reading while you're sorting out the sequence, and the VA funding fee breakdown covers a cost most buyers underestimate.
 ]]> </description>
    <pubDate>Wed, 15 Jul 2026 17:29:00 -0600</pubDate>
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<item>
    <guid>https://www.homesnearbasesllc.com/blog/how-much-down-payment-va-loan-2026/</guid>
    <link>https://www.homesnearbasesllc.com/blog/how-much-down-payment-va-loan-2026/</link>
        <author>lukemartinhomes@gmail.com (Luke Martin)</author>
        <title>How Much Down Payment Do You Need for a VA Loan? (The Real 2026 Answer)</title>
    <description> <![CDATA[ 
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 &quot;how much down payment for a VA loan&quot; 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 2026 baseline conforming loan limit for most counties is $806,500. El Paso County (Colorado Springs) falls under that baseline, so Fort Carson families can finance up to $806,500 with zero down. In practice, the vast majority of purchases in this market are well under that threshold.


Zero down is not a gimmick or a workaround — it's the intended structure of the VA loan program. No down payment, no private mortgage insurance, and typically competitive interest rates. That combination is genuinely unusual in the mortgage market and explains why VA loans make sense for most military buyers even when they have cash available.


When a Down Payment Becomes Required: Partial Entitlement


The situation where zero down isn't fully available is when you have only partial entitlement remaining — meaning you currently have an active VA loan on another property and haven't sold it or paid it off.


In that case, the amount you can borrow at zero down on the second purchase is limited by your remaining entitlement. The VA guarantees 25 of the loan. If some of that guaranty is tied up in an existing loan, less is available for a new one. If the purchase price exceeds four times your remaining entitlement, most lenders require a down payment equal to the difference.


Here's a simplified example: if your remaining entitlement is $100,000, the VA can fully guarantee a loan up to $400,000. If you're buying a $480,000 home, you'd need a down payment of roughly $20,000 (25 of $480,000 minus your $100,000 entitlement). The exact numbers depend on your specific COE — pull it before you make assumptions.


This scenario comes up regularly in Colorado Springs with service members who bought here, are PCSing, and want to keep the property as a rental while buying at the next duty station. If the Colorado Springs loan is still active, entitlement is partially used. How much is available for the next purchase depends on the math above.


When Zero Down Is Available But You Still Might Pay Some


Separate from the entitlement question, there are situations where a borrower with full entitlement might choose to put money down anyway — not because it's required, but because it changes the financial picture favorably.


The most common case: the purchase price is above the conforming loan limit. If you're buying a $900,000 home in a standard county, you can still use your VA loan, but you'll need a down payment equal to 25 of the amount over the limit. On a $900,000 purchase in a county with a $806,500 limit, that's 25 of $93,500, or roughly $23,375. Not zero, but not a traditional 10–20 down payment either.


The second case is strategic: if a borrower has full entitlement and wants to reduce their funding fee, putting at least 5 down drops the first-use fee from 2.15 to 1.5, and putting 10 or more drops it to 1.25. On a $400,000 purchase, the difference between 2.15 and 1.25 is $3,600 in funding fee. If you have the cash, and you're not depleting your reserves to do it, the math can favor a small down payment even when zero is technically available.


How This Works in the Colorado Springs Market


Most active-duty buyers in Colorado Springs are in a clean full-entitlement situation — either first-time VA loan users or buyers who've sold and restored entitlement previously. For those buyers, zero down is fully available on any home priced under $806,500, which covers the vast majority of the local market including most of Fountain, Security-Widefield, and Lorson Ranch, and a solid portion of the city proper.


The exception group is service members keeping an existing VA-financed home as a rental while buying again. Those buyers need their COE pulled first to understand remaining entitlement before they can know whether zero down is available, a partial down payment is required, or whether they need to structure the second purchase differently.


If you're in that situation and buying in Colorado Springs, this is worth a conversation with a VA-experienced lender before you start touring homes. Getting the entitlement picture wrong mid-contract is an unpleasant way to find out.


Frequently Asked Questions


Do I need any money at all for a VA loan purchase?


You don't need a down payment, but you'll need cash for closing costs (typically $3,000–$8,000 depending on loan size and negotiated seller contributions) and reserves. Some lenders require proof of reserves — funds left in your account after closing — as part of underwriting. Zero down doesn't mean zero cash needed at closing, though seller concessions can significantly reduce what you pay out of pocket.


What's the minimum down payment if I have partial entitlement?


It depends on your remaining entitlement and the purchase price. The formula is: required down payment = (purchase price × 25) minus remaining entitlement. If the result is zero or negative, no down payment is required. Pull your COE to get the actual remaining entitlement figure — don't estimate.


Can I put more down than required on a VA loan?


Yes, and in some cases it makes sense. Putting 5 or 10 down reduces your VA funding fee rate, which may more than offset the cash you're committing. Run both scenarios — zero down with the standard funding fee versus 5–10 down with the lower fee — to see which results in a lower total cost given your specific loan amount and available cash.


Does putting money down change my interest rate on a VA loan?


Generally, no — not the way it does on conventional loans. VA loan rates are driven by your credit score, lender, market conditions, and loan amount, not down payment percentage. The primary financial benefit of a larger down payment on a VA loan is the reduced funding fee, not a rate reduction.


What if I want to buy above the conforming loan limit in Colorado Springs?


El Paso County's 2026 conforming limit is $806,500. Homes above that price can still be financed with a VA loan, but you'll need a down payment equal to 25 of the amount over the limit. It's often called a VA jumbo loan. The zero-down portion still applies up to the limit; only the amount above it requires a down payment.


I used my VA loan once and have a remaining balance. Can I still buy in Colorado Springs with zero down?


Possibly, depending on your remaining entitlement. If you sold the first property and restored entitlement, you're back to full entitlement and zero down is available again. If the first loan is still active (property still owned), you have partial entitlement and may or may not have enough remaining for a zero-down purchase at your target price. Pull your COE first.
 ]]> </description>
    <pubDate>Wed, 15 Jul 2026 17:23:00 -0600</pubDate>
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<item>
    <guid>https://www.homesnearbasesllc.com/blog/va-loan-pcs-keep-property-rent-colorado-springs/</guid>
    <link>https://www.homesnearbasesllc.com/blog/va-loan-pcs-keep-property-rent-colorado-springs/</link>
        <author>lukemartinhomes@gmail.com (Luke Martin)</author>
        <title>What Happens to Your VA Loan When You PCS and Keep the Property</title>
    <description> <![CDATA[ 
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 forever. The VA's own guidance acknowledges that military service members with VA loans may be required to vacate the property due to orders, and this is explicitly not a violation of the occupancy requirement.


