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First Time Home Buyer Guide
First time buying a home? It can seem overwhelming. Check out our free first time home buyer guide to understand the process.
VA Loan Guide
Don’t overpay using your VA loan, make the VA Loan work for you! Download our free VA Loan guide to learn more about the VA loan and how it can work for you.
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BAH Calculator
Use the BAH calculator below to find your 2025 BAH rates. Enter your pay grade, dependent status and duty station ZIP code to see your monthly and annual BAH amount.
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3/26/2026
Cost of Living in St. Louis for Military Families
If you just received PCS orders to Scott Air Force Base or you are transitioning out of the military and looking for an affordable place to put down roots, St. Louis deserves a serious look. While housing costs across much of the country have climbed sharply since 2020, the St. Louis metro area remains one of the most budget-friendly major metros in the United States. Here is how St. Louis compares to other cities on the costs that matter most to military families, and why your Basic Allowance for Housing (BAH) goes further here than at most duty stations. Housing Costs: Where St. Louis Stands Out Housing is usually the biggest line item in any family budget, and this is where St. Louis gives military buyers a clear advantage. According to Redfin, the median home sale price in St. Louis County was roughly $250,000 as of early 2026. Compare that to the national median of about $405,000 reported by the U.S. Census Bureau and HUD for Q4 2025, and the savings become clear. Here is a snapshot of how St. Louis's median home prices stack up against other popular military and metro areas: St. Louis Metro: ~$250,000 Chicago: ~$350,000 Denver: ~$550,000 Austin: ~$450,000 Los Angeles: ~$900,000+ For a military family relocating from a high-cost area like Denver or Southern California, purchasing a home in St. Louis could mean spending half as much or less while still enjoying a major metro lifestyle with professional sports, world-class parks, and a thriving food scene. This affordability is especially powerful for first-time buyers, families using their VA Loan benefit, and service members looking to build long-term wealth through real estate. BAH at Scott AFB: Your Housing Dollar Goes Further Scott Air Force Base sits about 25 miles east of downtown St. Louis in the Metro-East region of southern Illinois. The base is home to U.S. Transportation Command and Air Mobility Command and employs roughly 12,000 military and civilian personnel. For 2026, BAH rates at Scott AFB increased by 5.9 percent, which was one of the higher jumps among Air Force installations this year, according to Military.com. An E-5 with dependents receives about $1,542 per month, while an O-3 with dependents receives about $2,208 per month. Because the Metro-East area's cost of living runs well below the national average, many families find that their BAH comfortably covers a mortgage payment with room left over for savings. That is not something you can say at most major installations. If you are PCSing to Scott AFB and want to learn more about homebuying timelines, check out the VeteranPCS guide on preparing for a PCS move. Ready to see what your BAH can buy near Scott AFB? Connect with a VeteranPCS agent who knows the Metro-East market inside and out. Rent Prices: Savings for Families Not Ready to Buy Renters also benefit from St. Louis affordability. Average monthly rent for a two-bedroom apartment in the St. Louis area typically runs around $1,300, which is well below what you would pay in Chicago, Denver, Austin, or coastal cities where two-bedroom apartments can easily exceed $2,000 to $3,000 per month. For military families who prefer to rent during a shorter assignment or want to get the lay of the land before buying, this means more money in your pocket each month. If you are weighing whether to rent or buy, understanding how a zero-down VA Loan works can help you make an informed decision. Everyday Living Costs Housing is not the only area where St. Louis is affordable. Compared with many large metropolitan areas, the region generally has lower grocery costs, more affordable transportation, budget-friendly dining and entertainment, and lower parking expenses downtown and near popular attractions. Many residents find their overall cost of living runs roughly 15 to 30 percent lower than in other major U.S. cities, which can make a real difference for military families managing a budget on a service member's pay. What You Get for Your Money: Quality of Life in St. Louis Affordability alone is not what makes St. Louis appealing. The city also offers a quality of life that punches well above its price tag. Some highlights for military families include Forest Park, one of the largest urban parks in the country with free attractions like the St. Louis Zoo, the St. Louis Art Museum, and the Missouri History Museum. The region also has major professional sports teams, a nationally recognized craft brewery and food scene, and historic neighborhoods with character and architectural charm. Military families stationed at Scott AFB can reach downtown St. Louis in about 25 to 30 minutes, giving you easy access to all of these amenities while living in a quieter, family-friendly suburban area. Popular neighborhoods near the base include