Joint Base Lewis-McChord
Verified profile · 2026-07-01Tacoma, WA · ~40,000 assigned
Installation overview
BAH Cost Index
1.28
Median Home Price
$430,000
Average Commute
15–30 min
VA Loan Activity
High
What this installation is
An Army/Air Force joint base hosting I Corps and a Ranger battalion — one of the few installations combining both services' housing and support infrastructure on one footprint. No Washington state income tax, which meaningfully changes the buy-vs-rent math versus a similarly-priced installation in a tax state.
Editorial guidanceWritten for context, not sourced from official DoD mission statements — see methodology.
BAH & cost of living
Typical monthly BAH at Joint Base Lewis-McChord
| Pay grade | With dependents | Without dependents |
|---|---|---|
| E4 | $2,370 | $2,070 |
| E6 | $2,919 | $2,547 |
| O3 | $3,123 | $2,727 |
VerifiedReal 2026 DFAS with-dependents rate. Without-dependents figures are estimated — see the full BAH Calculator.
Full calculatorHousing market snapshot
Median home price
$430,000
Average commute
15–30 min
VA loan activity
HighHigh VA loan activity here usually means agents and lenders are used to VA timelines and appraisal requirements — that's a real advantage over an installation where VA loans are rare.
Compare buying vs. rentingWhere families live
Sort by what matters to you — price, commute, or our recommended order.
VerifiedReviewed by the panel credited at the top of this page — commute and price ranges are directional, not guaranteed for any specific address.
Lakewood
Family-Friendly- Commute
- 8–15 min
- Median price
- $400,000
- Walkability
- Somewhat Walkable
- Home styles
- Single-family, Apartments
Best fit: Shortest commute, largest rental inventory
Schools serving this area
- Lakewood Elementary — Average
DuPont
Very Family-Friendly- Commute
- 10–18 min
- Median price
- $460,000
- Walkability
- Somewhat Walkable
- Home styles
- Single-family, Townhomes
Best fit: Newer planned communities, close to base
Schools serving this area
- Chloe Clark Elementary — Above Average
University Place
Very Family-Friendly- Commute
- 20–30 min
- Median price
- $520,000
- Walkability
- Car-Dependent
- Home styles
- Single-family
Best fit: Higher-end, longer commute, strong schools
Schools serving this area
- Curtis High School — Above Average
Yelm
Family-Friendly- Commute
- 25–35 min
- Median price
- $390,000
- Walkability
- Car-Dependent
- Home styles
- Single-family, Larger lots
Best fit: Lower cost, more land, longer drive
Schools families ask about most
Lakewood Elementary
elementary school
Shortest-commute option, popular with first-PCS families. Commute implication: this is the zoned option for families living in 1 of the neighborhoods above.
Editorial guidanceEducational-fit notes, not an official state rating.
Chloe Clark Elementary
elementary school
Serves the newer DuPont planned communities. Commute implication: this is the zoned option for families living in 1 of the neighborhoods above.
Editorial guidanceEducational-fit notes, not an official state rating.
Curtis High School
high school
Longer commute, but consistently the top-recommended high school in the area. Commute implication: this is the zoned option for families living in 1 of the neighborhoods above.
Editorial guidanceEducational-fit notes, not an official state rating.
Who's building here
Clarksville Signature Homes
Military-focusedBuilder active in the Fort Campbell / JBLM commute corridors with a track record of accommodating PCS-driven closing dates.
- Typical price positioning
- $260k–$430k
- Construction style
- Single-family, 3–5 bed, mix of slab and crawlspace foundations depending on region
- Best-fit buyer
- PCSing families who want a fixed closing date and are comparing a no-income-tax state (TN or WA) against renting.
Editorial guidanceNot a paid placement — see methodology.
Your relocation, step by step
Orders in hand, plan the move
- Confirm report date and entitlements with your losing unit's admin section
- Decide buy, rent, or wait-and-see for your destination
- Start a PCS folder: orders, LES, dependents' records
Common mistake: Waiting on the housing decision until move week — the best rentals and quick-close new builds get taken early.
Lock the logistics
- Schedule your HHG shipment (or start a PPM/DITY estimate)
- Line up financing pre-approval if buying
- Start the lease or purchase process at your destination
Common mistake: Booking movers at the last minute during peak PCS season (May–August), when good dates disappear fast.
