Compare military bases / Fort Belvoir → Joint Base Elmendorf-Richardson
Belvoir → JBER
Compare Fort Belvoir and Joint Base Elmendorf-Richardson
Will my BAH (Basic Allowance for Housing) go up or down if I move from Fort Belvoir to Joint Base Elmendorf-Richardson?
This calculator uses 2026 DTMO (Defense Travel Management Office) rates for selected pay grade and dependent status.
Monthly BAH at E-5 pay grade without dependents.
- Fort Belvoir
- $2,832
- Joint Base Elmendorf-Richardson
- $2,157
- Lower BAH at Joint Base Elmendorf-Richardson
BAH vs typical 2-bedroom rent nearby.
- Fort Belvoir
- $538/mo short
- Joint Base Elmendorf-Richardson
- $387/mo left over
Housing just outside the gate: Fort Belvoir vs Anchorage
Rents shown on table are the 40th-percentile for 2 and 3 bedroom figures for the residential ZIP code nearest the base.
| Fort Belvoir Fort Belvoir 22060 | Joint Base Elmendorf-Richardson Anchorage 99502 | |
|---|---|---|
| Median home value (city) | $-666,666,666 | $395,900 |
| Median gross rent (city) | $3,236/mo | $1,489 |
| HUD ZIP 2-BR rent | $3,370/mo | $1,770 |
| HUD ZIP 3-BR rent | $4,250/mo | $2,460 |
| HUD metro 2-BR rent (wider area) | $2,246/mo | $1,631 |
| E-5 without dependents minus 2-BR | −$538/mo | +$387/mo |
| E-5 with dependents minus 3-BR | −$1,118/mo | +$414/mo |
E-5 without dependents vs a HUD 2-bedroom is −$538/mo at Fort Belvoir vs +$387/mo at Joint Base Elmendorf-Richardson. E-5 with dependents vs a 3-bedroom is −$1,118/mo vs +$414/mo.
Host-state comparison: Virginia vs. Alaska
| Virginia | Alaska | |
|---|---|---|
| Sales tax | 5.77% | 1.82% |
| Property tax | 0.78% | 0.94% |
| Personal property tax | Yes — 3.97% effective | No |
| Top state income tax | 5.75% | 0.0% |
| Median home value | $416,963 | $391,973 |
| Branch | Army | Joint |
| HUD 2-BR FMR | $2,246 | $1,631 |
| Climate high/low | 68° / 51°F | 44° / 31°F |
| Annual precip | 41.8 in | 16.4 in |
| Nearby city | Fort Belvoir | Anchorage |
| Host state | Virginia | Alaska |
PCS checklist for Joint Base Elmendorf-Richardson
- Update DEERS. BAH at Joint Base Elmendorf-Richardson uses MHA AK404 (ZIP 99506).
- Look up your exact rate on the DTMO BAH lookup.
- HUD 2-bedroom FMR near Joint Base Elmendorf-Richardson is $1,631/mo. On-base housing is separate.
- New Alaska residents typically have 90 days for a license and 10 days to title a car.
- Reporting: Joint Base Elmendorf-Richardson.
Biggest differences
- E-5 with-dependents BAH is lower at Joint Base Elmendorf-Richardson ($2,874 vs $3,132).
- Median owner-occupied home value in the off-base city is $395,900 in Anchorage vs $-666,666,666 in Fort Belvoir (Census ACS 5-year, 2020–2024).
- HUD ZIP 2-bedroom rent just outside the gate is $1,770 in 99502 vs $3,370 in 22060.
- Fort Belvoir is labeled Army; Joint Base Elmendorf-Richardson is Joint. The pair is valid because of shared tenants.
- Host-state wage tax is Top listed rate 5.75% in Virginia vs No personal income tax in Alaska (military pay usually follows legal residence, not the duty station).
- Combined sales tax averages 1.82% in Alaska vs 5.77% in Virginia.
Common questions
Does BAH go down from Fort Belvoir to Joint Base Elmendorf-Richardson?
DTMO CY2026 with- and without-dependents rates for every pay grade are in the BAH table on this page. E-5 with dependents: $3,132 vs $2,874; without dependents: $2,832 vs $2,157.
What do homes cost in Fort Belvoir vs Anchorage?
Census ACS 5-year (2020–2024) median value of owner-occupied homes is $-666,666,666 in Fort Belvoir CDP, Virginia vs $395,900 in Anchorage municipality, Alaska. Median gross rent in those cities is $3,236 vs $1,489. These are city medians (owners’ reported values), not last month’s sale prices.
