{"id":5421,"date":"2026-06-13T01:04:44","date_gmt":"2026-06-12T19:04:44","guid":{"rendered":"https:\/\/lrgrealty.com\/lrg-blog\/?p=5421"},"modified":"2026-06-13T01:04:44","modified_gmt":"2026-06-12T19:04:44","slug":"jbsa-bah-calculator","status":"publish","type":"page","link":"https:\/\/lrgrealty.com\/lrg-blog\/tools\/jbsa-bah-calculator\/","title":{"rendered":"JBSA BAH Calculator 2026: What Can Your BAH Buy in San Antonio?"},"content":{"rendered":"<style>body.page-id-5421 .rss-mh-block,body.page-id-5421 .rss-mh-wrap,body.page-id-5421 [class*=\"rss-mh\"]{display:none!important;}<\/style>\n<p><!-- LRG JBSA BAH & VA Loan Buying Power Calculator (MHA TX285)\n     Inline, CSS scoped under .lrg-bah-calc. DTMO 2026 verified rates. --><\/p>\n<h1>JBSA BAH Calculator 2026: What Can Your BAH Buy in San Antonio?<\/h1>\n<div class=\"lrg-bah-calc\" id=\"lrgBahCalc\">\n<style>\n    .lrg-bah-calc{\n      --navy:#11294a; --navy-2:#0c1f3a; --red:#c8102e; --gold:#c9a24a;\n      --green:#2f7d4f; --green-bg:#eef7f1;\n      --ink:#1a2b4a; --ink-soft:#46577a; --line:#e3e8f0; --bg-soft:#f6f8fc;\n      --radius:16px;\n      font-family:-apple-system,BlinkMacSystemFont,\"Segoe UI\",Roboto,Helvetica,Arial,sans-serif;\n      color:var(--ink); line-height:1.55; -webkit-font-smoothing:antialiased;\n    }\n    .lrg-bah-calc *{box-sizing:border-box;}\n    .lrg-bah-calc .bc-wrap{max-width:760px;margin:0 auto;}<\/p>\n<p>    \/* hero *\/\n    .lrg-bah-calc .bc-hero{\n      background:\n        radial-gradient(800px 280px at 80% -30%, rgba(201,162,74,.16), transparent 60%),\n        linear-gradient(160deg,#14264a 0%, var(--navy) 55%, var(--navy-2) 100%);\n      color:#fff;border-radius:var(--radius) var(--radius) 0 0;padding:38px 30px 30px;text-align:center;\n    }\n    .lrg-bah-calc .bc-hero h2{\n      font-family:Georgia,\"Times New Roman\",serif;font-size:clamp(24px,4vw,38px);\n      line-height:1.14;margin:0 0 10px;color:#fff;font-weight:700;\n    }\n    .lrg-bah-calc .bc-hero p{color:#c9d6ee;font-size:.98rem;max-width:540px;margin:0 auto;}<\/p>\n<p>    \/* card *\/\n    .lrg-bah-calc .bc-card{\n      background:#fff;border:1px solid var(--line);border-top:0;\n      border-radius:0 0 var(--radius) var(--radius);padding:26px 26px 28px;\n      box-shadow:0 24px 60px -30px rgba(11,23,48,.4);\n    }<\/p>\n<p>    .lrg-bah-calc .bc-controls{display:grid;grid-template-columns:1fr 1fr;gap:16px;margin-bottom:8px;}\n    .lrg-bah-calc .bc-field{display:flex;flex-direction:column;gap:6px;}\n    .lrg-bah-calc .bc-field.full{grid-column:1\/-1;}\n    .lrg-bah-calc .bc-field label{font-size:.85rem;font-weight:700;color:var(--ink);}\n    .lrg-bah-calc .bc-field label .hint{font-weight:400;color:var(--ink-soft);}\n    .lrg-bah-calc select,.lrg-bah-calc input[type=\"number\"]{\n      border:1.5px solid var(--line);border-radius:10px;padding:12px 13px;font-size:1rem;\n      font-family:inherit;color:var(--ink);background:#fff;width:100%;\n    }\n    .lrg-bah-calc select:focus,.lrg-bah-calc input:focus{outline:none;border-color:var(--navy);}<\/p>\n<p>    \/* toggle buttons (dependents + disability) *\/\n    .lrg-bah-calc .bc-dep{display:flex;gap:8px;}\n    .lrg-bah-calc .bc-dep button{\n      flex:1;border:1.5px solid var(--line);background:var(--bg-soft);border-radius:10px;\n      padding:11px;font-weight:600;font-size:.92rem;cursor:pointer;color:var(--ink);\n    }\n    .lrg-bah-calc .bc-dep button.on{border-color:var(--navy);background:#eef3fb;}<\/p>\n<p>    \/* disability toggle *\/\n    .lrg-bah-calc .bc-exempt{\n      display:flex;align-items:center;gap:10px;margin-top:4px;\n      padding:10px 14px;background:var(--bg-soft);border:1px solid var(--line);border-radius:10px;\n    }\n    .lrg-bah-calc .bc-exempt input[type=\"checkbox\"]{width:18px;height:18px;accent-color:var(--navy);cursor:pointer;flex:none;}\n    .lrg-bah-calc .bc-exempt label{font-size:.88rem;color:var(--ink);cursor:pointer;font-weight:600;margin:0;}\n    .lrg-bah-calc .bc-exempt .hint{display:block;font-weight:400;font-size:.8rem;color:var(--ink-soft);margin-top:2px;}<\/p>\n<p>    \/* BAH readout *\/\n    .lrg-bah-calc .bc-bah{\n      margin:18px 0 6px;text-align:center;background:var(--bg-soft);border:1px solid var(--line);\n      border-radius:12px;padding:14px;\n    }\n    .lrg-bah-calc .bc-bah .lbl{font-size:.78rem;text-transform:uppercase;letter-spacing:.08em;color:var(--ink-soft);font-weight:700;}\n    .lrg-bah-calc .bc-bah .val{font-family:Georgia,serif;font-size:2rem;color:var(--navy);font-weight:700;}\n    .lrg-bah-calc .bc-bah .val small{font-size:.95rem;color:var(--ink-soft);font-weight:400;}<\/p>\n<p>    \/* RESULT *\/\n    .lrg-bah-calc .bc-result{margin-top:20px;}\n    .lrg-bah-calc .bc-headline{\n      background:linear-gradient(160deg,#14264a,var(--navy-2));color:#fff;border-radius:14px;\n      