Davis-Monthan AFB PCS Guide: BAH Rates, Housing, Schools & Tucson Living

BLUF (Bottom Line Up Front)

Davis-Monthan AFB is home to the 355th Wing (A-10 Thunderbolt II operations) and the famous "Boneyard" (AMARG - world's largest aircraft storage facility). Tucson offers 350 days of sunshine, a thriving tech economy, University of Arizona presence, and Sonoran Desert outdoor recreation. BAH comfortably covers housing across the metro.

Key Numbers:

• BAH vs. Rent: Comfortable fit (E5 BAH covers median 3BR with buffer)
• Median 3BR Rent: $1,400/month (affordable desert living)
• School Quality: Target Catalina Foothills USD (9/10) or Marana USD (7/10), avoid Tucson USD (4/10)
• Cost of Living: 6% below national average (housing affordable, utilities higher due to A/C)
• Weather: 350 days of sunshine, 100°F+ summers, mild 60-70°F winters
• Major Mission: A-10 close air support, HH-60 rescue, EC-130 Compass Call, AMARG "Boneyard"

What This Guide Covers: Housing neighborhoods with real prices, school ratings by district, and Tucson living intel.

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Quick Facts

Installation Overview:

• Official Name: Davis-Monthan Air Force Base
• Location: Tucson, AZ (Pima County)
• Size: 11,000 acres (17 square miles)
• Population: 12,000 active duty + 15,000 family members
• Branch: Air Force (355th Wing, AMARG)
• Major Units: 355th Wing (A-10C), 563rd Rescue Group (HH-60), 55th ECG (EC-130H Compass Call), 309th AMARG (Boneyard)
• Climate: Hot desert summers (100-110°F May-September), mild winters (60-75°F November-March), 11 inches rain/year
• Nearest Major City: Tucson (metro: 1 million), Phoenix (115 miles north)

Want real-time data? This guide provides 2025 rates and static intel. For live housing prices, current school ratings, and personalized recommendations, use Base Navigator → (Premium)

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BAH Rates

Key Insight: BAH comfortably covers rent in all quality neighborhoods. Tucson's housing market is affordable—your BAH goes far here. Focus on Oro Valley, Catalina Foothills, or Marana for best schools and neighborhoods.

BAH rates sourced from Defense Finance and Accounting Service (DFAS), updated annually. See official source →

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Housing Neighborhoods (Ranked)

Top Tier: Best Value for Families

Oro Valley (Northwest Tucson)

• Median 3BR Rent: $1,600/month
• Commute: 25-30 minutes via I-10 North to Ina Rd exit
• Schools: Amphitheater USD (7/10) - solid middle schools
• Why It's Good: Master-planned communities, newer homes, family-friendly, resort-style living, hiking access, lower crime than central Tucson
• Watch Out: Longer commute during summer monsoon season (flash flooding on I-10)

Marana (Northwest Tucson)

• Median 3BR Rent: $1,450/month
• Commute: 30-35 minutes via I-10 North
• Schools: Marana USD (7/10) - strong elementary schools
• Why It's Good: Affordable, newer construction, growing tech corridor, close to Pinal Airpark, family neighborhoods
• Watch Out: Limited walkability, car-dependent, farther from base

Catalina Foothills (Northeast Tucson)

• Median 3BR Rent: $1,800/month (higher end)
• Commute: 20-25 minutes via Campbell Ave or Swan Rd
• Schools: Catalina Foothills USD (9/10) - best schools in Tucson
• Why It's Good: Top-rated schools, scenic Catalina Mountain views, upscale neighborhoods, close to hiking trails, lower crime
• Watch Out: Pricier than other areas, some older homes, competitive rental market

Live housing data: Base Navigator → shows current rental prices, school ratings, and commute times for all Tucson neighborhoods.

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Mid-Tier: Good Options

Rita Ranch (Southeast Tucson)

• Median 3BR Rent: $1,350/month
• Commute: 20-25 minutes via I-10 East to Rita Rd
• Schools: Vail USD (6/10) - decent elementary schools
• Why It's Good: Affordable, newer master-planned community, close to base, family-friendly
• Watch Out: Limited shopping/dining nearby, growing but still developing

Sahuarita (South of Tucson)

• Median 3BR Rent: $1,300/month
• Commute: 30-35 minutes via I-19 South
• Schools: Sahuarita USD (6/10) - average schools
• Why It's Good: Very affordable, newer homes, family neighborhoods, close to Titan Missile Museum
• Watch Out: Longer commute, limited entertainment options, growing area

