$3,975 E-5 BAH with dependents (San Diego · 2026)
22 of 55 neighborhoods where E-5 BAH covers a 3BR (HUD rent benchmark)
No cap VA loan limit with full entitlement (va.gov)
Official DoD rates · effective Jan 1, 2026
Your 2026 BAH
BAH follows your duty station, not where you live. Live in Carlsbad, work at Pendleton: you get Pendleton rates.
Two rate areas. Camp Pendleton’s covers Carlsbad Village, Oceanside Coastal, Oceanside East, Oceanside North, Vista South, Vista Central, Escondido South, Fallbrook, Oceanside Mission. Everything else is San Diego.
| Grade | San Diego w/ deps | San Diego w/o | Pendleton w/ deps | Pendleton w/o |
|---|---|---|---|---|
| E-1 to E-4 | $3,666 | $2,763 | $3,627 | $2,739 |
| E-5 | $3,975 | $3,147 | $3,963 | $3,093 |
| E-6 | $4,404 | $3,387 | $4,398 | $3,324 |
| E-7 | $4,446 | $3,678 | $4,494 | $3,642 |
| E-8 | $4,488 | $4,065 | $4,596 | $4,056 |
| E-9 | $4,671 | $4,188 | $4,779 | $4,182 |
| W-1 | $4,425 | $3,564 | $4,419 | $3,513 |
| W-2 | $4,464 | $4,062 | $4,536 | $4,053 |
| W-3 | $4,521 | $4,206 | $4,662 | $4,197 |
| W-4 | $4,731 | $4,410 | $4,824 | $4,416 |
| O-1E | $4,449 | $3,972 | $4,512 | $3,960 |
| O-2E | $4,506 | $4,161 | $4,644 | $4,152 |
| O-3E | $4,770 | $4,398 | $4,854 | $4,392 |
| O-1 | $4,032 | $3,351 | $4,023 | $3,285 |
| O-2 | $4,401 | $3,873 | $4,395 | $3,855 |
| O-3 | $4,518 | $4,248 | $4,659 | $4,239 |
| O-4 | $5,082 | $4,440 | $5,085 | $4,494 |
| O-5 | $5,493 | $4,458 | $5,391 | $4,548 |
| O-6 | $5,541 | $4,494 | $5,439 | $4,641 |
Source: DoD 2026 BAH rate files (travel.dod.mil). Rate protection can keep a higher prior-year rate if you stay put.
Does BAH cover a 3-bedroom nearby?
Rent vs. BAH, base by base
San Diego rates
Naval Base San Diego (32nd St gates)
E-5 BAH w/ deps $3,975 · O-3 BAH w/ deps $4,518 · 3BR rent (HUD)
| Neighborhood | Drive and ZIP | 3BR rent (HUD) | vs. BAH |
|---|---|---|---|
| National City | 7 min drive · ZIP 91950 | $2,940 | $1,035 under E-5 |
| Downtown | 8 min drive · ZIP 92101 | $5,420 | $902 over O-3 |
| North Park | 9 min drive · ZIP 92104 | $3,860 | $115 under E-5 |
| Coronado | 10 min drive · ZIP 92118 | $5,610 | $1,092 over O-3 |
| Hillcrest | 11 min drive · ZIP 92103 | $4,260 | $285 over E-5 · covered by O-3 |
| Normal Heights | 11 min drive · ZIP 92116 | $3,790 | $185 under E-5 |
San Diego rates
Naval Air Station North Island (Main Gate, Coronado)
E-5 BAH w/ deps $3,975 · O-3 BAH w/ deps $4,518 · 3BR rent (HUD)
| Neighborhood | Drive and ZIP | 3BR rent (HUD) | vs. BAH |
|---|---|---|---|
| Coronado | 5 min drive · ZIP 92118 | $5,610 | $1,092 over O-3 |
| Downtown | 10 min drive · ZIP 92101 | $5,420 | $902 over O-3 |
| National City | 13 min drive · ZIP 91950 | $2,940 | $1,035 under E-5 |
| Hillcrest | 13 min drive · ZIP 92103 | $4,260 | $285 over E-5 · covered by O-3 |
| North Park | 13 min drive · ZIP 92104 | $3,860 | $115 under E-5 |
| Normal Heights | 16 min drive · ZIP 92116 | $3,790 | $185 under E-5 |
San Diego rates
Naval Base Point Loma
E-5 BAH w/ deps $3,975 · O-3 BAH w/ deps $4,518 · 3BR rent (HUD)
| Neighborhood | Drive and ZIP | 3BR rent (HUD) | vs. BAH |
