Bases: Fort Campbell · NSA Mid-South · Arnold AFB · $0 down VA · Disabled Veteran property tax relief · Call Mike (480) 296-6513

Tennessee VA Loan, BAH Calculator

Pick your base, pick your rank, see what home your 2026 BAH actually covers, including the Tennessee utility reality most estimates skip.

By Mike Certo, NMLS #260555:

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Tennessee VA Loan, BAH Calculator

Your Situation

Your Base & Rank
2026 BAH: $1,815 / month
The Home
Tennessee summer A/C and winter heat are real and change what BAH covers, we build them in.
Enter an estimate for planning. Mike will confirm your actual rate on a quick call.
Franklin / Brentwood / Murfreesboro master-planned typically $80-180/mo. Older neighborhoods often $0.

Your Result

Pick your base and rank to see your number.

BAH questions Tennessee buyers ask

Does BAH count as income for a VA loan?

Yes. Lenders count Basic Allowance for Housing as effective income for VA qualification, and because BAH is non-taxable it carries full weight in the math. PCS'ing in to a Tennessee base? Lenders can qualify you on your gaining station's BAH with valid orders. The calculator above starts from your actual 2026 rate by base and rank.

How much house can I afford at Fort Campbell on BAH?

An E-5 with dependents draws $1,815 per month at Fort Campbell (KY106 MHA, which covers the Clarksville side) in 2026, per the official DoD tables. Millington/Memphis runs $2,154, Nashville $2,268, and Arnold AFB $1,425 for the same grade. Run your rank above, the base you pick moves the answer more than anything else.

Does it matter if I buy on the Kentucky or Tennessee side of Fort Campbell?

For BAH, no, both sides sit in the same KY106 housing area, so the rate is identical. For your paycheck, yes: Tennessee has no state income tax, while Kentucky taxes wages, which is why many Fort Campbell families shop Clarksville and Montgomery County first.

2026 BAH rates from DoD published rates effective Jan 1, 2026. Property tax estimates use 2026 effective rates by TN county. Utility estimates are Tennessee-typical ranges (summer cooling + winter heating); your actual will vary by home size and habits. Funding fee per VA Lenders Handbook 2026, waived for Veterans receiving or entitled to receive VA disability compensation. Calculator is educational, not a loan commitment. Mike Certo NMLS #260555 · Cornerstone First Mortgage NMLS #173855 · Equal Housing Lender.