padding:22px;text-align:center;margin-bottom:14px;\n    }\n    .lrg-bah-calc .bc-headline .lbl{font-size:.8rem;text-transform:uppercase;letter-spacing:.08em;color:#c9d6ee;font-weight:700;margin-bottom:4px;}\n    .lrg-bah-calc .bc-headline .big{font-family:Georgia,serif;font-size:2.6rem;line-height:1;font-weight:700;}\n    .lrg-bah-calc .bc-headline .sub{color:#c9d6ee;font-size:.9rem;margin-top:6px;}<\/p>\n<p>    \/* cover badge *\/\n    .lrg-bah-calc .bc-cover{\n      border-radius:12px;padding:16px 18px;margin-bottom:14px;display:flex;gap:12px;align-items:flex-start;\n    }\n    .lrg-bah-calc .bc-cover.yes{background:var(--green-bg);border:1px solid #bfe0cc;}\n    .lrg-bah-calc .bc-cover.no{background:#fff4f5;border:1px solid #f3c9cf;}\n    .lrg-bah-calc .bc-cover .ic{flex:none;width:26px;height:26px;border-radius:50%;display:flex;align-items:center;justify-content:center;font-weight:800;color:#fff;font-size:.95rem;}\n    .lrg-bah-calc .bc-cover.yes .ic{background:var(--green);}\n    .lrg-bah-calc .bc-cover.no .ic{background:var(--red);}\n    .lrg-bah-calc .bc-cover .txt strong{display:block;color:var(--ink);margin-bottom:2px;}\n    .lrg-bah-calc .bc-cover .txt span{color:var(--ink-soft);font-size:.9rem;}<\/p>\n<p>    \/* breakdown rows *\/\n    .lrg-bah-calc .bc-rows{border:1px solid var(--line);border-radius:12px;overflow:hidden;}\n    .lrg-bah-calc .bc-rows .r{display:flex;justify-content:space-between;padding:11px 16px;border-bottom:1px solid var(--line);font-size:.93rem;}\n    .lrg-bah-calc .bc-rows .r:last-child{border-bottom:0;}\n    .lrg-bah-calc .bc-rows .r:nth-child(odd){background:var(--bg-soft);}\n    .lrg-bah-calc .bc-rows .r .k{color:var(--ink-soft);}\n    .lrg-bah-calc .bc-rows .r .v{color:var(--ink);font-weight:700;}\n    .lrg-bah-calc .bc-rows .r.total{background:#eef3fb;}\n    .lrg-bah-calc .bc-rows .r.total .v{color:var(--navy);}<\/p>\n<p>    \/* honesty note *\/\n    .lrg-bah-calc .bc-note{\n      background:var(--bg-soft);border-left:4px solid var(--gold);border-radius:8px;\n      padding:13px 15px;margin-top:14px;color:var(--ink-soft);font-size:.86rem;line-height:1.5;\n    }\n    .lrg-bah-calc .bc-note strong{color:var(--ink);}<\/p>\n<p>    \/* CTA *\/\n    .lrg-bah-calc .bc-cta{display:flex;gap:11px;flex-wrap:wrap;margin-top:18px;}\n    .lrg-bah-calc .bc-cta a{\n      flex:1 1 200px;text-align:center;text-decoration:none;font-weight:700;font-size:.95rem;\n      padding:14px;border-radius:11px;\n    }\n    .lrg-bah-calc .bc-cta .primary{background:var(--red);color:#fff !important;}\n    .lrg-bah-calc .bc-cta .ghost{background:#fff;color:var(--navy) !important;border:1.5px solid var(--navy);}<\/p>\n<p>    .lrg-bah-calc .bc-fine{color:var(--ink-soft);font-size:.76rem;text-align:center;margin-top:14px;line-height:1.5;}<\/p>\n<p>    \/* two-step: inputs vs results *\/\n    .lrg-bah-calc .bc-step{display:none;}\n    .lrg-bah-calc .bc-step.active{display:block;animation:bcSlide .4s ease;}\n    @keyframes bcSlide{from{opacity:0;transform:translateX(14px);}to{opacity:1;transform:none;}}\n    .lrg-bah-calc .bc-calc-btn{\n      width:100%;background:var(--red);color:#fff !important;border:0;border-radius:12px;\n      padding:16px;font-size:1.05rem;font-weight:800;cursor:pointer;margin-top:20px;\n      box-shadow:0 12px 26px -12px rgba(200,16,46,.7);transition:transform .1s;\n    }\n    .lrg-bah-calc .bc-calc-btn:hover{transform:translateY(-1px);}\n    .lrg-bah-calc .bc-adjust{\n      background:none;border:0;cursor:pointer;color:var(--ink-soft);font-weight:600;font-size:.9rem;\n      display:inline-flex;align-items:center;gap:6px;padding:6px 8px;border-radius:8px;margin-bottom:6px;\n    }\n    .lrg-bah-calc .bc-adjust:hover{background:var(--bg-soft);}<\/p>\n<p>    @media (max-width:560px){\n      .lrg-bah-calc .bc-controls{grid-template-columns:1fr;}\n      .lrg-bah-calc .bc-cta a{flex:1 1 100%;}\n      .lrg-bah-calc .bc-hero{padding:28px 18px 24px;}\n      .lrg-bah-calc .bc-card{padding:20px 16px 24px;}\n      .lrg-bah-calc select,.lrg-bah-calc input[type=\"number\"]{font-size:16px;}\n    }\n  <\/style>\n<div class=\"bc-wrap\">\n<div class=\"bc-hero\">\n<h2 id=\"jbsa-bah-va-loan-buying-power-calculator\">JBSA BAH &amp; VA Loan Buying Power Calculator<\/h2>\n<p>See what your San Antonio BAH supports with a VA $0-down loan, and whether it covers the full<br \/>\n        monthly payment with cushion. Lackland, Fort Sam Houston, Randolph, and Camp Bullis share the same rate.<\/p>\n<\/p><\/div>\n<div class=\"bc-card\">\n<p>      <!-- ===== STEP 1: INPUTS ===== --><\/p>\n<div class=\"bc-step active\" id=\"bcStepInput\">\n<div class=\"bc-controls\">\n<div class=\"bc-field\">\n            <label>Your pay grade<\/label><br \/>\n            <select id=\"bcRank\"><\/select>\n          <\/div>\n<div class=\"bc-field\">\n            <label>Dependents?