When you receive PCS orders, you have a legitimate, documented reason to leave. Converting the property to a rental at that point is generally permissible. You don't need to notify the VA or your lender that you're converting to a rental — this isn't an FHA loan with investor restrictions. The loan stays in place, the terms don't change, and you continue making the same payment.


The one area to watch: if you had a streamline refinance (IRRRL) recently, there's a certification involved in that process. If you refinanced via IRRRL claiming it as your primary residence and then immediately converted to a rental, that creates a paperwork problem. But for standard purchases or cash-out refis done while you genuinely occupied the property, converting at PCS time is a clean situation.


What Happens to Your VA Entitlement


This is the part that surprises people. When you keep the Colorado Springs property and the VA loan stays active, that entitlement is tied up. You haven't sold, the loan hasn't been paid off, so the VA hasn't restored that entitlement.


However, you may still have remaining entitlement available — enough to use a second VA loan at your new duty station without a down payment. This depends on the loan amount on the Colorado Springs property relative to the conforming loan limit. If you borrowed significantly under the limit, you may have substantial entitlement still available. If you borrowed near or at the limit, your remaining entitlement may be small and a down payment may be required on the second purchase.


The only way to know for certain is to pull your Certificate of Eligibility before you start shopping at the new duty station. Your lender can do this in minutes. Don't estimate — the numbers matter, and the math is easy to get wrong without the actual COE in hand.


BAH at the New Duty Station


One of the cleaner aspects of this scenario: when you PCS, your BAH switches to the rate for your new duty station. You're no longer receiving Colorado Springs BAH — you get whatever the new MHA pays. That has nothing to do with whether you kept the Colorado Springs property or sold it. The BAH follows the soldier, not the house.


This means the Colorado Springs mortgage is now coming out of your own pocket — specifically, the rental income you collect. If the rental covers the mortgage plus a buffer, you're in good shape. If it doesn't quite cover it, you're supplementing from base pay or other income.


This is a math problem worth running carefully before you commit. What will the property rent for in the current Colorado Springs market? What is your all-in monthly cost (mortgage, insurance, property tax, HOA if applicable, vacancy cushion, maintenance reserve)? The gap between those two numbers tells you whether keeping the property makes financial sense.


The Rental Income Question for a Future VA Loan


If you plan to use a second VA loan at your new duty station and you want the Colorado Springs rental income to count toward qualifying, most lenders need a two-year history of rental income documented on tax returns. A lease agreement alone typically isn't enough for the income to help your DTI. If you've been renting the property for less than two years, you may not be able to count it — which means your qualification at the new duty station is based on your military income without that rental offset.


This doesn't necessarily prevent you from qualifying — your military income is stable and documented, and VA residual income requirements are structured to work at most pay grades. But it's something to know before you're sitting with a lender at the new station wondering why the rental income isn't helping your numbers.


Property Management: The Practical Reality


Managing a rental from a different duty station is doable but requires a plan before you PCS. Options range from full-service property managers (typically 8–12 of monthly rent in Colorado Springs) to self-managing with a reliable local contact. Full-service management is usually worth it when you're hundreds or thousands of miles away — the cost of one maintenance emergency that you can't respond to promptly often exceeds a year of management fees.


Screen tenants carefully before you leave. A bad tenant in a property you can't easily access is significantly more disruptive than a vacancy. Most property managers handle this, but if you're self-managing, take the time to run background and credit checks, verify income, and call previous landlords. The Colorado Springs rental market is healthy enough that you can afford to be selective.


When Selling Still Makes More Sense


Keeping the property isn't always the right call. If you bought recently and have minimal equity, if the rental income won't cover carrying costs, if the property needs significant deferred maintenance, or if you don't have the bandwidth to manage a landlord relationship from afar — selling on the way out is a completely legitimate choice. Colorado Springs has appreciated consistently, and selling gives you clean entitlement, cash proceeds, and a simpler financial picture at the new duty station.


The right answer depends on your equity position, the rent-to-mortgage ratio at current market rates, your timeline (how long you've owned it, how long until you might return), and honestly, your appetite for being a landlord. There's no universal right answer — but there is a right answer for your specific situation, and it's worth taking an hour to run the numbers before you decide.


If you're working through this decision and want a Colorado Springs perspective on what your property would rent for in today's market, reach out through the contact form below. This is exactly the kind of conversation I have with PCSing Fort Carson families regularly.


Frequently Asked Questions


Do I have to tell my lender I'm converting my VA loan home to a rental?


For a standard VA purchase loan, there's no notification requirement when you convert to a rental due to PCS orders. The loan terms don't change. If you have an FHA loan — different story. VA loans don't have the same investor restrictions FHA loans carry.


Can I get a second VA loan while still paying on the first?


Yes, in many cases. Second-tier (bonus) entitlement may allow you to purchase at the new duty station with zero down even with an active VA loan on the Colorado Springs property. The amount depends on your remaining entitlement — pull your COE to see the exact numbers before shopping.


What does a property manager cost in Colorado Springs?


Full-service property management in Colorado Springs typically runs 8–12 of monthly rent, plus a leasing fee (usually one month's rent) when placing a new tenant. For a property renting at $2,000/month, that's roughly $160–$240/month in management fees plus the periodic leasing fee. Worth it for most absentee landlords given the cost of mismanaged maintenance or tenant problems from a distance.


Will the rental income count when I apply for a VA loan at my next duty station?


Generally only if you have a two-year documented history of rental income on tax returns. A lease agreement doesn't substitute. If you're in the first year or two of renting the Colorado Springs property, lenders typically won't count that income — you qualify on military income alone.


Does keeping the Colorado Springs property affect my BAH at the new duty station?


No. Your BAH is set by your duty station location, pay grade, and dependency status. Whether you own, rent, or have sold a previous home has no effect on BAH calculation. BAH switches to the new MHA rate when you PCS, regardless of your Colorado Springs property situation.


What if the rent doesn't cover my mortgage payment?