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Avoid / Proceed with Caution

Central/Downtown Tucson

• Why to Avoid: Higher crime rates, older housing stock, Tucson USD schools (4/10 average), homeless population concerns, limited family amenities
• Exception: University of Arizona area acceptable for single Airmen (walkable, dining, nightlife)

South Tucson

• Why to Avoid: High crime, lower quality schools, industrial areas, not family-friendly

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On-Base Housing

Provider: Balfour Beatty Communities
Wait Time: 3-6 months for 3BR, 6-12 months for 4BR
Cost: Entire BAH (no cash pocketing)
Quality: 6/10 - Older homes (1950s-1980s), ongoing renovations, some units recently upgraded

Pros:

• Zero commute
• Utilities included (huge savings in Tucson summer A/C bills)
• Fenced yards
• Close to schools, commissary, BX
• No lawn maintenance

Cons:

• Dated interiors (older kitchens, bathrooms)
• Limited privacy (dense neighborhoods)
• Wait list for larger homes
• Balfour Beatty management issues reported
• You pay 100% of BAH (no savings opportunity)

Verdict: On-base makes sense if you want zero commute and included utilities. Off-base offers better quality and potential BAH savings in Tucson's affordable market.

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Schools

For live school ratings and zoning: Base Navigator → shows current GreatSchools ratings and district boundaries.

Best School Districts

Catalina Foothills USD (9/10)

• Coverage: Northeast Tucson (Catalina Foothills, Ventana Canyon, Skyline areas)
• Why It's Best: Top-rated schools in Tucson, strong academics, high college readiness, newer facilities
• Notable Schools: Catalina Foothills High School (9/10), Orange Grove Middle (8/10)
• Trade-off: Higher rent ($1,700-1,900/month), competitive housing market

Amphitheater USD (7/10)

• Coverage: Northwest Tucson (Oro Valley, Casas Adobes)
• Notable Schools: Amphitheater High School (7/10), Copper Creek Elementary (8/10)
• Strength: Solid middle tier, good extracurriculars, newer schools in Oro Valley

Marana USD (7/10)

• Coverage: Northwest Tucson (Marana, Dove Mountain)
• Notable Schools: Marana High School (7/10), Roadrunner Elementary (8/10)
• Strength: Strong elementary schools, growing district, newer facilities

Avoid

Tucson USD (4/10 average)

• Why to Avoid: Aging facilities, lower test scores, higher teacher turnover, budget challenges
• Coverage: Central and South Tucson
• Exception: Some magnet schools (University High School 8/10) are excellent but competitive lottery admission

DoDEA On-Base

Davis-Monthan Elementary School (K-5)

• Rating: 6/10
• Pros: On-base convenience, military-connected peers, structured curriculum
• Cons: No middle/high school on base (kids transition off-base)

Middle/High School: Students transition to local public schools (Tucson USD) or families move off-base for better districts.

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Local Intel

Cost of Living

Overall: 6% below national average — Affordable desert living
Housing: 12% below national average — Very affordable compared to other Southwest bases
Utilities: 8% above national average — High A/C costs May-September ($200-300/month summer electric)
Groceries: 2% below national average — Competitive market (Safeway, Fry's, Walmart)

Monthly Budget for E5 with 2 Kids:

• Rent (3BR off-base Oro Valley): $1,600
• Utilities (electric, water, trash): $180 (winter avg), $280 (summer avg)
• Groceries: $850
• Gas: $180 (longer commutes from northwest areas)
• Internet/Phone: $120
• Total: ~$2,930-3,030/month

BAH Reality: E5 with dependents BAH covers rent with $300-500 buffer depending on neighborhood. Modest savings potential if you avoid Catalina Foothills premium areas.

State Taxes: Arizona has progressive income tax (2.55%-4.5%). Military pay is fully taxable.