O'Fallon, Shiloh, Belleville, and Mascoutah, all of which offer strong schools and newer housing options. Using Your VA Loan in the St. Louis Market The St. Louis market is especially well suited for military buyers using their VA home loan benefit. With median prices far below the national average, VA buyers can often purchase a larger home with zero down payment while keeping their monthly payment manageable. Here is why this market and the VA Loan are a strong combination: No down payment required. The Department of Veterans Affairs backs VA Loans so eligible borrowers can buy with nothing down, which means more of your savings stays in your pocket. No private mortgage insurance. Unlike conventional loans with less than 20 percent down, VA Loans do not require PMI, saving you hundreds of dollars per month. Competitive interest rates. VA Loans frequently offer lower rates than conventional options, and those savings add up significantly over a 30-year term. BAH coverage. With Scott AFB BAH rates and St. Louis home prices, many service members can cover their full mortgage payment with their housing allowance alone. Missouri also offers veteran-friendly tax policies that can further reduce the cost of homeownership. If you are new to VA Loans, start with the VeteranPCS guide on VA Loan eligibility requirements to make sure you are ready to go when you find the right home. For service members who already own a home and are PCSing to Scott AFB, you may be able to use your VA Loan more than once or even hold two VA Loans simultaneously, which can open the door to building a rental property portfolio. Why Buyers and Investors Are Paying Attention to St. Louis Several trends are driving growing interest in the St. Louis housing market heading into 2026. Remote workers are relocating from higher-cost states and stretching their paychecks. Investors are purchasing rental properties because of strong yields in an affordable market. And families are finding that they can buy larger, newer homes here for the same price as a small condo in a coastal city. Market analysts project steady, moderate home price growth of roughly two to four percent in 2026, according to Zillow forecasts cited by Norada Real Estate. That kind of stability, combined with affordability, makes St. Louis an attractive option for military families looking to build equity and long-term financial security. Connect with a VeteranPCS Expert in the St. Louis Area Whether you are PCSing to Scott Air Force Base, transitioning out of the military, or simply looking for an affordable market where your VA Loan benefit goes the furthest, St. Louis is worth serious consideration. The combination of low housing costs, strong BAH coverage, a high quality of life, and a stable real estate market makes this metro one of the best-kept secrets for military homebuyers. Connect with a VeteranPCS real estate agent in the St. Louis area who understands military life, VA Loans, and the local market. Let us help you find your next home. Share this guide with your military network to help other families discover what St. Louis has to offer.
3/2/2026
Greater Phoenix Valley: A Guide for Military Veterans
The Greater Phoenix Valley continues to attract military veterans and active-duty service members at every career stage. From those currently stationed at Luke Air Force Base to highly skilled veterans transitioning into civilian leadership roles, the region offers a unique blend of affordability, economic growth, and community infrastructure that supports long-term settlement for individuals and families alike. Whether you are PCSing to Luke AFB or choosing where to put down roots after your service, Phoenix and its surrounding cities deserve a close look. If you are still in the early stages of your move, the VeteranPCS Ultimate PCS Checklist can help you plan every step of the way. Tax Advantages That Benefit Military Households Arizona provides meaningful financial advantages for military families. Active-duty military pay is exempt from Arizona state income tax, and the state does not tax military retirement income. According to the Arizona Department of Revenue, these policies can significantly reduce your cost of living and create additional flexibility for homeownership, investment, and retirement planning. These tax benefits are especially valuable for veterans moving into second careers or private practice. Combined with Arizona's relatively low property tax rates, the financial picture for military families in the Phoenix area is compelling. If you are considering buying a home with your VA loan benefit, understanding VA loan eligibility requirements is a smart first step. You can also learn how a zero-down VA loan works to maximize your purchasing power. A Strong Job Market for Experienced Veterans The Valley's economy is especially attractive to senior-level veterans, including physicians, attorneys, engineers, and executives. A strong and diverse job market offers opportunities across expanding healthcare systems, microchip manufacturing, technology and aerospace firms, legal and financial services, and engineering-driven industries. Well-known companies like Boeing, Northrop Grumman, GoDaddy, and Phoenix Defense bring major employment opportunities for veterans across the region. The Department of Labor's Veterans' Employment and Training Service provides additional resources for veterans entering the civilian workforce. Arizona's growing defense and technology