Base Housing vs. Buying a Home: Which is the Best Choice for Military Families?

Should you live on base or off base when moving to camp lejeune

For military families, one of the biggest decisions during a PCS move is whether to live in base housing or buy a home nearby. Both options have their advantages and drawbacks, and the right choice depends on factors like financial goals, lifestyle preferences, and long-term plans.

If you’re stationed at Camp Lejeune, NC, or any other military installation, this guide will help you navigate the pros and cons of living on base vs. buying a home so you can make the best decision for your family.

 

Section 1: Understanding Base Housing

🔹 What is Base Housing?

Base housing consists of government-owned or privatized communities located on or near military installations. At Camp Lejeune, privatized housing is managed by:

Base housing is funded through the Basic Allowance for Housing (BAH), meaning your rent is automatically deducted. However, availability varies based on rank, family size, and demand.

📌 Check Camp Lejeune housing wait times: Click here

✅ Pros of Living in Base Housing

  1. Convenience – Short commute to work, access to commissary, PX, and on-base amenities.
  2. No Out-of-Pocket Costs – Rent and utilities are covered by BAH.
  3. Security & Community – Gated access and a built-in military support system.
  4. No Maintenance Hassles – Repairs and maintenance are handled by housing management.
  5. Good for Short-Term PCS Assignments – Avoid the stress of buying and selling a home.

❌ Cons of Living in Base Housing

  1. Limited Availability – Long waitlists at some duty stations.
  2. Lack of Privacy & Space – Small yards, shared walls, and strict neighborhood rules.
  3. BAH Trade-Off – Your full BAH goes to rent, meaning no potential savings or investment.
  4. Rules & Restrictions – Regulations on pets, visitors, and home modifications.
  5. PCS Transition Delays – May need to wait for housing to become available.
  6. Lack of Separation Between Work & Home – Living on base means your neighbors and community are also servicemembers.

Section 2: Understanding Home Buying Near Base

🔹 What Does Buying a Home Near Base Involve?

Buying a home near a military base, such as Camp Lejeune, means purchasing property within commuting distance to the installation. Many service members use VA loans to buy homes because they offer:

  • 0% down payment
  • No private mortgage insurance (PMI)
  • Lower interest rates

✅ Pros of Buying a Home Near Base

  1. Building Equity & Long-Term Wealth – Instead of paying rent, you invest in your property.
  2. VA Loan Benefits – Enjoy homeownership with minimal upfront costs.
  3. More Freedom & Privacy – Customize your home and avoid base housing rules.
  4. Potential Rental Income – Convert your home into a rental property if you PCS.
  5. Tax Benefits – Mortgage interest deductions and property tax write-offs.

📌 Find VA loan homes in Onslow County, NC with a military-friendly real estate agent in Jacksonville, NC!

❌ Cons of Buying a Home Near Base

  1. Market Risk – Home values can fluctuate, impacting resale potential.
  2. Upfront Costs – Closing costs, maintenance, and unexpected repairs.
  3. PCS Challenges – You may need to sell or rent out the home when relocating.
  4. Longer Commute – Some off-base areas have heavy traffic during peak hours.
  5. HOA & Local Regulations – Some neighborhoods have restrictions and extra fees.

Section 3: Key Factors to Consider When Choosing

How Long Will You Be at This Duty Station?

The length of your Permanent Change of Station (PCS) orders is one of the most important factors when deciding between base housing vs. buying a home.

➡️ Short Tours (Under 2 Years): Base Housing May Be the Best Choice

If you’re only going to be at a duty station for a short period (less than two years), base housing might be the most convenient option. Here’s why:

  • No Home Buying or Selling Hassle – Closing on a home, getting settled, and then preparing to sell or rent it out in just a short period can be stressful.
  • Avoid Market Uncertainty – In a short timeframe, home values may not appreciate enough to make selling profitable. If the market declines, you could lose money.
  • No Property Management Stress – If you buy a home and have to PCS, you’ll need to either sell it or find renters, which can be a hassle if you’re moving overseas or to a remote location.
  • Smoother PCS Moves – Living on base means you won’t have to deal with selling a home, breaking a lease, or finding renters when you receive new orders.

📌 Best for: Service members on unaccompanied tours, short assignments, or those uncertain about their future military career.

➡️ Longer Tours (2+ Years): Buying a Home Could Be a Good Investment

If you know you’ll be stationed in an area for at least two (+) years, buying a home could be a great long-term financial decision. Here’s why:

  • More Time to Build Equity – The longer you own your home, the more likely you are to benefit from property appreciation.
  • Lower Overall Housing Costs – Instead of spending your Basic Allowance for Housing (BAH) on base housing rent, you’ll be building ownership in your home.
  • Rental Income Potential – If you PCS, you could rent the home to other military families and generate passive income.
  • More Stability for Your Family – No worrying about PCS-related base housing availability, moving schools, or adjusting to new communities.