Final details
- Confirm final walkthrough / turnover for on-post housing if applicable
- Transfer or schedule utility disconnect/connect dates
- Update your address with DEERS, banks, and insurance
Common mistake: Forgetting to schedule utility connection at the new home in advance — showing up to a house with no power is common and avoidable.
Get settled
- In-process at your gaining unit and register at the newcomers office
- Enroll kids in school and register vehicles if required by the state
- Confirm your BAH rate actually reflects your new duty station and dependency status
Common mistake: Not double-checking that BAH updated correctly on the first LES at the new station — pay errors are common right after a PCS.
Financing this move
Purchase information first, refinancing later — the order a relocating family actually needs it.
Eligibility
VA Loan Eligibility & Entitlement
Who qualifies, how entitlement is calculated, and how to pull your Certificate of Eligibility.
Read moreBuying here
Already have a VA loan?
The VA IRRRL Refinance
A streamlined refinance for veterans who already have a VA loan — when it helps and when it doesn't.
Read moreLooking for loan assumption or SCRA protections? Those live in the full VA Loan Center.
What a local would tell you
Traffic, weather, utilities, and the things that don't show up in a listing.
Traffic
I-5 through Tacoma is the main chokepoint; Lakewood/DuPont largely avoid it, University Place does not.
Weather
Mild but very wet — expect gray, rainy stretches October through May, not extreme temperatures.
Flood Risk
Isolated lowland flooding is possible in heavy-rain years; check the specific address, not just the neighborhood.
Insurance
Homeowners insurance is moderate, but earthquake coverage is a separate policy worth pricing out here.
Veteran Resources
American Lake VA Medical Center and JBLM's newcomers office are the two most-cited first stops.
Live data — coming soonThese notes are written editorially today. Live traffic, weather, and flood-zone data feeds are a planned future integration — see the README’s architecture notes.
Worth reading before you move
SCRA Protections During a PCS
Lease termination rights and interest rate caps every service member should know.
6 min read · Reviewed by Legal review panel
Leaving the Military: A Housing Timeline for Separation
You're not PCSing to a new duty station — here's what to plan for instead, and when.
9 min read · Reviewed by Transition & VA lending panel
EFMP and PCS: Why These Moves Take Longer
Your gaining installation has to be able to support your family member's needs before orders are final.
8 min read · Reviewed by PCS relocation panel
Shipping Your Pet and Vehicle During a PCS
What the military covers, what you pay for, and the quarantine paperwork that trips people up.
7 min read · Reviewed by PCS relocation panel
What to do next
Not a funnel — pick whichever actually moves you forward.
Two partners, only if you need them
Homebird
A PCS often means selling at your losing base and buying — or renting — at your gaining one, on a fixed timeline. Homebird runs the whole thing as one coordinated move: sourcing your listing agent and purchasing agent, a right-fit lender, movers, insurance, and getting your new place actually livable — utilities, internet, and home security — whether or not you have an employer relocation benefit.
- 1.Sell your current home — Listing agent sourced and managed for you.
- 2.Buy or rent at your next base — A purchasing agent who knows the area.
- 3.Move in and get connected — Movers, insurance, utilities, internet, and home security — coordinated on your timeline, not pieced together after you arrive.
Opens www.homebird.com in a new tab.
Salute Mortgage
Salute Mortgage is our financing partner for VA-eligible buyers — including as the right-fit lender inside a Homebird-coordinated move. Check eligibility, run the numbers, and talk to a licensed loan officer when you're ready, not before.
- 1.Confirm eligibility — Pull your Certificate of Eligibility.
- 2.Run the numbers — Compare VA financing against conventional.
- 3.Talk to a loan officer — Only when you're ready to move forward.
Opens salutemortgage.com in a new tab.
Salute Mortgage LLC — Company NMLS #2601951. Licensed in Arkansas, Colorado, Florida, Georgia, Kansas, Louisiana, Minnesota, Missouri, Oklahoma, Tennessee, Texas, and Wyoming. This is not an offer to enter into an agreement; not all customers will qualify; rates and programs are subject to change without notice. Equal Housing Opportunity. NMLS Consumer Access.