sectors make the Phoenix Valley one of the most promising job markets in the country for military-experienced professionals.Neighborhoods That Fit Every Lifestyle The Greater Phoenix Valley spans a wide range of communities, each with its own character and advantages. Communities like Scottsdale, Gilbert, and Paradise Valley are well known for their professional networks, high-quality schools, and upscale housing options. These areas attract veterans who are established in their civilian careers and looking for strong resale value and top-rated school districts. Ready to explore your options? Connect with a VeteranPCS real estate agent who specializes in helping military families find the right neighborhood. West Valley cities like Surprise, Goodyear, Litchfield Park, and Buckeye provide convenient access to Luke AFB and growing employment centers. These areas offer newer construction, larger lots, and more affordable price points, making them popular with active-duty families who want space and value without a long commute to base. Use the VeteranPCS BAH Calculator to estimate your Basic Allowance for Housing (BAH) for the Phoenix area and see what you can afford. In many cases, your BAH can cover a mortgage on a property that builds equity rather than paying rent. Lifestyle and Quality of Life Beyond career and financial considerations, the Greater Phoenix Valley offers an exceptional lifestyle. With over 300 days of sunshine each year, mild winters, and year-round outdoor recreation, the region supports a healthy and active way of life. Hiking, golf, mountain biking, and water sports are all accessible within a short drive from most Valley neighborhoods. The area is also home to strong veteran support organizations, including local Veterans Affairs medical facilities and community groups that help veterans transition into civilian life. Combined with a wide range of housing opportunities, from family-friendly neighborhoods to high-end estates, the Valley remains a compelling place for veterans to put down roots. Start Your Home Search in the Phoenix Valley Whether you are an active-duty service member heading to Luke AFB or a veteran choosing where to build your next chapter, the Greater Phoenix Valley offers the career opportunities, financial advantages, and quality of life that military families value most. If you are preparing for a move to Arizona, connect with a VeteranPCS real estate expert who understands military relocation and the local market. You may also qualify for money back at closing through the VeteranPCS bonus program. Learn more about the benefits of your VA loan and how it can help you buy with zero down payment. Share this guide with fellow veterans and military families considering a move to Arizona.
2/2/2026
Best Places to Live Near Philadelphia Military Bases
If you are PCSing to Southeast Pennsylvania or transitioning out of the military, the Philadelphia and Delaware County area deserves a serious look. The region offers a strong mix of urban energy, suburban comfort, and walkable communities with reliable access to highways, public transit, healthcare, and job centers. Military personnel in this area are commonly connected to Naval Support Activity Philadelphia at the Navy Yard, Joint Base McGuire-Dix-Lakehurst in New Jersey, or nearby reserve and National Guard units. Choosing where to live is one of the biggest decisions during any Permanent Change of Station (PCS) move. The good news is this region gives you plenty of options at a variety of price points. If you are just starting to plan your relocation, the VeteranPCS Ultimate PCS Checklist can help you stay organized from start to finish. Delaware County: Affordable Suburbs With Easy Commutes Delaware County, often called "Delco," sits just southwest of Philadelphia and has become a go-to area for military families looking for value and convenience. Communities like Ridley Township, Glenolden, and Havertown are popular thanks to their proximity to I-95, I-476, and SEPTA regional rail lines. These connections make commuting into Philadelphia or across county lines manageable, even during peak traffic. These neighborhoods also provide easy access to shopping centers, parks, and everyday amenities that matter to families settling into a new area. Housing options range from older rowhomes and twin-style homes to detached single-family properties, so there is something for most budgets.Media, PA: A Walkable Downtown With Suburban Appeal Media is another top pick for relocating military families. Known as "Everybody's Hometown," this borough features a walkable downtown filled with restaurants, local shops, and community events throughout the year. Families enjoy the small-town feel while staying within easy driving distance of Philadelphia and nearby military work locations. If you are thinking about using your VA loan benefit to purchase a home in this area, understanding how a zero-down VA loan works can help you plan your budget and get pre-approved before your move. Swarthmore and Wallingford: Commuter-Friendly and Family-Oriented Both Swarthmore and Wallingford sit along the SEPTA Media/Elwyn regional rail line, making them ideal for service members who commute into Philadelphia or across state lines into New Jersey. These communities are known for tree-lined streets, strong neighborhood character, and access to major roadways like I-476 and Route 1. For families with school-age children, both communities offer access