What is local rent like near Joint Base Elmendorf-Richardson?
HUD FY2026 Small Area FMR for ZIP 99502 (Anchorage) is $1,770/mo for a 2-bedroom and $2,460/mo for a 3-bedroom. The wider metro 2-BR FMR is $1,631/mo.
Will BAH cover off-base rent if I PCS from Fort Belvoir to Joint Base Elmendorf-Richardson?
E-5 without dependents minus a HUD 2-bedroom is −$538/mo at Fort Belvoir vs +$387/mo at Joint Base Elmendorf-Richardson. E-5 with dependents minus a 3-bedroom is −$1,118/mo vs +$414/mo. Use the calculator for other pay grades. Actual listings vary; BAH is untaxed housing pay, not a rent cap.
How does sales tax near Joint Base Elmendorf-Richardson compare with Fort Belvoir?
Combined sales tax averages 1.82% in Alaska vs 5.77% in Virginia. This follows where you live, not legal residence for military pay.
Does my state income tax change if I PCS from Fort Belvoir to Joint Base Elmendorf-Richardson?
Usually not just because the duty station changes. Military pay generally follows legal residence under the Servicemembers Civil Relief Act; spouses may have similar protection. Virginia: Top listed rate 5.75%. Alaska: No personal income tax. BAH is not taxed. Sales tax and titling a car follow the state you live in.
Can I PCS from Fort Belvoir to Joint Base Elmendorf-Richardson?
This pair is listed because the installations share a tenant service (Army). Your actual orders depend on your MOS/AFSC/rating and the gaining unit.
Related PCS
Your PCS
Only destinations that share a service with the origin are listed.
Sources
Housing figures below are for the installation (MHA, HUD rent, climate). Host-state tax rates are statewide averages — not a tax return. County add-ons can differ, and wage tax on military pay follows legal residence, not the duty station.
- BAH (with and without dependents). DTMO CY2026 BAH tables for Fort Belvoir (DC053); Joint Base Elmendorf-Richardson (AK404). Confirm current rates on the DTMO BAH lookup.
- 2-bedroom Fair Market Rent. HUD FY2026 FMR — Fairfax County $2,246; Anchorage Municipality $1,631.
- Off-base ZIP rent (HUD Small Area FMR). FY2026 ZIP 2- and 3-bedroom 40th-percentile rents from the HUD Small Area FMR tables: 22060 (Fort Belvoir) $3,370 / $4,250; 99502 (Anchorage) $1,770 / $2,460.
- Off-base city home value and rent. U.S. Census Bureau American Community Survey 5-year 2020–2024 tables B25077 (median value of owner-occupied homes) and B25064 (median gross rent) for Fort Belvoir CDP, Virginia ($-666,666,666, $3,236/mo) and Anchorage municipality, Alaska ($395,900, $1,489/mo). Owner-reported values, not transaction prices.
- Climate normals (1991–2020). NOAA NCEI U.S. Climate Normals — Ronald Reagan Washington National (NWS) (USW00013743); Anchorage Intl (NWS) (USW00026451).
- Host-state wage tax. Statewide listed rates for Virginia and Alaska from the Tax Foundation 2026 individual income-tax tables. On this page they describe the host state, not automatically the tax on a military LES (legal residence can stay put). BAH is untaxed.
- Combined sales tax near the installation. Tax Foundation January 2026 state-and-local sales-tax averages for Virginia and Alaska. Used as an off-base shopping stand-in; city and county add-ons vary.
- Effective property tax if you buy off-base. Tax Foundation 2026 property taxes by state for Virginia and Alaska. On-base housing is not in this figure.
- Vehicle title tax and new-resident clocks. Virginia motor-vehicle agency (license 60 days, title 30 days; title tax 5.30%); Alaska motor-vehicle agency (license 90 days, title 10 days; title tax 0.00%). These are host-state motor-vehicle rules, not BAH.
- Vehicle personal-property tax on the host-state snapshot. WalletHub 2026 vehicle property-tax table for Virginia and Alaska. This is a statewide car-tax flag, not real-estate tax and not BAH.
- Statewide median home value on the host-state snapshot. Experian / Zillow March 2026 state medians for Virginia and Alaska. Backdrop for off-base purchase prices; on-base housing and BAH are separate.