That's a cash flow negative position — you're subsidizing the property monthly. Whether that makes sense depends on your equity trajectory, the tax benefits of rental property, and your long-term plan. Some families accept a small monthly shortfall for a property they intend to return to or hold long-term. Others decide the math doesn't work and sell. Run your actual numbers before committing either way.
 ]]> </description>
    <pubDate>Wed, 15 Jul 2026 17:18:00 -0600</pubDate>
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<item>
    <guid>https://www.homesnearbasesllc.com/blog/fort-campbell-housing-guide-2026/</guid>
    <link>https://www.homesnearbasesllc.com/blog/fort-campbell-housing-guide-2026/</link>
        <author>lukemartinhomes@gmail.com (Luke Martin)</author>
        <title>Fort Campbell Housing Guide 2026: BAH, Neighborhoods, and PCS Tips for Clarksville</title>
    <description> <![CDATA[ 
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 at Fort Campbell in 2026


Fort Campbell's MHA is Clarksville, Tennessee. The rates here reflect a mid-tier cost-of-living market — higher than Oklahoma or Missouri, lower than Virginia or California.






Rank

With Dependents

Without Dependents

What It Buys (approx.)






E-5


$1,815


$1,593


3BR rental or ~$200K purchase




E-6


$2,100


$1,671


3BR rental or ~$220K purchase




E-7


$2,244


$1,743


3–4BR rental or ~$240K purchase




O-3


$2,496


$1,995


4BR or larger ~$280K purchase




O-4


$2,793


$2,250


Larger home or newer build ~$310K+






Clarksville home prices have climbed over the past several years as the city has grown. The median home price is now in the $280,000–$320,000 range depending on area and condition, which means the BAH math is tighter than it was five years ago but still workable — especially with a VA loan at zero down.


On-Base Housing at Fort Campbell


On-base housing at Fort Campbell is managed by Balfour Beatty Communities. The installation has substantial housing stock across multiple neighborhoods, including areas specifically designated by rank band. The 101st Airborne Division's presence means this is one of the larger and more active Army installations — housing demand on post is consistently high.


Waitlists at Fort Campbell have historically been significant, particularly for junior enlisted with families. The newer housing areas are in better condition, but some older stock on post is dated. As with all Balfour Beatty installations, it's worth reading recent resident reviews from other Fort Campbell families to get a current picture of maintenance responsiveness and unit condition — this can vary by neighborhood within the installation.


BAH is fully offset when you live on post. Most families use that as the baseline comparison: is the wait time for on-post housing worth it given what the off-base market offers at your BAH level? For most mid-grade NCOs at Fort Campbell, the off-base market is strong enough that waiting is optional rather than necessary.


Off-Base Neighborhoods Near Fort Campbell


Sango / Northwest Clarksville — The most sought-after residential area for Fort Campbell families. Located northwest of downtown Clarksville and 15–25 minutes from the main gate, Sango offers newer construction, good school zoning, and a suburban feel that appeals to families with kids. Home prices run $280,000–$380,000 for single-family homes, putting it within reach for O-3 and above with dependents BAH. Inventory moves quickly — this is not a market where you sit and wait for the perfect house.


Clarksville Southeast / Exit 4 Corridor — Closer to the Tennessee state line and closer to some of the base gates via Highway 41A. More affordable than Sango — homes in the $210,000–$280,000 range are findable — and a better fit for E-6 and E-7 buyers who want to purchase rather than rent. The area has grown substantially and has solid retail and schools in the vicinity.


St. Bethlehem / Tiny Town Road area — A popular mid-range option 20–25 minutes from post. Mix of established neighborhoods and newer development. Price range $240,000–$320,000. Good middle-ground choice for families that want to be in Clarksville proper without paying Sango prices.


Hopkinsville, Kentucky — On the Kentucky side of the state line, Hopkinsville is roughly 20 minutes from the main gate via US-41A and has a noticeably more affordable housing market. Prices run $180,000–$250,000 for comparable homes. The trade-off is a smaller market with less inventory and fewer amenities than Clarksville. Families who prioritize lower purchase prices and quieter surroundings sometimes prefer Hopkinsville — particularly for shorter-tour assignments where maximizing the BAH spread is the priority.


Oak Grove, Kentucky — Right outside Gate 4 on the Kentucky side, Oak Grove is one of the closest communities to Fort Campbell. It's small — limited retail and amenity options — but the commute to post is 5–10 minutes, and prices are lower than Clarksville at $190,000–$250,000 for 3-bedrooms. Popular with junior enlisted who want a short commute and don't need the full Clarksville amenity package.


School Districts Near Fort Campbell


The state line creates an immediate school district question for Fort Campbell families. Tennessee and Kentucky have separate districts, and the quality gap between specific options is worth understanding.


Clarksville-Montgomery County School System (Tennessee) — Covers most of Clarksville and is the largest district in the area. Performance varies by school zone within the district. Sango and northwest Clarksville zones tend to have stronger elementary and middle school options. Families in the St. Bethlehem and Exit 4 areas should research their specific attendance zone before committing to an address.


Christian County Public Schools (Kentucky) — Serves Hopkinsville and surrounding areas. Smaller district than CMCSS. Worth researching if you're considering the Hopkinsville side — a smaller district doesn't automatically mean better or worse, but the specific schools serving military-heavy areas have a long track record with PCS families.


Fort Campbell Independent School District — On-post schools operated specifically for Fort Campbell. If you live on base, your children attend FCISD schools. These schools serve a uniquely mobile military population and have programs specifically designed for that demographic. Quality is generally well-regarded among families who've used them.


If Clarksville schools are part of your decision, look up the specific elementary school zone for any address you're seriously considering before signing a lease or contract. The difference between attendance zones within CMCSS can be meaningful.


VA Loan Reality at Fort Campbell


Clarksville's median home price of $280,000–$320,000 is well within the VA conforming loan limit with full entitlement. The market has grown more competitive over the past few years as Clarksville's population has expanded, but it's not at the level of friction you'd face in Northern Virginia or San Diego.


VA buyers are common enough in this market that most sellers and agents are familiar with the process. Appraisals generally reflect market reality without significant gaps. New construction is available in the Sango area and Exit 4 corridor, and some builders in Clarksville actively market to VA borrowers — which means less friction on the builder side than you'd encounter in markets where VA financing is less common.


One nuance: the Clarksville market has appreciated enough in recent years that some older, lower-priced homes require careful inspection before going under contract with VA financing. VA minimum property requirements can flag deferred maintenance or habitability issues, and at price points below $200,000 there's more risk of running into a property that needs work before it'll clear a VA appraisal. This is less of an issue on newer construction or well-maintained homes.


For details on how VA loan down payment decisions work, the VA loan down payment post runs through the scenarios.