|---|---|---|---|
| Point Loma | 3 min drive · ZIP 92106 | $3,880 | $95 under E-5 |
| Ocean Beach | 4 min drive · ZIP 92107 | $4,200 | $225 over E-5 · covered by O-3 |
| Hillcrest | 10 min drive · ZIP 92103 | $4,260 | $285 over E-5 · covered by O-3 |
| Bay Park | 10 min drive · ZIP 92110 | $4,310 | $335 over E-5 · covered by O-3 |
| Pacific Beach | 11 min drive · ZIP 92109 | $4,610 | $92 over O-3 |
| Downtown | 12 min drive · ZIP 92101 | $5,420 | $902 over O-3 |
San Diego rates
MCAS Miramar (Miramar Way)
E-5 BAH w/ deps $3,975 · O-3 BAH w/ deps $4,518 · 3BR rent (HUD)
| Neighborhood | Drive and ZIP | 3BR rent (HUD) | vs. BAH |
|---|---|---|---|
| Mira Mesa | 8 min drive · ZIP 92126 | $4,610 | $92 over O-3 |
| Tierrasanta | 10 min drive · ZIP 92124 | $5,320 | $802 over O-3 |
| Scripps Ranch | 11 min drive · ZIP 92131 | $5,240 | $722 over O-3 |
| Rancho Peñasquitos | 12 min drive · ZIP 92129 | $4,100 | $125 over E-5 · covered by O-3 |
| Linda Vista | 13 min drive · ZIP 92111 | $3,740 | $235 under E-5 |
| Normal Heights | 14 min drive · ZIP 92116 | $3,790 | $185 under E-5 |
San Diego rates
MCRD San Diego (Gate 2)
E-5 BAH w/ deps $3,975 · O-3 BAH w/ deps $4,518 · 3BR rent (HUD)
| Neighborhood | Drive and ZIP | 3BR rent (HUD) | vs. BAH |
|---|---|---|---|
| Hillcrest | 7 min drive · ZIP 92103 | $4,260 | $285 over E-5 · covered by O-3 |
| Point Loma | 7 min drive · ZIP 92106 | $3,880 | $95 under E-5 |
| Ocean Beach | 7 min drive · ZIP 92107 | $4,200 | $225 over E-5 · covered by O-3 |
| Bay Park | 7 min drive · ZIP 92110 | $4,310 | $335 over E-5 · covered by O-3 |
| Downtown | 8 min drive · ZIP 92101 | $5,420 | $902 over O-3 |
| Pacific Beach | 10 min drive · ZIP 92109 | $4,610 | $92 over O-3 |
Camp Pendleton rates
Camp Pendleton (Main Gate, I-5)
E-5 BAH w/ deps $3,963 · O-3 BAH w/ deps $4,659 · 3BR rent (HUD)
| Neighborhood | Drive and ZIP | 3BR rent (HUD) | vs. BAH |
|---|---|---|---|
| Oceanside Coastal | 4 min drive · ZIP 92054 | $3,500 | $463 under E-5 |
| Oceanside Mission | 6 min drive · ZIP 92058 | $3,840 | $123 under E-5 |
| Carlsbad Village | 8 min drive · ZIP 92008 | $4,310 | $347 over E-5 · covered by O-3 |
| Carlsbad Calavera | 10 min drive · ZIP 92010 | $4,840 | $181 over O-3 |
| Oceanside East | 12 min drive · ZIP 92056 | $4,390 | $427 over E-5 · covered by O-3 |
| Vista Central | 12 min drive · ZIP 92083 | $3,700 | $263 under E-5 |
Camp Pendleton rates
Camp Pendleton (San Luis Rey Gate, Hwy 76)
E-5 BAH w/ deps $3,963 · O-3 BAH w/ deps $4,659 · 3BR rent (HUD)
| Neighborhood | Drive and ZIP | 3BR rent (HUD) | vs. BAH |
|---|---|---|---|
| Oceanside North | 4 min drive · ZIP 92057 | $4,000 | $37 over E-5 · covered by O-3 |
| Oceanside Mission | 9 min drive · ZIP 92058 | $3,840 | $123 under E-5 |
| Oceanside East | 10 min drive · ZIP 92056 | $4,390 | $427 over E-5 · covered by O-3 |
| Oceanside Coastal | 11 min drive · ZIP 92054 | $3,500 | $463 under E-5 |
| Vista Central | 12 min drive · ZIP 92083 | $3,700 | $263 under E-5 |
| Carlsbad Calavera | 14 min drive · ZIP 92010 | $4,840 | $181 over O-3 |
VA home loans
The VA loan, in three numbers