<\/label><\/p>\n<div class=\"bc-dep\">\n              <button type=\"button\" id=\"bcDepYes\" class=\"on\" data-dep=\"with\">With dependents<\/button><br \/>\n              <button type=\"button\" id=\"bcDepNo\" data-dep=\"without\">Without<\/button>\n            <\/div>\n<\/p><\/div>\n<div class=\"bc-field full\">\n            <label>Other monthly debts <span class=\"hint\">(car, credit cards, student loans &mdash; affects VA residual\/DTI)<\/span><\/label><br \/>\n            <input type=\"number\" id=\"bcDebts\" value=\"300\" min=\"0\" step=\"50\">\n          <\/div>\n<div class=\"bc-field full\">\n<div class=\"bc-exempt\">\n              <input type=\"checkbox\" id=\"bcExempt\"><br \/>\n              <label for=\"bcExempt\">VA disability rating (10%+)<br \/>\n                <span class=\"hint\">Exempts the VA funding fee &mdash; saves thousands at closing and lowers your financed amount.<\/span><br \/>\n              <\/label>\n            <\/div>\n<\/p><\/div>\n<\/p><\/div>\n<div class=\"bc-bah\">\n<div class=\"lbl\">Your 2026 JBSA BAH (MHA TX285)<\/div>\n<div class=\"val\" id=\"bcBahVal\">$1,869 <small>\/mo, tax-free<\/small><\/div>\n<\/p><\/div>\n<p>        <button type=\"button\" class=\"bc-calc-btn\" id=\"bcCalcBtn\">See My VA Buying Power &rarr;<\/button><\/p>\n<p class=\"bc-fine\">Estimate only. Based on 2026 JBSA (TX285) BAH and typical San Antonio property tax<br \/>\n          (~2.2%) and insurance (~0.81%). VA funding fee, exemptions, HOA, and your lender&#8217;s terms will affect actuals.<br \/>\n          BAH rates: DTMO, effective Jan 1 2026.<\/p>\n<\/p><\/div>\n<p>      <!-- ===== STEP 2: RESULTS ===== --><\/p>\n<div class=\"bc-step\" id=\"bcStepResult\">\n        <button type=\"button\" class=\"bc-adjust\" id=\"bcAdjust\">&#8249; Adjust my info<\/button><\/p>\n<div class=\"bc-result\" id=\"bcResult\"><!-- injected --><\/div>\n<div class=\"bc-note\">\n          <strong>Honest note:<\/strong> BAH is tied to your duty station. If you PCS, your BAH changes but your<br \/>\n          mortgage payment stays the same. Buy at a price your pay supports even if BAH drops, not the absolute<br \/>\n          max. This estimate is education, not a pre-approval or a loan offer.\n        <\/div>\n<div class=\"bc-cta\">\n          <a class=\"primary\" id=\"bcCtaPrimary\" href=\"#\">Talk to a VA Loan Specialist &rarr;<\/a><br \/>\n          <a class=\"ghost\" id=\"bcCtaGhost\" href=\"#\">See LRG Veteran Homefront<\/a>\n        <\/div>\n<\/p><\/div>\n<\/p><\/div>\n<\/p><\/div>\n<p>  <script>\n  (function(){\n    \/\/ ===== DTMO 2026 VERIFIED BAH \u2014 MHA TX285 (San Antonio \/ JBSA) =====\n    \/\/ Source: bah_2026_lookup_v2.json from official DTMO data, effective Jan 1 2026\n    \/\/ [with_dependents, without_dependents]\n    var BAH_2026 = {\n      'E-1':[1728,1359],'E-2':[1728,1359],'E-3':[1728,1359],'E-4':[1728,1359],\n      'E-5':[1869,1500],'E-6':[2094,1596],'E-7':[2112,1731],\n      'E-8':[2121,1920],'E-9':[2157,1977],\n      'W-1':[2109,1692],'W-2':[2118,1917],'W-3':[2130,1986],\n      'W-4':[2178,2085],'W-5':[2280,2097],\n      'O-1':[1905,1584],'O-1E':[2115,1866],\n      'O-2':[2091,1827],'O-2E':[2124,1965],\n      'O-3':[2127,2007],'O-3E':[2196,2082],\n      'O-4':[2307,2088],'O-5':[2457,2100],'O-6':[2475,2103],'O-7':[2490,2112]\n    };<\/p>\n<p>    \/\/ ===== FINANCIAL CONSTANTS =====\n    var VA_RATE = 0.0625;        \/\/ representative VA 30yr fixed (Jun 2026)\n    var TERM_MONTHS = 360;\n    var PROP_TAX_ANNUAL = 0.022; \/\/ Bexar County effective ~2.2%\n    var INS_ANNUAL = 0.0081;     \/\/ SA homeowners ~0.81%\n    var FUNDING_FEE = 0.0215;    \/\/ VA funding fee, first use, $0 down\n    var BAH_GROSSUP = 1.25;      \/\/ tax-free income grossed up 25% for qualifying<\/p>\n<p>    var ranks = Object.keys(BAH_2026);\n    var dep = 'with';\n    var exempt = false;<\/p>\n<p>    var sel = document.getElementById('bcRank');\n    ranks.forEach(function(r){\n      var o=document.createElement('option'); o.value=r; o.textContent=r;\n      if(r==='E-5') o.selected=true;\n      sel.appendChild(o);\n    });<\/p>\n<p>    var depYes=document.getElementById('bcDepYes'), depNo=document.getElementById('bcDepNo');\n    depYes.addEventListener('click',function(){dep='with';depYes.classList.add('on');depNo.classList.remove('on');updateBah();});\n    depNo.addEventListener('click',function(){dep='without';depNo.classList.add('on');depYes.classList.remove('on');updateBah();});\n    sel.addEventListener('change',updateBah);<\/p>\n<p>    var exemptBox=document.getElementById('bcExempt');\n    exemptBox.addEventListener('change',function(){exempt=this.checked;});<\/p>\n<p>    \/\/ step elements\n    var stepInput=document.getElementById('bcStepInput'), stepResult=document.getElementById('bcStepResult');\n    document.getElementById('bcCalcBtn').addEventListener('click',function(){\n      