Moving to Joint Base Elmendorf-Richardson
Housing, neighborhoods, schools, and 2026 BAH for families PCSing to Anchorage, Alaska.
Also known as: JBER, Elmendorf, Fort Richardson
Joint Base Elmendorf-Richardson, in Anchorage, Alaska, combines an Air Force base and an Army post supporting Arctic and Pacific missions. Families PCSing here live in Anchorage or nearby Eagle River and Chugiak, drawn by no state income tax and an annual Permanent Fund Dividend, though the cost of goods and long winters are real factors.
Last updated: 2026-07-19
Should you live on base or off base at Joint Base Elmendorf-Richardson?
On-base housing is popular given Anchorage prices and harsh winters, with waitlists on larger homes. Off-base, Eagle River is the family favorite with strong schools and a short commute, Anchorage neighborhoods like Muldoon and Government Hill sit closest to the gates, and Chugiak offers more space north of the city. Alaska has no state income tax.
Where do military families live near Joint Base Elmendorf-Richardson?
Families PCSing to Joint Base Elmendorf-Richardson most often settle in Eagle River, Anchorage, Chugiak. The table below shows typical rents, home prices, and drive time to the gate for each.
| Area | 3-bed rent | Home prices | To gate | Notes |
|---|---|---|---|---|
| Eagle River | $1,600-$2,200 | $350k-$480k | 15-25 min | Family favorite with strong schools and a short northern commute. |
| Anchorage (Muldoon / Government Hill) | $1,500-$2,100 | $320k-$450k | 5-15 min | Closest neighborhoods to the base gates. |
| Chugiak | $1,650-$2,300 | $360k-$500k | 20-30 min | More space and a rural feel north of Eagle River. |
Rent and home-price ranges are typical local market estimates as of 2026-07-19, not official listings. See our methodology.
How much is 2026 BAH at Joint Base Elmendorf-Richardson?
Basic Allowance for Housing (BAH) at Joint Base Elmendorf-Richardson is set by the AK404 (Anchorage, AK) military housing area. Rates below are monthly, by pay grade, for 2026.
| Pay grade | With dependents | Without dependents |
|---|---|---|
| E-5 | $2,874 | $2,157 |
| E-7 | $3,045 | $2,283 |
| O-3 | $3,360 | $2,643 |
Source: DoD/DTMO 2026 BAH rate table (travel.dod.mil), effective January 1, 2026.
Calculate BAH for any pay grade at Joint Base Elmendorf-Richardson →
See how Joint Base Elmendorf-Richardson ranks in the 2026 BAH rankings →
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Get my free quotesWhat schools are near Joint Base Elmendorf-Richardson?
| School | Level | District | Town |
|---|---|---|---|
| Eagle River High School | High | Anchorage School District | Eagle River |
| Gruening Middle School | Middle | Anchorage School District | Eagle River |
| Ursa Major Elementary | Elementary | Anchorage School District | JBER |
Joint Base Elmendorf-Richardson PCS FAQ
What should families know before PCSing to JBER in Alaska?
Expect long, dark winters and a higher cost of goods than the Lower 48, since much is shipped in. On the plus side, Alaska has no state income tax and pays residents an annual Permanent Fund Dividend. Many families live in Eagle River for its schools, or on base to simplify the first Alaskan winter.
Is Eagle River a good area for JBER families?
Yes. Eagle River is the most popular off-base choice for families, with well-regarded schools, a short 15 to 25 minute commute to the gates, and easy access to the outdoors. Anchorage neighborhoods like Muldoon sit closer to base, and Chugiak offers more space for those wanting a rural feel.
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