Renting vs. Buying at Fort Campbell


Fort Campbell is a major installation with a large and stable military population. That consistent demand has kept both the rental and purchase markets active and relatively liquid. For a 3-year assignment, buying in Clarksville has historically made financial sense — the market has appreciated, turnover is familiar to local agents, and VA financing makes the transaction costs manageable.


The risk calculation is the same as anywhere: buying and selling in under 2 years in any market is a tough math problem. If your assignment is likely to be short or if you're awaiting further orders, renting is the lower-risk path. Clarksville's rental market is solid — you won't have trouble finding something, though inventory tightens considerably during summer PCS season.


For families on their second or third Fort Campbell assignment, buying is almost always the right call. The market rewards repeat owners who understand what neighborhoods hold value and what the typical military buyer is looking for when it's time to sell.


PCS Timeline and Local Tips


Start your Clarksville search 60–90 days before your report date. The Sango area in particular moves fast — good homes at fair prices don't sit. If you're arriving June through August, you're competing with every other PCS family who got summer orders to Fort Campbell, which is a lot of people given the size of the installation.


If you're seriously considering on-base housing, contact Balfour Beatty as soon as your orders are cut. Don't wait until in-processing. Waitlist position matters, and the application process needs to start early to avoid a gap where you're in temporary housing and burning BAH.


Two local tips that matter: First, the traffic on US-41A between Clarksville and the main gate backs up during morning and afternoon rush hour — factor that commute into your neighborhood decision. Second, Clarksville gets hot and humid in summer in a way that surprises families coming from drier climates. That's not a housing decision factor, but if you're touring homes in June and July, don't let the heat be the thing that makes you rush a decision you'll regret.


For the full PCS planning timeline from the time orders drop through move-in day, the PCS timeline post has the breakdown. And for the broader context of military relocation decisions, the PCS moves and military relocation post covers what to expect at each phase.


FAQ


Is it worth waiting for on-base housing at Fort Campbell?


For families that genuinely want the on-post school and community experience, it can be. But the wait can be long, especially for junior enlisted with specific bedroom count needs. The off-base market is healthy enough that most families don't need to wait — particularly if you're arriving in summer and don't want to spend months in temporary lodging.


Should I live on the Tennessee or Kentucky side?


Most families end up in Clarksville (Tennessee) for the larger selection of homes, retail, and schools. The Kentucky side — Oak Grove and Hopkinsville — offers lower prices and a shorter commute for families near Gate 4, but with fewer amenities. If your primary gate is on the Kentucky side and you want to buy, Hopkinsville is worth a serious look.


What are home prices in Clarksville near Fort Campbell in 2026?


Clarksville's median is in the $280,000–$320,000 range. Sango and northwest Clarksville run higher, toward $300,000–$380,000. The Exit 4 corridor and southeast Clarksville are more affordable at $210,000–$270,000. Hopkinsville comes in lower at $180,000–$250,000 for comparable homes.


What school district is best near Fort Campbell?


If you're living on post, FCISD is the default and is well-regarded for military families. Off post in Tennessee, research your specific attendance zone within Clarksville-Montgomery County School System — the quality varies by zone. Sango-area elementary schools consistently get positive feedback from military families. If you're on the Kentucky side, Christian County Public Schools serves Hopkinsville.


How long is the commute from Clarksville to Fort Campbell?


From Sango or northwest Clarksville, expect 20–30 minutes in normal traffic. From the Exit 4 corridor, it's closer to 15–25 minutes depending on which gate you use. Oak Grove on the Kentucky side can be 5–10 minutes to Gate 4. US-41A can back up significantly during peak times, so the actual commute experience varies by time of day.


Can I use a VA loan in Hopkinsville, Kentucky?


Yes. VA loans are available across both Tennessee and Kentucky markets near Fort Campbell. Hopkinsville home prices are well within the conforming limit, and the VA loan process works the same way on the Kentucky side.


Is the Clarksville housing market competitive for VA buyers?


More competitive than it was five years ago, but still manageable. VA offers are accepted regularly in this market — you're not running into the same level of VA stigma you'd encounter in some other markets. New construction options in Clarksville reduce the competition problem somewhat because builders are generally willing to work with VA financing.


What's the rental market like near Fort Campbell?


Active but not abundant. Good rentals move quickly, especially during summer PCS season. Start your search 60–90 days out to give yourself enough runway to be selective rather than taking the first available option.
 ]]> </description>
    <pubDate>Mon, 13 Jul 2026 13:33:00 -0600</pubDate>
</item>
<item>
    <guid>https://www.homesnearbasesllc.com/blog/fort-sill-housing-guide-2026/</guid>
    <link>https://www.homesnearbasesllc.com/blog/fort-sill-housing-guide-2026/</link>
        <author>lukemartinhomes@gmail.com (Luke Martin)</author>
        <title>Fort Sill Housing Guide 2026: BAH, Neighborhoods, and What to Expect on PCS</title>
    <description> <![CDATA[ 
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 BAH to what you can actually buy or rent is reasonable.






Rank

With Dependents

Without Dependents

What It Buys (approx.)






E-5


$1,233


$1,092


3BR rental or ~$170K purchase




E-6


$1,494


$1,170


3BR rental or ~$185K purchase




E-7


$1,587


$1,209


3–4BR rental or ~$200K purchase




O-3


$1,758


$1,395


4BR rental or ~$220K purchase




O-4


$2,055


$1,587


Larger home or newer build ~$250K






In most military markets, those rates would leave you scrambling. In Lawton, they're workable — especially for buyers using a VA loan with no down payment requirement.


On-Base Housing at Fort Sill


On-base housing at Fort Sill is managed by Corvias Military Living. The installation has a mix of older housing stock and some renovated units, with inventory split across several neighborhoods on post. Waitlists vary significantly by rank and family size — junior enlisted families often face shorter waits than mid-grade NCOs, and the availability of specific bedroom counts can stretch the timeline considerably.


BAH is offset in full when you live on post — Corvias collects your BAH as rent and you pay nothing additional out of pocket for the base housing unit. The units themselves are serviceable but range from dated to recently renovated depending on which neighborhood you land in. It's worth asking specifically about renovation status and utility inclusion when you're evaluating wait time vs. off-base options.


The honest take: if you have the patience for a waitlist, on-base at Fort Sill isn't a bad deal. If you have kids in school and want more control over your situation from day one, the off-base market is affordable enough that most families land somewhere reasonable without a lot of stress.