calc();\n      stepInput.classList.remove('active');\n      stepResult.classList.add('active');\n      document.getElementById('lrgBahCalc').scrollIntoView({behavior:'smooth',block:'start'});\n    });\n    document.getElementById('bcAdjust').addEventListener('click',function(){\n      stepResult.classList.remove('active');\n      stepInput.classList.add('active');\n      document.getElementById('lrgBahCalc').scrollIntoView({behavior:'smooth',block:'start'});\n    });<\/p>\n<p>    \/\/ attribution\n    var params=new URLSearchParams(window.location.search);\n    var REF=params.get('ref')||'jbsa-bah-calculator-2026', INTENT=params.get('intent')||'va-buying-power';\n    document.getElementById('bcCtaPrimary').href='\/lrg-blog\/veteran-homeownership-program-san-antonio\/?ref='+encodeURIComponent(REF)+'&intent=va-loan-specialist';\n    document.getElementById('bcCtaGhost').href='\/lrg-blog\/veteran-homeownership-program-san-antonio\/?ref='+encodeURIComponent(REF)+'&intent=veteran-homefront';<\/p>\n<p>    function money(n){return '$'+Math.round(n).toLocaleString();}<\/p>\n<p>    function updateBah(){\n      var bah=BAH_2026[sel.value][dep==='with'?0:1];\n      document.getElementById('bcBahVal').innerHTML=money(bah)+' <small>\/mo, tax-free<\/small>';\n    }<\/p>\n<p>    function monthlyPI(principal){\n      var r=VA_RATE\/12;\n      return principal*r\/(1-Math.pow(1+r,-TERM_MONTHS));\n    }<\/p>\n<p>    function maxPriceFromBudget(budget){\n      var fee = exempt ? 0 : FUNDING_FEE;\n      var piPer = monthlyPI(1+fee);\n      var taxIns = (PROP_TAX_ANNUAL+INS_ANNUAL)\/12;\n      var perDollar = piPer + taxIns;\n      return budget\/perDollar;\n    }<\/p>\n<p>    function pitiAtPrice(price){\n      var fee = exempt ? 0 : FUNDING_FEE;\n      var financed=price*(1+fee);\n      var pi=monthlyPI(financed);\n      var tax=price*PROP_TAX_ANNUAL\/12;\n      var ins=price*INS_ANNUAL\/12;\n      return {pi:pi,tax:tax,ins:ins,total:pi+tax+ins,financed:financed,fee:fee};\n    }<\/p>\n<p>    function calc(){\n      var rank=sel.value;\n      var bah=BAH_2026[rank][dep==='with'?0:1];\n      var debts=parseFloat(document.getElementById('bcDebts').value)||0;<\/p>\n<p>      updateBah();<\/p>\n<p>      var maxPrice=maxPriceFromBudget(bah);\n      var targetPrice=maxPrice*0.90;\n      var piti=pitiAtPrice(targetPrice);\n      var cushion=bah-piti.total;\n      var covers=cushion>=0;<\/p>\n<p>      var feeNote = exempt\n        ? '<\/p>\n<div class=\"r\"><span class=\"k\">VA funding fee<\/span><span class=\"v\" style=\"color:var(--green)\">$0 (disability exempt)<\/span><\/div>\n<p>'\n        : '<\/p>\n<div class=\"r\"><span class=\"k\">VA funding fee (rolled in)<\/span><span class=\"v\">'+money(targetPrice*FUNDING_FEE)+'<\/span><\/div>\n<p>';<\/p>\n<p>      var R=document.getElementById('bcResult');\n      R.innerHTML=\n        '<\/p>\n<div class=\"bc-headline\">'+\n          '<\/p>\n<div class=\"lbl\">VA $0-down buying power your BAH supports<\/div>\n<p>'+\n          '<\/p>\n<div class=\"big\">'+money(maxPrice)+'<\/div>\n<p>'+\n          '<\/p>\n<div class=\"sub\">Estimated max San Antonio home price on BAH alone, $0 down'+(exempt?' (fee exempt)':'')+'<\/div>\n<p>'+\n        '<\/p><\/div>\n<p>'+\n        '<\/p>\n<div class=\"bc-cover '+(covers?'yes':'no')+'\">'+\n          '<\/p>\n<div class=\"ic\">'+(covers?'u2713':'!')+'<\/div>\n<p>'+\n          '<\/p>\n<div class=\"txt\">'+\n            (covers\n              ? '<strong>Your BAH covers the full payment with room to spare.<\/strong><span>At a '+money(targetPrice)+' home, your BAH leaves about '+money(cushion)+'\/mo of cushion after the full PITI payment.<\/span>'\n              : '<strong>BAH is close but tight at this price.<\/strong><span>At a '+money(targetPrice)+' home, the full PITI runs about '+money(-cushion)+'\/mo above BAH. Buy lower or add to the payment.<\/span>')+\n          '<\/div>\n<p>'+\n        '<\/p><\/div>\n<p>'+\n        '<\/p>\n<div class=\"bc-rows\">'+\n          '<\/p>\n<div class=\"r\"><span class=\"k\">Home price (conservative target)<\/span><span class=\"v\">'+money(targetPrice)+'<\/span><\/div>\n<p>'+\n          '<\/p>\n<div class=\"r\"><span class=\"k\">Principal &amp; interest<\/span><span class=\"v\">'+money(piti.pi)+'\/mo<\/span><\/div>\n<p>'+\n          '<\/p>\n<div class=\"r\"><span class=\"k\">Property tax (~2.2%)<\/span><span class=\"v\">'+money(piti.tax)+'\/mo<\/span><\/div>\n<p>'+\n          '<\/p>\n<div class=\"r\"><span class=\"k\">Homeowners insurance<\/span><span class=\"v\">'+money(piti.ins)+'\/mo<\/span><\/div>\n<p>'+\n          feeNote+\n          '<\/p>\n<div class=\"r total\"><span class=\"k\">Full monthly payment (PITI)<\/span><span class=\"v\">'+money(piti.total)+'\/mo<\/span><\/div>\n<p>'+\n          '<\/p>\n<div class=\"r\"><span class=\"k\">Your BAH<\/span><span class=\"v\">'+money(bah)+'\/mo<\/span><\/div>\n<p>'+\n          '<\/p>\n<div class=\"r total\"><span class=\"k\">'+(covers?'Cushion left over':'Shortfall')+'<\/span><span class=\"v\">'+money(Math.abs(cushion))+'\/mo<\/span><\/div>\n<p>'+\n        '<\/p><\/div>\n<p>';\n    }<\/p>\n<p>    updateBah();\n  })();\n  <\/script>\n<\/div>\n<p><!