📌 Best for: Service members on long-term assignments, those planning to stay in the area post-military, or those interested in real estate investment.

 Financial Goals & Stability

Understanding your financial situation is crucial when weighing the decision between military housing vs. buying a home.

➡️ Are You Comfortable With Homeownership Costs?

Homeownership comes with several upfront and recurring costs that don’t exist in base housing. These include:

  • Down Payment (unless using a VA loan, which requires $0 down)
  • Closing Costs (typically 2-3% of the home price)
  • Property Taxes & Insurance
  • Maintenance & Repairs (unlike base housing, where maintenance is covered)

If you’re financially stable and comfortable handling these costs, buying a home could be a smart investment. But if money is tight, base housing might be a better short-term solution.

➡️ Do You Want to Build Equity and Invest in Real Estate?

Owning a home allows you to build wealth over time. If your long-term goal is financial security, buying real estate could be an excellent strategy, especially with the benefits of a VA loan (0% down, no PMI).

  • If the housing market is strong, you may gain equity and profit when selling.
  • If the market declines, you may have to rent out the property rather than sell.

📌 Best for: Those looking to build long-term financial security and capitalize on military homeownership benefits.

Family & Lifestyle Needs

Your housing decision should also reflect your personal preferences, family needs, and lifestyle goals.

➡️ Do You Prefer the Convenience of Base Housing?

Living on base offers:
✔️ Shorter Commutes – No traffic concerns when getting to work.
✔️ Close-Knit Military Community – Support from fellow service members and families.
✔️ Easy Access to Amenities – Commissary, PX, medical facilities, schools, and gyms.
✔️ No Surprise Costs – Housing and utilities are covered.

However, base housing also has restrictions on home modifications, visitors, and even pet ownership. If you prefer privacy, freedom, and more space, off-base living may be a better fit.

➡️ Do You Want the Freedom of Homeownership?

Buying a home allows you to:
✔️ Personalize Your Space – No restrictions on painting, renovations, or yard use.
✔️ Choose the Right School District – Off-base schools may offer better educational opportunities.
✔️ Create Stability for Your Family – PCS moves can be disruptive, but owning a home provides continuity.
✔️ Enjoy More Privacy & Independence – No base regulations on guests, noise levels, or parking.

📌 Best for: Families seeking more space, privacy, and a stable environment outside of military housing restrictions.

🔹 Market Conditions & Investment Potential

The local real estate market plays a big role in whether buying a home near base is a smart financial move.

➡️ Are Home Values Increasing in the Area?

  • If property values are steadily rising, you can sell for a profit when you PCS.
  • If the market is unstable, selling might be difficult, and you could lose money.
  • Research past appreciation trends and future market projections before buying.

📌 Tip: A military-friendly real estate agent in Jacksonville, NC, can help you evaluate market conditions near Camp Lejeune.

➡️ Can You Rent Out the Home If You Move?

If selling isn’t an option when you PCS, renting your home can generate passive income. Consider:

  • Is there demand for rental properties?
  • Will rent cover the mortgage and maintenance costs?
  • Are property management services available?

Some military families successfully turn their home into an investment property, while others find managing a rental from afar challenging.

📌 Best for: Service members looking to build wealth through rental income or those planning to return to the area after military service.

📌 Here’s 15 of Some of the Best neighborhoods for military families in Eastern NC Near Camp Lejeune (not in any particular order):

  1. The Preserve at Tidewater (Sneads Ferry, NC)
  2. Mimosa Bay (Sneads Ferry, NC)
  3. The Landing at Mill Creek (Sneads Ferry, NC)
  4. Oyster Landing (Sneads Ferry, NC)
  5. Halls Creek North (Swansboro, NC)
  6. Forestbrook (Swansboro, NC)
  7. Marsh Harbour (Cedar Point, NC)
  8. Peytons Ridge (Hubert, NC)
  9. Kingsbridge II (Hubert, NC)
  10. Carolina Forest (Jacksonville, NC)
  11. Sterling Farms (Jacksonville, NC)
  12. Southwest Plantation (Jacksonville, NC)
  13. Williamsburg Plantation (Jacksonville, NC)
  14. Stateside (Jacksonville, NC)
  15. Wedgewood (Jacksonville, NC)

Making the Right Choice for You

There’s no one-size-fits-all answer to “Should I buy or rent near base?” The decision depends on your PCS timeline, financial goals, and lifestyle preferences.

  • If convenience, stability, and no maintenance are top priorities → Base housing might be best.
  • If you want to build equity, invest, and gain more control over your living space → Buying a home is a smart choice.

📌 Need PCS relocation help near Camp Lejeune? Connect with a military-friendly real estate agent in Jacksonville, NC, to explore VA loan homes in Onslow County, NC!

Ready to make a move? Contact us today for expert guidance! 🚀