No loan cap
With full entitlement VA doesn’t cap the loan; your lender decides, up to the appraised value or price.
Funding fee 2.15%
First use with under 5% down (1.5% with 5%+, 1.25% with 10%+; 3.3% after first use). Exempt with VA disability compensation, Purple Heart on active duty, or DIC.
Condo check
VA appraisals check minimum property requirements, and condos must be in a VA-approved complex. I check both before we offer.
PCS playbook
Before you report
Lease with orders in mind
The SCRA lets you end a residential lease with written notice and a copy of PCS orders. Ask for a military clause anyway.
Plan the house-hunting trip
Send me your report date, BAH and must-haves: I’ll line up a tour schedule (or live video tours) before you land.
Talk to the Housing Service Center
Check in before signing anything; they keep rental listings and can review a lease.
Orders in hand?
Send me your report date, rank and must-haves.
I’ll match neighborhoods to your BAH and commute, line up tours (in person or live video), and keep the timeline on track around your orders.
How it works here
Buying in San Diego, step by step
Sign a buyer agreement
Since August 2024 a written agreement with your agent comes before touring. It spells out how your agent is paid.
Offer on the C.A.R. contract
California’s standard purchase agreement. Your offer sets price, terms and contingency windows.
17 days to investigate
The standard contract gives buyers 17 days for inspections, with set windows for appraisal and loan: all negotiable.
Close in about 30 days
Escrow commonly runs ~30 days. Prop 13 sets tax at 1% of price plus local assessments; ask about Mello-Roos.
Renting first?
What landlords expect
Deposit capped
Most California landlords can charge no more than one month’s rent as a deposit (AB 12, July 2024).
Be ready to apply
Proof of income (often 2.5–3× rent) and a credit check. Good listings move in days.
Lease first, buy later
A 6–12 month lease while you learn the area is common. I’ll help you compare by commute.
Landing checklist
Your first 20 days
CA driver’s license within 10 days of residency
Register your vehicle within 20 days (CA DMV)
Power & gas: SDG&E · water/trash: your city
Update USPS, HR, banks, IRS (Form 8822)
Register to vote at sos.ca.gov
Can’t fly in to look?
I’ll walk you through homes on a live video tour.
Shortlist two or three neighborhoods from this guide and send them over: I’ll line up tours of homes or rentals that fit your budget and commute.
About this data
Data as of October 2026. Home prices: median of homes sold in each ZIP in the last 180 days (Redfin sold-home data); fewer than 5 sales shows “n/a”. Rents: HUD FY2027 Small Area Fair Market Rents (40th-percentile rent including utilities; * = HUD’s county-wide figure). Drive times: OpenStreetMap routing from the center of each ZIP, no traffic: check your commute hour on a map app. Not an appraisal; prices change.
Want help picking a neighborhood?
Send me your budget, commute and must-haves and I'll match them to neighborhoods and line up tours, in person or on a live video call.