Military home buyers
Joint Base Charleston BAH by Rank and What Homes Sold For Nearby
By Blake Heron, Realtor, Heron Homes CHS with eXp Realty.
BAH is set by rank and dependents for the Charleston area, military housing area SC259, and this page puts the official 2026 rates next to what homes actually sold for near each side of the base.
Blake's read on the market. On the Air Base side, Summerville had the most single family sales, 4,605, at a median of $415K. On the Weapons Station side, Moncks Corner had the most single family sales, 722, at a median of $380K. Ladson had the lowest single family median of the areas here, $340K.
2026 BAH by rank, Charleston area
Monthly BAH for military housing area SC259, with and without dependents.
| Paygrade | With dependents | Without dependents |
|---|---|---|
| E1 | $2,220 | $1,755 |
| E2 | $2,220 | $1,755 |
| E3 | $2,220 | $1,755 |
| E4 | $2,220 | $1,755 |
| E5 | $2,385 | $1,941 |
| E6 | $2,616 | $2,064 |
| E7 | $2,652 | $2,223 |
| E8 | $2,694 | $2,439 |
| E9 | $2,769 | $2,496 |
| W1 | $2,634 | $2,172 |
| W2 | $2,667 | $2,436 |
| W3 | $2,724 | $2,508 |
| W4 | $2,790 | $2,619 |
| W5 | $2,880 | $2,661 |
| O1 | $2,421 | $2,049 |
| O2 | $2,613 | $2,334 |
| O3 | $2,721 | $2,529 |
| O4 | $2,904 | $2,646 |
| O5 | $3,039 | $2,664 |
| O6 | $3,060 | $2,697 |
| O7 | $3,081 | $2,742 |
Swipe the table to see every column.
Source, Defense Travel Management Office, 2026 rates, checked October 27, 2026. BAH rates change every January, and I recheck them when they do.
Air Base side, near Joint Base Charleston Air Base, North Charleston
Charleston Trident MLS, closed sales, October 2025 through September 2026. The middle half is the range from the 25th to the 75th percentile sale price.
| Area | Home type | Homes sold | Median sold | Middle half of sales | Median days on market | For sale now |
|---|---|---|---|---|---|---|
| North Charleston | Single family | 970 | $360K | $295K to $460K | 24 | 297 |
| Attached | 310 | $290K | $230K to $322K | 32 | 109 | |
| Ladson | Single family | 339 | $340K | $295K to $375K | 22 | 92 |
| Attached | 52 | $240K | $214K to $287K | 34 | 20 | |
| Summerville | Single family | 4,605 | $415K | $360K to $491K | 28 | 1,216 |
| Attached | 733 | $285K | $258K to $326K | 30 | 174 |
Swipe the table to see every column.
Property tax, HOA fees and school districts, Air Base side
| Area | School district | Home type | Median sold | Estimated property tax per year | Median monthly HOA fee |
|---|---|---|---|---|---|
| North Charleston | Charleston County School District | Single family | $360K | $2,380 | $57 |
| Attached | $290K | $1,920 | $157 | ||
| Ladson | Dorchester School District Two | Single family | $340K | $1,350 | $35 |
| Attached | $240K | $960 | $155 | ||
| Summerville | Berkeley County School District | Single family | $415K | $1,650 | $75 |
| Attached | $285K | $1,140 | $170 |
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Weapons Station side, near Naval Weapons Station, Goose Creek and Hanahan
Charleston Trident MLS, closed sales, October 2025 through September 2026. The middle half is the range from the 25th to the 75th percentile sale price.
| Area | Home type | Homes sold | Median sold | Middle half of sales | Median days on market | For sale now |
|---|---|---|---|---|---|---|
| Goose Creek | Single family | 626 | $345K | $295K to $400K | 21 | 123 |
| Attached | 143 | $278K | $240K to $317K | 51 | 48 | |
| Hanahan | Single family | 210 | $445K | $361K to $567K | 14 | 55 |
| Attached | 37 | $310K | $265K to $443K | 20 | 13 | |
| Moncks Corner | Single family | 722 | $380K | $345K to $423K | 32 | 227 |
| Attached | 108 | $286K | $265K to $311K | 49 | 57 |
Swipe the table to see every column.
Property tax, HOA fees and school districts, Weapons Station side
| Area | School district | Home type | Median sold | Estimated property tax per year | Median monthly HOA fee |
|---|---|---|---|---|---|
| Goose Creek | Berkeley County School District | Single family | $345K | $2,200 | $46 |
| Attached | $278K | $1,770 | $218 | ||
| Hanahan | Berkeley County School District | Single family | $445K | $3,180 | $50 |
| Attached | $310K | $2,210 | $109 | ||
| Moncks Corner | Berkeley County School District | Single family | $380K | $2,640 | $56 |
| Attached | $286K | $1,980 | $158 |
Swipe the table to see every column.
Estimated property tax is the median sold price times the 4% owner occupied assessment ratio times the owner occupied millage, rounded to the nearest $10. It is a starting point, the tax bill on a specific home depends on its tax district and assessed value. Millage sources, Berkeley County Auditor millage sheet, City of Goose Creek, 2026, Berkeley County Auditor millage sheet, Hanahan, 2026, Berkeley County Auditor millage sheet, Other Districts, 2026, Berkeley County Auditor millage sheet, Town of Moncks Corner, 2026, Charleston County Auditor millage breakdown, City of North Charleston tax district, 2026. Median monthly HOA fee from the Charleston Trident MLS, closed sales October 2025 through September 2026. School district links go to each district’s own address lookup, so you can confirm the schools for a specific home. Ladson and Summerville each span more than one school district and more than one tax district, so the school district and tax estimate shown for them may not match a specific home. Check the address with the official lookup for Charleston County School District, Dorchester School District Two or Berkeley County School District.
More for military buyers
State and local programs for service members are on my programs for military, teachers and first responders page. Stationed here on orders, you can qualify for the 4% owner rate on property tax even if your legal home is another state, and my SC property tax guide explains how.
Explore CFPB home loan tools.
Buying near Joint Base Charleston
Talk to a VA lender about what your BAH covers. I can show you homes on either side of the base, in person or by video. Call or text Blake Heron at 843-718-6338. Heron Homes CHS, eXp Realty.
More home buying guides
BAH rates from the Defense Travel Management Office, military housing area SC259, 2026 rates, checked October 27, 2026. Home prices from the Charleston Trident MLS, closed sales October 2025 through September 2026, pulled October 27, 2026, grouped by MLS city. Single family means detached homes. Attached means townhomes and condos.
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