Off-Base Neighborhoods Near Fort Sill


Cache Road Corridor (Northwest Lawton) — This stretch along Cache Road is the most popular area for military families off post. It's 10–15 minutes to the main gate, has the widest selection of rentals and homes for sale, and offers the most retail and dining options in the area. Homes in BAH budget range from $160,000–$230,000 for 3-bedroom single-family. The area is well established and has good turnover — you can usually find something without a long search.


Southwest Lawton / Ridgecrest area — Slightly closer to post via Rogers Lane, this area has more modest pricing — often $140,000–$190,000 for a 3-bedroom — and is popular with junior enlisted families. The housing stock is older but the area is quiet and functional for families that want something low-maintenance and close to the gate.


Elgin — About 15–20 minutes southeast of the main gate, Elgin is a small community that has become a go-to for military families who want newer construction and a more suburban feel. Prices run $200,000–$270,000 for newer builds and updated homes. The school district is the main draw — more on that below.


Lawton East Side / Gore Boulevard Area — Closer to central Lawton, this area has more affordable price points but requires more research on specific streets and neighborhoods. Not a blanket recommendation — it's a case-by-case situation. Some pockets are fine, others less so. Worth looking at if budget is the primary driver, but vet specific addresses carefully.


School Districts Near Fort Sill


School district quality is one of the most common factors military families use when deciding where to live in Lawton, and the differences here are meaningful.


Elgin Public Schools serves families in the Elgin area and is generally regarded as the strongest option near Fort Sill. Smaller district, more consistent performance, and parents who've PCS'd here repeatedly tend to land in Elgin specifically because of the schools.


Cache Public Schools serves parts of the Cache Road Corridor outside Lawton city limits. Also considered a strong alternative to Lawton Public Schools.


Lawton Public Schools is the largest district and serves most of the city of Lawton. Performance is more uneven — individual schools within LPS vary considerably. Families using LPS tend to research specific school attendance zones before committing to an address.


If schools are a priority, Elgin is the most straightforward answer. If you're focused on Cache Road for proximity to post, Cache Public Schools cover parts of that area and are worth looking into for the specific address you're considering.


VA Loan Reality at Fort Sill


This market is one of the better ones for VA loan buyers. Median home prices in the Lawton area run $160,000–$220,000 for the kinds of homes military families typically buy. That's well below the VA conforming loan limit, and at those price points the VA funding fee and any closing costs are proportionally smaller than in higher-cost markets.


Builders in the Elgin and southwest Lawton area are generally VA-friendly — new construction with VA financing is common enough here that it's not a friction point the way it can be in competitive coastal markets. Appraisals in Lawton typically come back without significant issues at these price points, partly because the market isn't over-inflated and comps are readily available.


One thing to watch: at lower price points, the VA minimum property requirements (MPRs) can occasionally flag issues on older homes. Budget for a standard inspection regardless — but particularly with older homes in the $140,000–$160,000 range, be prepared for the possibility that deferred maintenance items need to be addressed before or at closing.


For a broader look at how VA loan down payment decisions work, the VA loan down payment post covers the tradeoffs in detail.


Renting vs. Buying at Fort Sill


Fort Sill has a mix of assignment lengths. AIT students and trainees rotate through quickly and have no business buying. Permanent party soldiers on a standard 2–3 year assignment face the same calculation as anywhere else — buying can make sense, but only if the timing and price work.


The case for buying at Fort Sill is stronger than at many bases purely because of the price point. At $180,000–$220,000, even modest appreciation over a 2–3 year assignment can put you ahead when you sell. Transaction costs still matter, and a flat or declining market would erode that math — but Lawton's military-tied demand has kept prices relatively stable over time.


Rental inventory in the Cache Road and southwest areas is adequate but not abundant. You won't have trouble finding something, but the selection of quality rentals at any given time is thinner than in larger military markets. If you arrive during a high PCS season (summer), competition for the better rentals picks up.


PCS Timeline and Local Tips


Start your housing search 60–90 days out if possible. The Fort Sill area doesn't have the same inventory crunch as high-cost military markets, but the best homes and rentals move without lingering. Summer PCS season (June–August) is the busiest window.


If you're considering on-base, contact Corvias as soon as your orders are cut to get on the waitlist. Don't wait until you're in-processing — waitlist position is established by application date in most cases, and the difference of a few weeks matters when availability is tight for your bedroom count.


One local tip that matters: Lawton is a spread-out city and your commute quality depends heavily on where exactly you live relative to the gates you use most. The main gate on Sheridan Road and the Rogers Lane entrance both have different traffic patterns. Know which gate you'll use before committing to an address.


For the full PCS planning timeline from orders to move-in day, the PCS timeline post covers every phase.


FAQ


Is it worth waiting for on-base housing at Fort Sill?


It depends on your rank and family size. Junior enlisted families often have shorter waits and the on-base BAH-offset deal is straightforward. For mid-grade NCOs, the wait can stretch long enough that jumping into an off-base rental or purchase makes more practical sense. Off-base is affordable enough that most families don't feel like they're settling.


Which gate is easiest to commute from in Lawton?


The main Sheridan Road gate is the most-used and works well for Cache Road area residents. The Rogers Lane entrance on the south side is better for families in the southwest Lawton and Ridgecrest areas. Know your unit's location on post before deciding which side of town makes more sense for your commute.


What are home prices like near Fort Sill in 2026?


Lawton is one of the more affordable military markets in the country. Expect $150,000–$230,000 for a 3-bedroom home in the areas military families most commonly use. Elgin runs slightly higher for newer construction. Prices have held relatively steady — this isn't a market with dramatic swings in either direction.


What school district should I live in near Fort Sill?


Elgin Public Schools is consistently the top choice for families prioritizing academics. Cache Public Schools is a solid second option for families in the northwest Lawton area. Lawton Public Schools varies significantly by individual school — if you go LPS, research the specific attendance zone for your address before signing anything.


Can I use a VA loan to buy in Elgin or Cache?


Yes. Both are in Comanche County and fully eligible for VA financing. The price points in these areas work very well with VA loans — you're well under the conforming limit, and builders in Elgin are accustomed to working with VA buyers.


How does Fort Sill BAH compare to the actual cost of living?


Better than most military markets. Lawton BAH is set lower than the national average, but so is the local cost of housing. The ratio of BAH to market rent and purchase prices is more favorable here than at higher-cost installations. Most families find they can cover housing costs with BAH and not much out of pocket.


Is Fort Sill a good first duty station for housing?


