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.

$2,385E5 monthly BAH with dependents, 2026
$2,721O3 monthly BAH with dependents, 2026
8,855homes sold near the base in the past 12 months
$340Klowest single family median, Ladson
Book a private consultText BlakeCall 843-718-6338

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

Swipe the table to see every column.

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.

Book a private consultText BlakeGet a home value

More home buying guides

Home buying guidesPrograms for military, teachers and first respondersSC property tax, 4% vs 6%

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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Blake Heron
Blake Heron

Agent License ID: 125922

+1(843) 718-6338

170 Meeting St, Charleston, SC 29401, USA

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