-- SEO BODY CONTENT --><\/p>\n<section class=\"nh-blk\">\n<div class=\"nh-wrap\">\n<div class=\"nh-sec-head\">\n<div class=\"nh-sec-kicker\">How It Works<\/div>\n<h2 class=\"nh-sec-title\" id=\"how-the-jbsa-bah-calculator-estimates-your-buying-power\">How the JBSA BAH calculator estimates your buying power<\/h2>\n<\/div>\n<div class=\"nh-prose\">\n<p>The calculator takes your 2026 JBSA BAH rate (MHA TX285, effective January 1 2026) and runs it through the same math a VA lender uses: $0 down, 30-year fixed rate, San Antonio property tax at 2.2%, and homeowners insurance at 0.81%. It shows the maximum home price your BAH alone supports and whether the full PITI payment fits inside your BAH with room left over.<\/p>\n<p>The conservative target price is 90% of the theoretical maximum. This cushion matters because BAH is tied to your duty station. If you PCS, your BAH changes but your mortgage stays the same. Buying below the max means your base pay can cover the difference if BAH drops.<\/p>\n<\/div>\n<\/div>\n<\/section>\n<section class=\"nh-blk alt\">\n<div class=\"nh-wrap\">\n<div class=\"nh-sec-head\">\n<div class=\"nh-sec-kicker\">2026 BAH Rates<\/div>\n<h2 class=\"nh-sec-title\" id=\"2026-jbsa-bah-rates-by-pay-grade-mha-tx285\">2026 JBSA BAH rates by pay grade (MHA TX285)<\/h2>\n<\/div>\n<div class=\"nh-prose\">\n<p>All four JBSA installations (Lackland AFB, Fort Sam Houston, Randolph AFB, and Camp Bullis) fall under the same Military Housing Area code TX285. These rates are from the Defense Travel Management Office (DTMO), effective January 1 2026.<\/p>\n<\/div>\n<div class=\"nh-facts\">\n<div class=\"nh-fact-card\">\n<div class=\"h\">Enlisted (E-1 through E-9)<\/div>\n<div class=\"b\">\n<dl>\n<div class=\"row\"><b>E-1 to E-4<\/b><span>$1,728\/mo with dependents, $1,359 without<\/span><\/div>\n<div class=\"row\"><b>E-5<\/b><span>$1,869 with, $1,500 without<\/span><\/div>\n<div class=\"row\"><b>E-6<\/b><span>$2,094 with, $1,596 without<\/span><\/div>\n<div class=\"row\"><b>E-7<\/b><span>$2,112 with, $1,731 without<\/span><\/div>\n<div class=\"row\"><b>E-8<\/b><span>$2,121 with, $1,920 without<\/span><\/div>\n<div class=\"row\"><b>E-9<\/b><span>$2,157 with, $1,977 without<\/span><\/div>\n<\/dl>\n<\/div>\n<\/div>\n<div class=\"nh-fact-card\">\n<div class=\"h\">Warrant Officers (W-1 through W-5)<\/div>\n<div class=\"b\">\n<dl>\n<div class=\"row\"><b>W-1<\/b><span>$2,109 with, $1,692 without<\/span><\/div>\n<div class=\"row\"><b>W-2<\/b><span>$2,118 with, $1,917 without<\/span><\/div>\n<div class=\"row\"><b>W-3<\/b><span>$2,130 with, $1,986 without<\/span><\/div>\n<div class=\"row\"><b>W-4<\/b><span>$2,178 with, $2,085 without<\/span><\/div>\n<div class=\"row\"><b>W-5<\/b><span>$2,280 with, $2,097 without<\/span><\/div>\n<\/dl>\n<\/div>\n<\/div>\n<div class=\"nh-fact-card\">\n<div class=\"h\">Officers (O-1 through O-7)<\/div>\n<div class=\"b\">\n<dl>\n<div class=\"row\"><b>O-1<\/b><span>$1,905 with, $1,584 without<\/span><\/div>\n<div class=\"row\"><b>O-2<\/b><span>$2,091 with, $1,827 without<\/span><\/div>\n<div class=\"row\"><b>O-3<\/b><span>$2,127 with, $2,007 without<\/span><\/div>\n<div class=\"row\"><b>O-4<\/b><span>$2,307 with, $2,088 without<\/span><\/div>\n<div class=\"row\"><b>O-5<\/b><span>$2,457 with, $2,100 without<\/span><\/div>\n<div class=\"row\"><b>O-6<\/b><span>$2,475 with, $2,103 without<\/span><\/div>\n<div class=\"row\"><b>O-7<\/b><span>$2,490 with, $2,112 without<\/span><\/div>\n<\/dl>\n<\/div>\n<\/div>\n<\/div>\n<\/div>\n<\/section>\n<section class=\"nh-blk\">\n<div class=\"nh-wrap\">\n<div class=\"nh-sec-head\">\n<div class=\"nh-sec-kicker\">VA Disability Exemption<\/div>\n<h2 class=\"nh-sec-title\" id=\"why-the-disability-exemption-changes-your-buying-power\">Why the disability exemption changes your buying power<\/h2>\n<\/div>\n<div class=\"nh-prose\">\n<p>Veterans with a VA disability rating of 10% or higher are exempt from the VA funding fee. On a $250,000 home with $0 down, that saves $5,375 at closing (2.15% first-use fee). When the fee is rolled into the loan, exemption also reduces the monthly payment because your financed amount is lower. Use the toggle above to see the difference.<\/p>\n<p>Surviving spouses of Veterans who died in service or from a service-connected disability are also exempt. Purple Heart recipients on active duty are exempt as well. If you qualify, bring your VA disability rating letter or Certificate of Eligibility showing the exemption when you apply.