For a first PCS, Fort Sill is actually a manageable one from a housing standpoint. Low prices, adequate inventory, and a straightforward market mean you're not navigating the kind of chaos that exists in San Diego or the DC area on your first assignment. It's a decent place to learn how military housing decisions work before you move on to more expensive markets.


Are there new homes available near Fort Sill?


Yes, particularly in Elgin. Several builders have active communities in that area, and new construction in the $200,000–$270,000 range is findable. Some builders work regularly with VA financing, which makes the process more predictable than buying an older resale that might have MPR issues.
 ]]> </description>
    <pubDate>Mon, 13 Jul 2026 11:11:00 -0600</pubDate>
</item>
<item>
    <guid>https://www.homesnearbasesllc.com/blog/va-funding-fee-explained-what-you-pay-and-why/</guid>
    <link>https://www.homesnearbasesllc.com/blog/va-funding-fee-explained-what-you-pay-and-why/</link>
        <author>lukemartinhomes@gmail.com (Luke Martin)</author>
        <title>The VA Funding Fee Explained: What You're Actually Paying and Why It Exists</title>
    <description> <![CDATA[ 
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.


From a borrower standpoint, it functions like a lump-sum cost paid at closing. The difference from PMI is that the funding fee is one-time, can be financed into the loan, and often ends up being less expensive over the life of the loan than years of monthly mortgage insurance payments would be.


How Much Is the VA Funding Fee in 2026?


The amount depends on three things: what type of loan you're getting, whether this is first use or subsequent use, and how much you put down.


For purchase loans in 2026:






Loan Use

Down Payment

Funding Fee






First use


Less than 5


2.15




First use


5 or more


1.50




First use


10 or more


1.25




Subsequent use


Less than 5


3.30




Subsequent use


5 or more


1.50




Subsequent use


10 or more


1.25






On a $400,000 purchase with no down payment and first-time use, that's $8,600. On subsequent use at the same price point, it's $13,200. Those are real numbers worth understanding before you get to the closing table.


For a full breakdown with cash-out refi rates and IRRRL rates, the VA funding fee chart for 2026 has every scenario mapped out.


Can You Finance the Funding Fee?


Yes. The VA allows you to roll the funding fee into the loan balance rather than paying it at closing. Most borrowers do this because it means no out-of-pocket cost for the fee. The trade-off is that you're paying interest on a slightly higher loan balance over the life of the loan — on a $400,000 purchase with an $8,600 fee financed in at 6.5, the added interest over 30 years is meaningful but still often less than what PMI would have cost on a conventional loan.


If you have cash available and want to keep your loan balance lower, paying the fee upfront is also a valid choice. It doesn't affect your rate or approval.


Who Doesn't Have to Pay the VA Funding Fee


The exemption list is straightforward. You don't pay the funding fee if:




You receive VA compensation for a service-connected disability rated at 10 or higher


You would receive compensation but are on active duty receiving pay instead


You're a surviving spouse receiving Dependency and Indemnity Compensation (DIC)


You're a Purple Heart recipient on active duty at closing




The exemption is tied to your rating status at the time of closing. If you have a pending claim and close before it's approved, you may be eligible for a refund of the fee once the claim is processed — but you'd need to pursue that after the fact.


For the full breakdown of who qualifies and how to document it, the VA funding fee waiver post covers the process in detail.


First Use vs. Subsequent Use: Why It Matters


The biggest jump in the fee table is between first use and subsequent use at the under-5 down tier — from 2.15 to 3.30. That's a difference of $4,600 on a $400,000 loan.


This is why the strategy around subsequent use matters. If you're using a VA loan for the second or third time and you have access to some cash, putting 5 or more down brings the fee back down to 1.50 — the same rate as first-time users at that tier. On a $400,000 loan, 5 down is $20,000, but it saves you $7,200 on the fee and reduces your loan balance. Whether that math works in your favor depends on your full financial picture.


For the deeper question of whether putting money down ever makes sense on a VA loan, the VA loan down payment post runs through the scenarios.


How the Funding Fee Compares to PMI


One way to frame the funding fee is against the alternative. On a conventional loan with less than 20 down, you'd pay private mortgage insurance monthly until you hit 20 equity. On a $400,000 loan, PMI typically runs $100–$200 per month depending on your credit score and down payment.


At $150/month, PMI on a conventional loan would cost $5,400 over three years — about 62 of what a first-time VA funding fee would cost on the same loan size, but PMI continues until you hit the equity threshold. Over five years that's $9,000. Over seven years, $12,600. The funding fee starts to look more efficient the longer you hold the loan.


It's not a perfect apples-to-apples comparison since the loans differ in other ways, but it gives you a sense of what you're trading off.


FAQ


What is the VA funding fee for in 2026?


It funds the VA loan guaranty program. When VA loans default and the government pays out on its guarantee, those costs are covered in part by the pool of funding fees collected. It's what makes the no-down-payment benefit sustainable without requiring ongoing taxpayer subsidy.


Does the VA funding fee affect my interest rate?


No. The funding fee is a separate one-time cost. It doesn't change your rate, your approval odds, or any other terms of the loan. It only affects your loan balance if you choose to finance it.


Can the seller pay my VA funding fee?


No. Seller concessions can cover other closing costs, but not the VA funding fee specifically. The fee must be paid by the borrower — either upfront or financed into the loan.


What happens if my disability claim is pending when I close?


You pay the funding fee at closing. If your claim is later approved with a rating of 10 or higher and an effective date before your closing date, you can apply for a refund. It's not automatic — you or your lender would need to initiate it with the VA after the rating decision is made.


Is the VA funding fee tax deductible?


It has been deductible in past years as a form of mortgage insurance premium, but deductibility has expired and been extended multiple times by Congress. Check with a tax professional for the current status in the year you're filing — this is one of those areas where the rules shift.


Do National Guard and Reserve members pay the same funding fee?


They used to pay a higher rate, but the rules changed effective January 1, 2020. Guard and Reserve members now pay the same funding fee rates as active duty and regular veterans, assuming they otherwise meet VA loan eligibility requirements.


If I have a 0 disability rating, am I exempt from the funding fee?