to well-regarded public and private school options. Resources like GreatSchools.org can help you compare ratings and programs as part of your housing search. Philadelphia Neighborhoods: City Living Close to Base Within Philadelphia itself, neighborhoods like South Philadelphia and Northeast Philadelphia provide convenient access to the Navy Yard and major highways. South Philly puts you close to stadiums, waterfront dining, and the Italian Market, while Northeast Philly offers more space, quieter streets, and a suburban feel inside city limits. City living works well for service members who want a short commute and access to dining, entertainment, and cultural attractions without needing a car for everything. Philadelphia's SEPTA bus and subway system connects most of these neighborhoods to the rest of the metro area. Ready to explore your housing options near Philadelphia? Connect with a VeteranPCS agent who knows the local market and understands military timelines.Things to Do Near Philadelphia Military Installations Beyond housing, the Philadelphia area offers plenty to keep you busy during your time off. Whether you are single, a couple, or a family, the region has something for everyone. Delaware County features great outdoor spaces like Ridley Creek State Park, which offers hiking, biking, fishing, and picnicking across miles of trails. John Heinz National Wildlife Refuge near the Philadelphia airport is another popular spot for walking trails and bird-watching, just outside city limits. Philadelphia itself is rich with history and culture. Landmarks like Independence Hall and the Liberty Bell make great weekend outings, and the city's museum scene includes the Philadelphia Museum of Art, the Franklin Institute, and the Please Touch Museum for younger kids. Sports fans can catch Eagles, Phillies, 76ers, or Flyers games year-round at the South Philadelphia sports complex. The dining scene across both Philadelphia and Delaware County is diverse and growing, from neighborhood cheesesteak spots to upscale restaurants. Seasonal festivals, farmers markets, and community events pop up throughout the year, making it easy to get involved in local life. If you are weighing whether to rent or buy during your assignment, remember that your Basic Allowance for Housing (BAH) can often cover a mortgage payment in this area. Use the VeteranPCS BAH Calculator to estimate your allowance and see what you can afford. Understanding your PCS entitlements and benefits can also help you budget for moving expenses. Start Planning Your Move to Philadelphia The Philadelphia and Delaware County region gives service members and veterans the flexibility to choose a home that fits their lifestyle, commute, and long-term goals. With strong transportation networks, diverse neighborhoods, and access to military support resources, this area is well-suited for military families at every stage. If you are preparing for a PCS to the Philadelphia area, connect with a VeteranPCS real estate agent who specializes in helping military families find the right home. You could also receive money back at closing through the VeteranPCS bonus program. Share this guide with your military network to help others plan their move to the Philadelphia area.
PCS Frequently Asked Questions
Am I disqualified if I have a bankruptcy or foreclosure on record?
How do I know how much I’m qualified for with a VA Loan?
How Many Times Can I Use My VA Home Loan Benefit?
Are There Closing Costs Associated with a VA Loan?
Can I Have Two VA Loans?
How do I apply for a VA guaranteed loan?
Employment
Transitioning Military
Hiring Our Heroes (HOH) connects the military community—service members, military spouses, and veterans —with American businesses to create economic opportunity and a strong and diversified workforce.
Hire Heroes USA provides free job search assistance to U.S. military members, veterans and their spouses, and we help companies connect with opportunities to hire them.
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Josean Marin
Jason and the VeteranPCS team were amazing! They were with us every step of our home purchase and made sure all of our needs and wants were met. They helped us find our forever home, and we couldn’t be more grateful. I wouldn’t recommend anyone else—thank you for everything!
T.J. Mackiewicz
Vetpcs is awesome and made things very easy, gracias!!
Moving your life resources
Offers military spouses and veteran- owned small businesses
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Calculate the Basic Allowance for Housing (BAH) amount you will receive at your next duty station based on location, pay grade, and dependency status.
active duty and veteran military spouse business owners tools and resources
The leading free, comprehensive, user- friendly directory of businesses owned by military veterans
It’s time to course correct. Veteran entrepreneurship rates plummeted in the 20th century.
VeteranPCS Trusted Resources
Trusted veteran and military spouse owned resources, businesses and organizations.
PCS Frequently Asked Questions
Am I disqualified if I have a bankruptcy or foreclosure on record?
How do I know how much I’m qualified for with a VA Loan?
How Many Times Can I Use My VA Home Loan Benefit?
Are There Closing Costs Associated with a VA Loan?
Can I Have Two VA Loans?
How do I apply for a VA guaranteed loan?
Together we'll make it home. Veteran & Military Spouse Real Estate Agents and VA Loan Experts You Can Trust