<\/p>\n<\/div>\n<\/div>\n<\/section>\n<section class=\"nh-blk alt\">\n<div class=\"nh-wrap\">\n<div class=\"nh-sec-head\">\n<div class=\"nh-sec-kicker\">BAH + VA Loan<\/div>\n<h2 class=\"nh-sec-title\" id=\"how-bah-works-with-a-va-loan-in-san-antonio\">How BAH works with a VA loan in San Antonio<\/h2>\n<\/div>\n<div class=\"nh-prose\">\n<p>BAH is tax-free income. When a VA lender qualifies you, they gross up your BAH by 25% to create an equivalent taxable income figure. An E-5 with dependents receiving $1,869\/mo in BAH is treated as having $2,336\/mo in qualifying income from that source alone, before base pay is added.<\/p>\n<p>The VA does not set a maximum loan amount for eligible borrowers with full entitlement. In San Antonio, the 2026 conforming limit is $832,750, and most homes fall well below that. The practical limit is what your total income supports at the VA&#8217;s residual income standard, not a hard dollar cap.<\/p>\n<p>San Antonio property tax runs about 2.2% of assessed value in Bexar County, higher than the national average. Homeowners insurance averages around 0.81%. These two costs add roughly $500 to $600\/mo on a typical San Antonio home and are the reason a national BAH calculator overstates buying power here.<\/p>\n<\/div>\n<\/div>\n<\/section>\n<section class=\"nh-blk nh-related\">\n<div class=\"nh-wrap\">\n<div class=\"nh-sec-head\">\n<div class=\"nh-sec-kicker\">Related Tools &amp; Guides<\/div>\n<h2 class=\"nh-sec-title\" id=\"more-for-jbsa-military-homebuyers\">More for JBSA Military homebuyers<\/h2>\n<\/div>\n<ul>\n<li><a href=\"\/lrg-blog\/veteran-homeownership-program-san-antonio\/\">LRG Veteran Homefront &rarr;<\/a><\/li>\n<li><a href=\"\/tools\/how-much-house-can-i-afford-san-antonio\/\">San Antonio Affordability Calculator &rarr;<\/a><\/li>\n<li><a href=\"\/lrg-blog\/va-loan-bad-credit-san-antonio\/\">VA Loan with Bad Credit in San Antonio &rarr;<\/a><\/li>\n<li><a href=\"\/lrg-blog\/no-money-down-homes-san-antonio\/\">No Money Down Homes in San Antonio &rarr;<\/a><\/li>\n<li><a href=\"\/lrg-blog\/down-payment-assistance-san-antonio-2026\/\">Down Payment Assistance Programs 2026 &rarr;<\/a><\/li>\n<\/ul>\n<\/div>\n<\/section>\n<p><!-- FAQ --><\/p>\n<section class=\"nh-blk\">\n<div class=\"nh-wrap\">\n<div class=\"nh-sec-head\">\n<h2 class=\"nh-sec-title\" id=\"frequently-asked-questions\">Frequently asked questions<\/h2>\n<\/div>\n<details class=\"nh-faq\">\n<summary>What is MHA TX285?<\/summary>\n<div class=\"nh-faq-ans\">MHA TX285 is the Military Housing Area code for San Antonio, Texas. It covers all four JBSA installations: Lackland AFB, Fort Sam Houston, Randolph AFB, and Camp Bullis. All Service Members stationed at any JBSA installation receive the same BAH rate for their pay grade and dependency status.<\/div>\n<\/details>\n<details class=\"nh-faq\">\n<summary>Does BAH cover a mortgage in San Antonio?<\/summary>\n<div class=\"nh-faq-ans\">For most pay grades E-5 and above with dependents, BAH covers the full PITI payment on a conservatively priced San Antonio home with a VA $0-down loan. Lower enlisted grades without dependents may need to supplement BAH with base pay. The calculator above shows the exact numbers for your grade.<\/div>\n<\/details>\n<details class=\"nh-faq\">\n<summary>Is BAH counted as income for a VA loan?<\/summary>\n<div class=\"nh-faq-ans\">Yes. BAH is tax-free, so lenders gross it up by 25% when calculating your qualifying income. An E-5 with $1,869\/mo BAH is treated as having $2,336\/mo in equivalent taxable income from that source. This gross-up increases your total qualifying income and the home price you can support.<\/div>\n<\/details>\n<details class=\"nh-faq\">\n<summary>What happens to my mortgage if I PCS from JBSA?<\/summary>\n<div class=\"nh-faq-ans\">Your mortgage payment stays the same regardless of where you move. Your BAH changes to match your new duty station&#8217;s rate. If your new station has a lower BAH, you cover the difference from base pay. This is why the calculator uses a conservative target price (90% of max) rather than the absolute ceiling.<\/div>\n<\/details>\n<details class=\"nh-faq\">\n<summary>What is the VA funding fee and who is exempt?<\/summary>\n<div class=\"nh-faq-ans\">The VA funding fee is a one-time charge (2.15% for first-use, $0-down loans) that can be rolled into the loan. Veterans with a VA disability rating of 10% or higher are exempt, as are surviving spouses receiving DIC and Purple Heart recipients on active duty. Use the disability toggle in the calculator to see how exemption changes your buying power.<\/div>\n<\/details>\n<details class=\"nh-faq\">\n<summary>Are the BAH rates in this calculator official?<\/summary>\n<div class=\"nh-faq-ans\">Yes. The rates are from the Defense Travel Management Office (DTMO) 2026 BAH tables for MHA TX285 (San Antonio), effective January 1 2026. The DTMO publishes new rates annually each December for the following year.