Sales Tax: 8.7% combined (Pima County + Tucson city tax)

Traffic & Commute

Rush Hour: 7:00-8:30 AM, 4:30-6:00 PM (moderate compared to Phoenix)
Worst Bottlenecks: I-10 at Ina Rd exit (morning), Grant Rd (both directions)
Monsoon Season: July-September brings flash flooding, avoid washes/low-lying roads during storms
Average Commute: 20-35 minutes from Oro Valley/Marana, 15-25 minutes from southeast Tucson

Gate Tips:

• Main Gate (Craycroft Rd): Fastest in mornings, use DBIDS if you have it
• Golf Links Gate (Golf Links Rd): Less crowded, good for northeast residents
• Allow 10-15 minutes for gate security during peak

Weather Reality

Summer (May-September): 95-110°F daily highs, brutal desert heat, monsoon thunderstorms July-September
Winter (November-March): 60-75°F daily highs, sunny, comfortable outdoor weather
Spring/Fall: 70-90°F, ideal hiking and outdoor season
Rain: 11 inches/year total, mostly monsoon season (dramatic storms, flash floods)
Snow: Rare in Tucson valley (Mount Lemmon gets snow, 45 minutes away)

Pro Tip: Budget $200-300/month for summer electric (A/C runs 24/7). Invest in blackout curtains. Avoid outdoor activities 10 AM - 6 PM June-August.

What You'll Love

• 350 days of sunshine (best weather in the country for outdoor activities)
• Desert hiking & recreation (Sabino Canyon, Saguaro National Park, Mount Lemmon, Catalina State Park)
• A-10 Warthog mission (iconic close air support aircraft, proud heritage)
• Boneyard tours (AMARG tours available, see 4,000+ aircraft in storage)
• Affordable housing (BAH goes far, potential to save)
• University of Arizona presence (college sports, cultural events, spouse education opportunities)
• Outdoor lifestyle (mountain biking, rock climbing, desert trails)

What You'll Hate

• Brutal summer heat (110°F for months, limited outdoor time May-September)
• Dust storms (haboobs) (summer monsoon season brings massive dust walls)
• Limited water activities (no lakes/rivers nearby, artificial Tucson reservoirs only)
• Tucson USD schools (avoid central Tucson for families with school-age kids)
• Scorpions & rattlesnakes (desert living reality, check shoes before wearing)
• Longer commutes (best neighborhoods are 25-35 minutes from base)

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What's It Like to Live at Davis-Monthan AFB?

Davis-Monthan is one of the Air Force's most unique assignments: home to the legendary A-10 Warthog, the HH-60 rescue squadrons, and the world-famous "Boneyard" (AMARG - 4,000+ aircraft in storage). The mission is diverse, the flying is constant, and the desert environment is unlike anywhere else in the military.

Deployment Tempo: MODERATE to HIGH depending on unit. 355th Wing (A-10s) deploys regularly for close air support missions (4-6 month rotations, expect 1 deployment every 12-18 months). 563rd Rescue Group (HH-60s) has frequent short TDYs and contingency deployments. AMARG personnel stay home more often (storage/reclamation mission is CONUS-based). Overall, expect a busy ops tempo if you're flying—this is a combat-coded wing.

Quality of Life: EXCELLENT for outdoor enthusiasts and desert lovers. Tucson offers 350 days of sunshine, world-class hiking (Sabino Canyon, Saguaro National Park, Mount Lemmon), mountain biking, rock climbing, and a thriving University of Arizona presence. Housing is affordable, BAH goes far, and the cost of living is lower than most Southwest bases. Summer heat is brutal (110°F June-August), but winter weather is perfect (60-75°F). If you love the outdoors and can handle the heat, this is one of the best Air Force assignments.

Spouse Employment: GOOD. Tucson has a growing tech sector (Raytheon, IBM, aerospace contractors), University of Arizona (education/healthcare jobs), and a strong healthcare industry (Banner Health, TMC Healthcare). Unemployment is low, and the presence of DM creates military-friendly employers. Remote work opportunities are common in tech and professional services. Military spouse preference helps at base contractor positions.

Family Life: GOOD if you prioritize schools. Catalina Foothills and Oro Valley offer excellent schools and family neighborhoods, but require 25-30 minute commutes. On-base housing puts you in Tucson USD (weak schools), so most families with school-age kids move off-base northwest. Childcare is available on-base (CDC wait list 6-12 months), and the community is family-friendly. Tucson offers plenty of family activities: Reid Park Zoo, Pima Air & Space Museum, Kartchner Caverns, Mount Lemmon skiing in winter.

Typical Complaints: Summer heat (it's oppressive—110°F for months), dust storms (monsoon season brings haboobs), scorpions and rattlesnakes (desert living reality), and Tucson USD schools (avoid if you have kids). The best neighborhoods are 25-35 minutes away, so you'll commute if you want quality schools.

Typical Praises: A-10 mission (iconic aircraft, proud heritage), Boneyard access (AMARG tours are incredible), perfect winter weather (outdoor activities year-round), affordable housing (BAH savings potential), University of Arizona presence (college sports, cultural events), and a strong sense of Air Force tradition.

