Can You Buy a House on a Military Base?

Homes on military installations are generally not available for individual purchase. These properties are typically owned by the government or managed by private entities. They are assigned or leased to service members rather than sold. This distinction is important for understanding housing options available to those serving in the armed forces.

On-Base Housing Options

Housing on military installations primarily falls into two categories: government-owned housing and privatized housing. Each type operates under a system of assignment or lease, distinct from traditional homeownership.

Government-owned housing is directly managed by the military. Eligibility is determined by factors such as the service member’s active duty status, rank, and family size. The Basic Allowance for Housing (BAH) usually covers or contributes to the cost of living in these assigned units.

Privatized housing, established through the Public-Private Venture (PPV) program, involves private companies constructing, renovating, and managing residential communities on base. Service members residing in PPV housing sign lease agreements directly with the private management companies, and their BAH is typically paid to the company as rent. The land itself remains under military ownership, preventing individual purchases.

In both government-owned and privatized housing models, the properties are not available for sale to individual service members. They are part of a system designed to provide housing as a benefit or through a lease arrangement, ensuring efficient allocation to support military operations and personnel rotations.

Securing On-Base Housing

Obtaining on-base housing involves specific steps, beginning with an application through the base housing office or online portals. Required documentation often includes Permanent Change of Station (PCS) orders, dependent information, and military forms like DD Form 1746.

Once an application is submitted, service members are placed on a housing waitlist. Waitlists are managed based on factors such as rank, the number of required bedrooms, and the date of application. Wait times can vary significantly, from a few weeks to several months, especially in high-demand locations.

Upon availability, a housing offer is extended, allowing the service member to view the property. If accepted, a lease agreement is signed, outlining tenant responsibilities, maintenance procedures, and the lease term, which is often a minimum of one year for privatized units.

Purchasing a Home Near a Military Base

For military personnel seeking homeownership, purchasing a home off the installation, typically in a nearby community, is the most common and practical option. This approach allows service members to build equity and provides stability for their families. The VA loan program is particularly advantageous.

The VA loan program, backed by the U.S. Department of Veterans Affairs, benefits eligible service members, veterans, and some surviving spouses. VA loans generally do not require a down payment or private mortgage insurance (PMI). Interest rates are often competitive, and the program may offer flexible credit requirements.

To obtain a VA loan, secure a Certificate of Eligibility (COE), which confirms that the service member meets the VA’s service requirements. A COE can be obtained through a VA-approved lender, the VA’s eBenefits portal, or by mail using VA Form 26-1880. Borrowers typically pay a one-time VA funding fee, which helps offset the program’s cost. This fee can often be financed into the loan amount or paid upfront at closing. Certain individuals, such as those receiving VA compensation for service-connected disabilities, may be exempt from this fee.

Other financing options like FHA loans and conventional mortgages are also available. FHA loans, insured by the Federal Housing Administration, typically require a lower minimum down payment than conventional loans, but they do require upfront and ongoing mortgage insurance premiums. Conventional mortgages are not government-backed and may require a larger down payment. When considering a home near a military base, local market conditions, property values, and commute times are important factors. Military personnel living off-base can generally still access base facilities such as commissaries, exchanges, and medical services, which can be a significant advantage.