<\/div>\n<\/details>\n<\/div>\n<\/section>\n","protected":false},"excerpt":{"rendered":"<p>Official 2026 JBSA BAH rates by rank. See your exact allowance and what home price it covers with a VA loan in San Antonio.<\/p>\n","protected":false},"author":25,"featured_media":5423,"parent":6242,"menu_order":0,"comment_status":"closed","ping_status":"closed","template":"","meta":{"footnotes":""},"class_list":["post-5421","page","type-page","status-publish","has-post-thumbnail","hentry"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.8 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>JBSA BAH Calculator 2026: VA Buying Power | San Antonio<\/title>\n<meta name=\"description\" content=\"See what your 2026 JBSA BAH supports with a VA $0-down loan in San Antonio. Official DTMO rates for Lackland, Fort Sam, Randolph, Camp Bullis. Free calculator.\" \/>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/lrgrealty.com\/lrg-blog\/tools\/jbsa-bah-calculator\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"JBSA BAH Calculator 2026: VA Buying Power | San Antonio\" \/>\n<meta property=\"og:description\" content=\"See what your 2026 JBSA BAH supports with a VA $0-down loan in San Antonio. Official DTMO rates for Lackland, Fort Sam, Randolph, Camp Bullis. Free calculator.\" \/>\n<meta property=\"og:url\" content=\"https:\/\/lrgrealty.com\/lrg-blog\/tools\/jbsa-bah-calculator\/\" \/>\n<meta property=\"og:site_name\" content=\"LRG Realty Blog\" \/>\n<meta property=\"og:image\" content=\"https:\/\/lrgrealty.com\/wp-content\/uploads\/2026\/06\/lrg-5421-gpt-featured.jpg\" \/>\n\t<meta property=\"og:image:width\" content=\"1536\" \/>\n\t<meta property=\"og:image:height\" content=\"1024\" \/>\n\t<meta property=\"og:image:type\" content=\"image\/jpeg\" \/>\n<meta name=\"twitter:card\" content=\"summary_large_image\" \/>\n<meta name=\"twitter:label1\" content=\"Est. reading time\" \/>\n\t<meta name=\"twitter:data1\" content=\"5 minutes\" \/>\n<script type=\"application\/ld+json\" class=\"yoast-schema-graph\">{\"@context\":\"https:\\\/\\\/schema.org\",\"@graph\":[{\"@type\":\"WebPage\",\"@id\":\"https:\\\/\\\/lrgrealty.com\\\/lrg-blog\\\/tools\\\/jbsa-bah-calculator\\\/\",\"url\":\"https:\\\/\\\/lrgrealty.com\\\/lrg-blog\\\/tools\\\/jbsa-bah-calculator\\\/\",\"name\":\"JBSA BAH Calculator 2026: VA Buying Power | San Antonio\",\"isPartOf\":{\"@id\":\"https:\\\/\\\/lrgrealty.com\\\/lrg-blog\\\/#website\"},\"primaryImageOfPage\":{\"@id\":\"https:\\\/\\\/lrgrealty.com\\\/lrg-blog\\\/tools\\\/jbsa-bah-calculator\\\/#primaryimage\"},\"image\":{\"@id\":\"https:\\\/\\\/lrgrealty.com\\\/lrg-blog\\\/tools\\\/jbsa-bah-calculator\\\/#primaryimage\"},\"thumbnailUrl\":\"https:\\\/\\\/lrgrealty.com\\\/wp-content\\\/uploads\\\/2026\\\/06\\\/lrg-5421-gpt-featured.jpg\",\"datePublished\":\"2026-06-12T19:04:44+00:00\",\"description\":\"See what your 2026 JBSA BAH supports with a VA $0-down loan in San Antonio. Official DTMO rates for Lackland, Fort Sam, Randolph, Camp Bullis. Free calculator.\",\"breadcrumb\":{\"@id\":\"https:\\\/\\\/lrgrealty.com\\\/lrg-blog\\\/tools\\\/jbsa-bah-calculator\\\/#breadcrumb\"},\"inLanguage\":\"en-US\",\"potentialAction\":[{\"@type\":\"ReadAction\",\"target\":[\"https:\\\/\\\/lrgrealty.com\\\/lrg-blog\\\/tools\\\/jbsa-bah-calculator\\\/\"]}]},{\"@type\":\"ImageObject\",\"inLanguage\":\"en-US\",\"@id\":\"https:\\\/\\\/lrgrealty.com\\\/lrg-blog\\\/tools\\\/jbsa-bah-calculator\\\/#primaryimage\",\"url\":\"https:\\\/\\\/lrgrealty.com\\\/wp-content\\\/uploads\\\/2026\\\/06\\\/lrg-5421-gpt-featured.jpg\",\"contentUrl\":\"https:\\\/\\\/lrgrealty.com\\\/wp-content\\\/uploads\\\/2026\\\/06\\\/lrg-5421-gpt-featured.jpg\",\"width\":1536,\"height\":1024,\"caption\":\"JBSA BAH Calculator 2026 San Antonio\"},{\"@type\":\"BreadcrumbList\",\"@id\":\"https:\\\/\\\/lrgrealty.com\\\/lrg-blog\\\/tools\\\/jbsa-bah-calculator\\\/#breadcrumb\",\"itemListElement\":[{\"@type\":\"ListItem\",\"position\":1,\"name\":\"Home\",\"item\":\"https:\\\/\\\/lrgrealty.com\\\/lrg-blog\\\/\"},{\"@type\":\"ListItem\",\"position\":2,\"name\":\"San Antonio Home Buying Calculators &#038; Tools\",\"item\":\"https:\\\/\\\/lrgrealty.com\\\/lrg-blog\\\/tools\\\/\"},{\"@type\":\"ListItem\",\"position\":3,\"name\":\"JBSA BAH Calculator 2026: What Can Your BAH Buy in San Antonio?\"}]},{\"@type\":\"WebSite\",\"@id\":\"https:\\\/\\\/lrgrealty.com\\\/lrg-blog\\\/#website\",\"url\":\"https:\\\/\\\/lrgrealty.com\\\/lrg-blog\\\/\",\"name\":\"LRG Realty Blog\",\"description\":\"LRG Realty Blog\",\"potentialAction\":[{\"@type\":\"SearchAction\",\"target\":{\"@type\":\"EntryPoint\",\"urlTemplate\":\"https:\\\/\\\/lrgrealty.com\\\/lrg-blog\\\/?s={search_term_string}\"},\"query-input\":{\"@type\":\"PropertyValueSpecification\",\"valueRequired\":true,\"valueName\":\"search_term_string\"}}],\"inLanguage\":\"en-US\"}]}<\/script>\n<!