No. The exemption requires a rating of 10 or higher. A 0 rating means the VA has acknowledged a service connection but determined it's not currently disabling enough to warrant compensation — so you're not exempt.
 ]]> </description>
    <pubDate>Mon, 13 Jul 2026 11:00:00 -0600</pubDate>
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<item>
    <guid>https://www.homesnearbasesllc.com/blog/va-loan-bah-fort-carson-buying-2026/</guid>
    <link>https://www.homesnearbasesllc.com/blog/va-loan-bah-fort-carson-buying-2026/</link>
        <author>lukemartinhomes@gmail.com (Luke Martin)</author>
        <title>How to Use Your VA Loan BAH to Buy a Home Near Fort Carson in 2026</title>
    <description> <![CDATA[ 
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:






Rank

With Dependents

Without Dependents






E-5


$2,358


$1,860




E-6


$2,433


$1,980




E-7


$2,487


$2,166




O-3


$2,595


$2,397




O-4


$2,778


$2,484






Rates are effective January 1, 2026. Always verify your exact rate at the DoD BAH lookup using your pay grade, dependency status, and duty station ZIP code.


On the rental side, BAH covers a reasonable 3-bedroom in most areas around the base. On the purchase side, the math works differently — and that's where a lot of people get confused.


How the VA Loan Changes the Equation


When you're renting, your BAH goes out the door every month. When you're buying with a VA loan, your monthly payment — principal, interest, taxes, and insurance — replaces rent. If that payment is at or below your BAH, you're essentially buying a home for what the government is already paying you to live somewhere.


In Colorado Springs right now, the median home price is running around $430,000 to $450,000 depending on the area and time of year. The VA conforming loan limit in El Paso County is no longer capped for most borrowers with full entitlement — meaning you can finance the full purchase price with no down payment required.


At a $420,000 purchase price with a VA loan at current rates (roughly 6.5–6.75 as of mid-2026), you're looking at a total monthly payment in the range of $2,400–$2,600 including taxes and insurance. That lands within range for O-3 and O-4 buyers with dependents, and is close for senior NCOs.


For E-5 and E-6 buyers, the math works better in areas like Fountain, Security-Widefield, or Pueblo West where prices are lower — typically $320,000–$375,000 — which brings monthly payments closer to the $1,800–$2,100 range.


The Areas That Make Sense by Rank


Not every neighborhood near Fort Carson pencils out the same way. Here's a rough breakdown:


Fountain and Security-Widefield — The most BAH-friendly areas for junior enlisted. Homes in the $300,000–$370,000 range are still findable. Commute to the main gate is 10–20 minutes depending on where you land. These areas have improved significantly over the past five years and are no longer the afterthought they used to be.


Southeast Colorado Springs (Powers Corridor) — A solid middle ground for E-7s and O-3s. Good school options, newer construction in some pockets, and prices that still work with a VA loan and dependents BAH. Typically 20–25 minutes to post.


Briargate and Northgate — Better for O-4 and above. Prices are higher, school ratings are strong, and the commute is longer — 30–40 minutes on a normal day. The BAH math is tighter but it works for higher-grade officers, especially if both spouses are earning.


If you want a detailed neighborhood breakdown with commute times and school district info, the Fort Carson living guide covers all of it.


What You Actually Need to Bring to Closing


No down payment is the headline with VA loans, but closing costs are still real. Budget roughly 2–3 of the purchase price in closing costs. Some of that can be negotiated as seller concessions — in the current Colorado Springs market, sellers are more willing to contribute than they were in 2021–2022, but it still depends on the specific property and competition level.


The VA funding fee is the other line item to plan for. First-time VA loan users pay 2.15 of the loan amount, which can be rolled into the loan so it doesn't affect your cash to close. Certain borrowers — those with a service-connected disability rating of 10 or more — are exempt from the fee entirely.


For a deeper look at how VA loans work specifically in this market, the Colorado Springs VA loan home buying guide walks through the full process.


Renting vs. Buying: The Fort Carson Reality Check


The question comes up every PCS cycle. If you're on a standard 2–3 year assignment at Fort Carson, buying can make financial sense — but only if you're realistic about what the market does in that window and what it costs to sell.


Colorado Springs has appreciated steadily over the past decade, and the military population keeps demand consistent even when broader markets soften. That said, buying and selling in under two years is a tough math problem in any market. If your orders are short or uncertain, renting is the lower-risk move.


If you're planning on 3+ years or have any reason to think you might return to Fort Carson, buying deserves a serious look. The VA loan down payment post covers one piece of that decision — whether putting money down ever makes sense even when you don't have to.


FAQ


Can my BAH cover my full mortgage payment near Fort Carson?


For O-3 and O-4 buyers, yes in many cases — especially with dependents BAH. For junior enlisted, it depends on the price point. Fountain and Security-Widefield tend to be the areas where the math works best for E-5 and E-6 buyers.


Do I need a down payment to buy near Fort Carson with a VA loan?


No. With full VA entitlement, you can finance 100 of the purchase price. The main costs to plan for are closing costs and the VA funding fee, both of which can often be managed through seller concessions or rolling into the loan.


What's the VA loan limit in El Paso County?


There is no longer a hard loan limit for borrowers with full VA entitlement. You can borrow above the conforming limit without a down payment, though lenders still underwrite based on your income, debt-to-income ratio, and credit profile.


What credit score do I need for a VA loan near Fort Carson?


The VA doesn't set a minimum credit score, but most lenders require at least a 620. Some lenders go as low as 580 but with more scrutiny on the file. Stronger credit scores give you access to better rates.


Is it a good time to buy in Colorado Springs in 2026?


The market has stabilized compared to the 2020–2022 run-up. Inventory is better, sellers are more willing to negotiate, and VA buyers have more leverage than they did a few years ago. That said, rates are still elevated, so the monthly payment math matters more now than it did when rates were at historic lows.


How long does the VA loan process take near Fort Carson?


Plan for 30–45 days from contract to close under normal conditions. VA appraisals in Colorado Springs are generally ordered within a few days and returned within 10–14 days. Getting your Certificate of Eligibility and pre-approval sorted before you land for your house hunting trip is the move.
 ]]> </description>
    <pubDate>Mon, 13 Jul 2026 10:46:00 -0600</pubDate>
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<item>
    <guid>https://www.homesnearbasesllc.com/blog/colorado-wildfires-2026-colorado-springs-homeowners/</guid>
    <link>https://www.homesnearbasesllc.com/blog/colorado-wildfires-2026-colorado-springs-homeowners/</link>
        <author>lukemartinhomes@gmail.com (Luke Martin)</author>
        <title>Colorado Wildfires Summer 2026: What It Means for Colorado Springs Homeowners and Buyers</title>
    <description> <![CDATA[ 
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 levels, a persistent heat dome, and southwest winds that have repeatedly pushed the fire toward communities including Beulah, Colorado City, and Wetmore. Mandatory evacuations remain in place for those communities. The fire has destroyed more than 263 homes and is fueled by heavy timber in the Pike-San Isabel National Forest.