Bottom Line: Davis-Monthan is a top-tier assignment for those who love flying, the A-10 mission, and desert living. If you can handle the heat, prioritize good schools (live northwest), and embrace the outdoor lifestyle, this is an excellent PCS. Avoid it if you hate heat, need water activities, or require top-tier schools without a commute.

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Cost of Living Breakdown

Overall: 6% below national average — Affordable desert metro
Housing: 12% below national average — Very affordable rentals compared to Phoenix/Southern California
Utilities: 8% above national average — High summer A/C costs ($200-300/month)
Groceries: 2% below national average — Competitive market (Fry's, Safeway, Walmart, Costco)
Transportation: 5% below national average — Affordable gas, but longer commutes from best neighborhoods

Monthly Budget for E5 with 2 Kids (Off-Base Northwest):

Fixed Costs:

• Rent (3BR Oro Valley): $1,600
• Utilities (electric, water, trash, gas): $180 winter / $280 summer avg
• Internet/Cable: $80
• Cell phones (2 lines): $100

Variable Costs:

• Groceries: $850 (family of 4)
• Gas (commuting): $180 (25-30 min commute)
• Car insurance (2 vehicles): $150
• Eating out (2x/month): $100

Total: $2,940-3,040/month depending on season

BAH Coverage: E5 with dependents BAH covers rent with $300-500 buffer. You can save modestly if you choose affordable neighborhoods like Marana or Rita Ranch instead of Catalina Foothills.

Savings Potential: MODEST. Rent is affordable, but high summer electric bills eat into savings. If you're disciplined with utilities and avoid premium neighborhoods, you can pocket $200-400/month.

State Taxes: Arizona has progressive income tax (2.55%-4.5%). Military pay is fully taxable. No special military exemptions.

Pro Tips:

• Live northwest (Oro Valley/Marana) for best schools and family life—worth the 25-30 minute commute
• Budget $200-300/month for summer electric (A/C runs 24/7 May-September)
• Shop Fry's/Safeway for groceries (use military discount Thursdays)
• Avoid on-base housing if you want to save money—you'll pay 100% of BAH with zero savings opportunity
• Use base commissary and BX for tax-free shopping (significant savings on big purchases)

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Spouse Employment & Family Life

Job Market Reality

Tucson Economy: GOOD for military spouses. Tucson has a diversified economy with aerospace/defense contractors (Raytheon Missiles & Defense is the largest private employer), University of Arizona (education/research/healthcare jobs), healthcare (Banner Health, TMC Healthcare), and a growing tech sector. Military spouse preference helps at base contractor positions and federal jobs.

Top Employers for Military Spouses:

• Raytheon Missiles & Defense (engineering, program management, administrative roles)
• University of Arizona (education, research, healthcare, administration)
• Banner Health / TMC Healthcare (nursing, medical admin, allied health)
• Tucson Unified School District (teaching, support staff)
• Federal contractors on DM (admin, logistics, IT, security)

Typical Salaries:

• Administrative assistant: $35,000-45,000/year
• Registered nurse: $65,000-75,000/year
• Software engineer: $75,000-95,000/year
• Teacher (public schools): $45,000-55,000/year

Remote Work: EXCELLENT. Tucson's tech and professional services sectors offer many remote/hybrid opportunities. If you work remotely, this is an ideal location (low cost of living, great winter weather, affordable housing).

Childcare Options

On-Base CDC (Child Development Center):

• Wait List: 6-12 months for infants, 3-6 months for toddlers
• Cost: Income-based sliding scale ($100-200/week typical for E5)
• Quality: Solid, DoDEA-certified, military-friendly hours

Off-Base Options:

• Private daycare: $800-1,200/month (infants), $600-900/month (toddlers)
• In-home daycares: $600-800/month (more affordable, flexible)
• Preschool: $500-800/month (half-day programs)

Pro Tip: Get on the CDC wait list BEFORE you PCS. Spots fill fast, and off-base care is expensive.

Family Activities

• Reid Park Zoo (family-friendly, affordable)
• Pima Air & Space Museum (world's largest private aircraft collection, adjacent to DM)
• Sabino Canyon (desert hiking, tram rides, family trails)
• Mount Lemmon (45 minutes up, skiing in winter, 30°F cooler in summer)
• Saguaro National Park (iconic Sonoran Desert, hiking trails)
• University of Arizona sports (basketball, football, family events)
• Kartchner Caverns (stunning cave tours, 90 minutes south)

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Common Questions About Davis-Monthan AFB

Q: Is Davis-Monthan AFB a good duty station?
A: YES, especially for outdoor enthusiasts and A-10/rescue mission lovers. Excellent weather (350 days of sunshine), affordable housing (BAH goes far), strong spouse employment market, and iconic flying mission. Summer heat is brutal (110°F), but winter weather is perfect. Best for those who embrace desert living and prioritize outdoor recreation.

Q: Should I live on-base or off-base?
A: OFF-BASE for most families. On-base housing is convenient (zero commute, utilities included) but dated (6/10 quality) and puts you in weak Tucson USD schools. Off-base northwest (Oro Valley, Catalina Foothills, Marana) offers better schools, newer homes, and potential BAH savings despite the 25-30 minute commute.

Q: What's the best neighborhood for families?
A: Oro Valley or Catalina Foothills. Both offer top schools (7-9/10 ratings), family-friendly neighborhoods, lower crime, and resort-style living. Oro Valley is more affordable ($1,600/month avg), Catalina Foothills has the best schools but higher rent ($1,800/month). Avoid central/south Tucson (weak schools, higher crime).

Q: How bad is the summer heat?
A: BRUTAL. Expect 100-110°F daily highs May-September. Outdoor activities are limited 10 AM - 6 PM (too hot to function). A/C runs 24/7 ($200-300/month electric bills). But winter weather is perfect (60-75°F), making it ideal for hiking, biking, and outdoor activities November-March.

Q: What's the deployment tempo like?
A: MODERATE to HIGH depending on unit. 355th Wing (A-10s) deploys regularly (4-6 month rotations, expect 1 deployment every 12-18 months). 563rd Rescue Group (HH-60s) has frequent short TDYs. AMARG personnel stay CONUS more often. Overall, expect a busy ops tempo if you're in flying squadrons.

Q: Are the schools good?
A: DEPENDS on where you live. Catalina Foothills USD (9/10) and Amphitheater/Marana USD (7/10) are excellent but require living northwest (25-30 minute commute). On-base puts you in Tucson USD (4/10 avg)—avoid if you have school-age kids. Prioritize northwest neighborhoods for best schools.

Q: Can my spouse find work?
A: YES. Tucson has a strong job market with Raytheon Missiles & Defense (largest private employer), University of Arizona, healthcare (Banner Health, TMC), and federal contractors on base. Military spouse preference helps. Remote work opportunities are common in tech/professional services.

Q: What's there to do in Tucson?
A: TONS for outdoor enthusiasts. Desert hiking (Sabino Canyon, Saguaro National Park), mountain biking, rock climbing, Mount Lemmon (skiing in winter, 30°F cooler in summer), University of Arizona sports, Pima Air & Space Museum, Boneyard tours, and Reid Park Zoo. If you love the outdoors, you'll never be bored.

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Next Steps

Before You PCS

1. Get on the CDC wait list (6-12 months for infants, 3-6 months for toddlers)
2. Research northwest neighborhoods (Oro Valley, Catalina Foothills, Marana for best schools)
3. Budget for summer A/C ($200-300/month electric May-September)
4. Plan your house-hunting trip for winter (avoid June-August heat)

Useful Resources

• DM Welcome Packet: Contact sponsor program for official base guide
• Housing Office: 520-228-4111 (off-base housing referrals, on-base wait list)
• Schools: Catalina Foothills USD (520-209-7500), Amphitheater USD (520-696-5000)
• Tucson Real Estate: Zillow/Trulia (live rental listings)

Tools to Simplify Your PCS

Planning your PCS? Our PCS Copilot → generates your custom 180-day timeline with JTR-compliant entitlements and finance-office-ready documentation.

Based on Joint Travel Regulations (JTR). Official regulations →

Need help with your paycheck? LES Auditor → catches errors in your BAH, BAS, and entitlements.

Questions about military life? Ask Military Expert → (AI trained on 6,539 military regulations and guides)

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Official Resources & References

This guide synthesizes data from official Department of Defense sources. For additional information:

• Defense Finance and Accounting Service (DFAS) - Official military pay and allowances
• Joint Travel Regulations (JTR) - PCS entitlements and regulations
• MilitaryOneSource - Free 24/7 counseling and family support
• Defense Travel Management Office - Official BAH rates and per diem

Last verified: January 2025. Garrison Ledger is an independent resource and is not affiliated with the Department of Defense.

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