-- \/ Yoast SEO plugin. -->","yoast_head_json":{"title":"JBSA BAH Calculator 2026: VA Buying Power | San Antonio","description":"See what your 2026 JBSA BAH supports with a VA $0-down loan in San Antonio. Official DTMO rates for Lackland, Fort Sam, Randolph, Camp Bullis. Free calculator.","robots":{"index":"index","follow":"follow","max-snippet":"max-snippet:-1","max-image-preview":"max-image-preview:large","max-video-preview":"max-video-preview:-1"},"canonical":"https:\/\/lrgrealty.com\/lrg-blog\/tools\/jbsa-bah-calculator\/","og_locale":"en_US","og_type":"article","og_title":"JBSA BAH Calculator 2026: VA Buying Power | San Antonio","og_description":"See what your 2026 JBSA BAH supports with a VA $0-down loan in San Antonio. Official DTMO rates for Lackland, Fort Sam, Randolph, Camp Bullis. Free calculator.","og_url":"https:\/\/lrgrealty.com\/lrg-blog\/tools\/jbsa-bah-calculator\/","og_site_name":"LRG Realty Blog","og_image":[{"width":1536,"height":1024,"url":"https:\/\/lrgrealty.com\/wp-content\/uploads\/2026\/06\/lrg-5421-gpt-featured.jpg","type":"image\/jpeg"}],"twitter_card":"summary_large_image","twitter_misc":{"Est. reading time":"5 minutes"},"schema":{"@context":"https:\/\/schema.org","@graph":[{"@type":"WebPage","@id":"https:\/\/lrgrealty.com\/lrg-blog\/tools\/jbsa-bah-calculator\/","url":"https:\/\/lrgrealty.com\/lrg-blog\/tools\/jbsa-bah-calculator\/","name":"JBSA BAH Calculator 2026: VA Buying Power | San Antonio","isPartOf":{"@id":"https:\/\/lrgrealty.com\/lrg-blog\/#website"},"primaryImageOfPage":{"@id":"https:\/\/lrgrealty.com\/lrg-blog\/tools\/jbsa-bah-calculator\/#primaryimage"},"image":{"@id":"https:\/\/lrgrealty.com\/lrg-blog\/tools\/jbsa-bah-calculator\/#primaryimage"},"thumbnailUrl":"https:\/\/lrgrealty.com\/wp-content\/uploads\/2026\/06\/lrg-5421-gpt-featured.jpg","datePublished":"2026-06-12T19:04:44+00:00","description":"See what your 2026 JBSA BAH supports with a VA $0-down loan in San Antonio. Official DTMO rates for Lackland, Fort Sam, Randolph, Camp Bullis. Free calculator.","breadcrumb":{"@id":"https:\/\/lrgrealty.com\/lrg-blog\/tools\/jbsa-bah-calculator\/#breadcrumb"},"inLanguage":"en-US","potentialAction":[{"@type":"ReadAction","target":["https:\/\/lrgrealty.com\/lrg-blog\/tools\/jbsa-bah-calculator\/"]}]},{"@type":"ImageObject","inLanguage":"en-US","@id":"https:\/\/lrgrealty.com\/lrg-blog\/tools\/jbsa-bah-calculator\/#primaryimage","url":"https:\/\/lrgrealty.com\/wp-content\/uploads\/2026\/06\/lrg-5421-gpt-featured.jpg","contentUrl":"https:\/\/lrgrealty.com\/wp-content\/uploads\/2026\/06\/lrg-5421-gpt-featured.jpg","width":1536,"height":1024,"caption":"JBSA BAH Calculator 2026 San Antonio"},{"@type":"BreadcrumbList","@id":"https:\/\/lrgrealty.com\/lrg-blog\/tools\/jbsa-bah-calculator\/#breadcrumb","itemListElement":[{"@type":"ListItem","position":1,"name":"Home","item":"https:\/\/lrgrealty.com\/lrg-blog\/"},{"@type":"ListItem","position":2,"name":"San Antonio Home Buying Calculators &#038; Tools","item":"https:\/\/lrgrealty.com\/lrg-blog\/tools\/"},{"@type":"ListItem","position":3,"name":"JBSA BAH Calculator 2026: What Can Your BAH Buy in San Antonio?"}]},{"@type":"WebSite","@id":"https:\/\/lrgrealty.com\/lrg-blog\/#website","url":"https:\/\/lrgrealty.com\/lrg-blog\/","name":"LRG Realty Blog","description":"LRG Realty Blog","potentialAction":[{"@type":"SearchAction","target":{"@type":"EntryPoint","urlTemplate":"https:\/\/lrgrealty.com\/lrg-blog\/?s={search_term_string}"},"query-input":{"@type":"PropertyValueSpecification","valueRequired":true,"valueName":"search_term_string"}}],"inLanguage":"en-US"}]}},"_links":{"self":[{"href":"https:\/\/lrgrealty.com\/lrg-blog\/wp-json\/wp\/v2\/pages\/5421","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/lrgrealty.com\/lrg-blog\/wp-json\/wp\/v2\/pages"}],"about":[{"href":"https:\/\/lrgrealty.com\/lrg-blog\/wp-json\/wp\/v2\/types\/page"}],"author":[{"embeddable":true,"href":"https:\/\/lrgrealty.com\/lrg-blog\/wp-json\/wp\/v2\/users\/25"}],"replies":[{"embeddable":true,"href":"https:\/\/lrgrealty.com\/lrg-blog\/wp-json\/wp\/v2\/comments?post=5421"}],"version-history":[{"count":4,"href":"https:\/\/lrgrealty.com\/lrg-blog\/wp-json\/wp\/v2\/pages\/5421\/revisions"}],"predecessor-version":[{"id":6247,"href":"https:\/\/lrgrealty.com\/lrg-blog\/wp-json\/wp\/v2\/pages\/5421\/revisions\/6247"}],"up":[{"embeddable":true,"href":"https:\/\/lrgrealty.com\/lrg-blog\/wp-json\/wp\/v2\/pages\/6242"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/lrgrealty.com\/lrg-blog\/wp-json\/wp\/v2\/media\/5423"}],"wp:attachment":[{"href":"https:\/\/lrgrealty.com\/lrg-blog\/wp-json\/wp\/v2\/media?parent=5421"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}