The Ferris Fire is burning in Montezuma and Dolores counties in southwestern Colorado at roughly 41,000 acres and 22 contained. The Gold Mountain Fire in Ouray County near Ridgway and Ouray is at 2 containment with Level 3 evacuation orders in place for several neighborhoods. The Willow Fire burned near Leadville in Lake County and the Snyder Fire on the Western Slope near Mesa and Grand counties is now 98 contained.


Colorado Springs itself is not under evacuation or direct threat from any current fire. The most immediate impact on the city is air quality — smoke from the Aspen Acres Fire and other active fires has pushed PM2.5 particulate matter along the Front Range, including Colorado Springs. On heavy smoke days, air quality drops to unhealthy levels for sensitive groups.


What This Means for Air Quality in Colorado Springs


Wildfire smoke is the primary impact on daily life in Colorado Springs right now. PM2.5 particles from large fires travel hundreds of miles and can push air quality into the unhealthy range even when the nearest fire is 50 or more miles away. The Colorado Department of Public Health and Environment is issuing air quality alerts on days when smoke concentrations are elevated.


Practical steps for households during heavy smoke periods: keep windows and doors closed, run HVAC systems on recirculate mode with high-efficiency filters, and limit outdoor exercise on days when the AQI is above 100. Military families at Fort Carson should check the installation's air quality advisories, as outdoor PT formations may be adjusted on high-smoke days.


What's Happening Nationally


Colorado is not isolated in this. The 2026 fire season has been abnormally active across the western United States. The Cottonwood Fire in Utah's Fishlake National Forest burned more than 93,000 acres as of July 1 and was described by Utah's governor as one of the most destructive in state history. The Babylon Fire is burning in the San Juan County portion of the Manti-La Sal National Forest near Bears Ears National Monument with zero containment as of early July. Across Colorado and Utah combined, more than 200,000 acres burned in the first week of July alone.


The National Interagency Fire Center has issued active fire behavior advisories for portions of Colorado and Wyoming through mid-July, citing minimum relative humidity levels below 5 and southwest winds with gusts up to 40 mph as conditions that allow rapid fire spread. Three wildland firefighters were killed battling the Snyder Fire on the Utah-Colorado border in late June. Hundreds of additional personnel have been deployed to Colorado from out of state to support incident management teams on the largest fires.


The underlying conditions driving this season — one of Colorado's lowest snowpacks on record during the 2025-26 winter, persistent drought, and record-low fuel moisture — are not expected to resolve quickly. Red Flag Warnings remain in effect for western, southern, and foothill fire weather zones through mid-July.


What It Means for Colorado Springs Real Estate


The current fires are not burning near Colorado Springs and are not directly affecting home values or transaction activity in the metro. The market is continuing normally. But wildfire seasons like this one do have longer-term implications that buyers and homeowners should understand.


Home insurance is the most significant real estate impact. Insurers across Colorado have been tightening underwriting standards for properties in or near fire-prone areas, and some carriers have pulled back from certain zip codes entirely. If you're buying a home in a WUI — wildland-urban interface — zone, which includes some areas in the Black Forest, Woodland Park, and Teller County, getting insurance quotes early in the purchase process is essential. Don't wait until you're under contract to find out your property is difficult to insure.


For most Colorado Springs neighborhoods — particularly those in established suburban areas of the city — wildfire insurance risk is manageable and standard homeowner's policies apply without issue. The higher-risk areas are the rural-adjacent communities in the foothills and forested zones rather than the urban core and suburban grid.


If you're a military buyer PCSing to Fort Carson, the neighborhoods most popular with military families — Fountain, Security-Widefield, the Powers corridor, and most established city neighborhoods — are not in elevated wildfire risk zones. Standard homeowner's insurance applies in these areas without the complications that come with WUI properties.


What to Do Right Now


For current Colorado Springs residents: sign up for El Paso County emergency notifications at elpasoco.com if you haven't already. Know your evacuation zone. Have a go-bag ready with important documents, medications, and essentials. These are baseline preparedness steps that apply every fire season in Colorado, not just this one.


For buyers under contract or shopping for homes: ask your agent specifically about the property's fire risk zone designation and whether any insurance limitations apply. This is a standard question in any Colorado purchase and your agent should be able to get that information from the seller's disclosure or county records.


For the most current information on active fires, containment status, and evacuation orders, visit the Colorado Division of Fire Prevention and Control at dfpc.colorado.gov or the National Interagency Fire Center at nifc.gov.


Frequently Asked Questions


Is Colorado Springs at risk from the current wildfires?


Colorado Springs is not under evacuation or direct fire threat as of July 8, 2026. The primary impact on the city is air quality from smoke drifting along the Front Range from fires in southern Colorado, particularly the Aspen Acres Fire in Pueblo and Custer counties.


What is the Aspen Acres Fire?


The Aspen Acres Fire started June 29, 2026, in Pueblo and Custer counties along the Wet Mountains corridor southwest of Pueblo. As of July 8 it has burned approximately 93,500 acres, is 16 contained, has destroyed more than 263 homes, and forced mandatory evacuations for approximately 11,000 people in communities including Beulah, Colorado City, and Wetmore. It is the largest active fire in Colorado.


Does wildfire risk affect home buying near Colorado Springs?


In most Colorado Springs neighborhoods — particularly suburban areas popular with military families — wildfire risk is low and standard homeowner's insurance applies. Properties in forested or WUI zones in the foothills and rural areas outside the city carry higher insurance risk. Ask your agent about fire risk zone designations for any property you're seriously considering.


Where can I check air quality in Colorado Springs during wildfire season?


Check airnow.gov for current AQI readings by zip code. Colorado Department of Public Health and Environment also issues air quality alerts at cdphe.colorado.gov. On days when AQI exceeds 100, limit outdoor activity and run HVAC systems on recirculate with high-efficiency filters.


Are the 2026 Colorado wildfires affecting home insurance rates?


Active wildfires don't immediately change insurance rates, but Colorado's increasingly active fire seasons have led insurers to tighten underwriting in fire-prone zones over recent years. If you're purchasing a home in a WUI or forested area, get insurance quotes early in the buying process. Most standard Colorado Springs suburban neighborhoods are not significantly affected.
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    <pubDate>Wed, 08 Jul 2026 18:36:00 -0600</pubDate>
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