Fort Belvoir PCS Guide: BAH Rates, Housing, Schools & DC Metro Life

BLUF (Bottom Line Up Front)

Fort Belvoir is the Army's premier DC metro installation in Northern Virginia, home to 30,000 soldiers and families. Highest BAH in CONUS, expensive housing, but world-class schools, Pentagon career opportunities, and access to nation's capital.

Key Numbers:

BAH vs. Rent: Tight fit (Northern Virginia is EXPENSIVE, but BAH is highest in CONUS)
Median 3BR Rent: $2,800-3,500/month (DC metro premium)
School Quality: Excellent (Fairfax County 8-9/10, best public schools in nation)
Deployment Tempo: Low (Pentagon staff, CONUS assignments, predictable schedules)
Mission: DoD support, Pentagon assignments, engineer school, intel community

What This Guide Covers: Northern Virginia housing realities, traffic survival, top schools, and DC metro living.

Quick Facts

Installation Overview:

Official Name: Fort Belvoir (formerly Camp Humphreys)
Location: Fairfax County, Virginia (15 miles south of Washington DC)
Size: 8,656 acres (compact for population density)
Population: 30,000 active duty + 40,000 family members + civilian workforce
Branch: Army (Defense Logistics Agency, Defense Contract Management Agency, Army Corps of Engineers, Pentagon staff)
Major Units: DLA, DCMA, Engineer School, intel community, Pentagon-assigned personnel
Climate: Mid-Atlantic (hot humid summers 85-95°F, mild winters 30-45°F, four seasons)
Nearest Major City: Washington DC (15 miles north, 30-60 min depending on traffic)

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BAH Rates

BAH Rates for Fort Belvoir

Official rates from DFAS (updated annually in our database)

Select Your Rank

BAH rates are updated annually by DFAS. Actual amount depends on your rank, dependency status, and duty station. These rates are tax-free and designed to cover average housing costs in your area.

Key Insight: Fort Belvoir has the HIGHEST BAH in CONUS (E5 with dependents: $3,200+), but Northern Virginia housing is EXPENSIVE ($2,800-3,500 for 3BR). BAH is tight - most families spend full BAH + out-of-pocket. On-base housing waitlist is 12-18 months. Budget carefully - DC metro is not cheap.

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

Housing Neighborhoods (Ranked)

Top Tier: Best Value + Quality

1. Woodbridge/Lake Ridge (South)

Median 3BR Rent: $2,600-2,900/month (BEST VALUE for NoVA)
Commute: 20-30 minutes to Belvoir (I-95 traffic heavy)
Schools: Prince William County (7-8/10) - Solid, improving rapidly
Pros: Most affordable NoVA option, newer townhomes/condos, family-friendly, diverse, Potomac Mills shopping
Cons: I-95 traffic (brutal rush hour), further from DC, cookie-cutter subdivisions
Best For: Families prioritizing affordability over schools/commute

2. Springfield/West Springfield (Northwest)

Median 3BR Rent: $3,000-3,300/month
Commute: 15-20 minutes to Belvoir (Fairfax County Parkway)
Schools: Fairfax County (8-9/10) - BEST SCHOOLS, nationally ranked
Pros: Excellent schools (Thomas Jefferson High nearby), Metro access (Franconia-Springfield), mature neighborhoods, close to Belvoir
Cons: Expensive, older housing stock (1960s-80s), limited new construction
Best For: Families prioritizing schools, Metro access

3. Alexandria (Hybla Valley/Groveton)

Median 3BR Rent: $3,200-3,500/month
Commute: 10-15 minutes to Belvoir (shortest commute)
Schools: Fairfax County (8-9/10) - Excellent elementary/middle, strong high schools
Pros: Closest to Belvoir, walkable neighborhoods, Metro nearby (Huntington), historic Alexandria charm
Cons: Most expensive, older homes, limited parking, high property taxes
Best For: Families wanting short commute, urban feel, Metro access

4. Lorton/Newington (East)

Median 3BR Rent: $2,800-3,100/month
Commute: 15 minutes to Belvoir (easy)
Schools: Fairfax County (8-9/10) - