For military families PCSing to Camp Lejeune or New River in late 2025, the path of least resistance is often on-base housing. It’s convenient, the utilities are included, and the commute is five minutes.

But in the current economic climate of Onslow and Pender counties, convenience comes with a massive price tag: 100% of your housing allowance.

With the 2025 Basic Allowance for Housing (BAH) rates seeing adjustments and local property values stabilizing, the math has shifted. Living on-base—or renting in Sneads Ferry—is no longer just a "safe" choice; it is potentially a wealth-killing one. Here is the financial reality of the "Rental Trap."

1. The "100% Tax" of On-Base Living

When you live in Atlantic Marine Corps Communities (AMCC) housing, they take all of your BAH (with dependent rate).

The Math: If you are an E-5 with dependents, your 2025 BAH is approximately $1,560/month. Over a standard 3-year tour, you will hand over $56,160 to privatized housing.

The Result: When you PCS out in 2028, you leave with $0. No equity, no appreciation, just a move-out inspection receipt.

2. The "Waitlist" Reality Check

Even if you want to live on base, you might not be able to. As of late 2025, wait times for popular neighborhoods like Berkeley Manor or Knox Landing can range from 2 to 14 months.

The Trap: Families often rent a temporary apartment in Jacksonville while waiting for a house. This double-move drains your savings and leaves you in limbo. Buying a home allows you to control your timeline and move in the day you arrive.

3. The Wealth Building Alternative: The Townhome Strategy

Many buyers assume they can't afford to buy because single-family homes in Hampstead are listing in the $400s. But the "Townhome Strategy" is the secret weapon for E-4s and E-5s.

The Inventory: In late 2025, we are seeing new construction townhomes in Sneads Ferry (areas like Cross Bridge Way or Sandy Cove) and Jacksonville listing between $215,000 and $250,000.

The Mortgage: Using a VA Loan (0% down) at current rates (~6.5%), the total monthly payment (PITI) on a $230,000 townhome is roughly $1,750.

The Delta: Yes, this is slightly over the E-5 BAH cap. However, unlike rent, approximately $300–$400 of that monthly payment goes toward principal paydown—money you are paying to yourself.

4. The "Exit Strategy" Profit

Let’s look at the 3-year forecast for that same townhome.

Appreciation: Even with a conservative 3% annual growth, that $230,000 home grows to ~$251,000 by the time you PCS.

Principal Paydown: You will have paid down roughly $12,000 of the loan balance.

The Check at Closing: When you sell in 2028, you walk away with roughly $33,000 in gross equity (before closing costs). Compare that to the $0 you get from base housing. That is the difference between a "Rental Trap" and a "PCS Nest Egg."

5. VA Loan Myths in 2025

Don't let old myths scare you.

• "I need perfect credit." VA loans are flexible, often approving scores down to 620.
• "I can't compete." In our stabilized market, sellers are accepting VA offers daily. We know how to structure them to win.
• "What if I get orders?" The rental market near the back gate (Hwy 172) is robust. Many of our clients choose to keep the home as a rental property, letting a tenant pay the mortgage while they move to their next duty station.

The Bottom Line

Your BAH is an investment capital allowance, not just rent money. Don't give it away to a landlord or a privatized housing company.

At Aspyre Realty Group, we specialize in helping military families transition from "renters" to "investors." We can show you the exact neighborhoods where your BAH buys you a future, not just a roof.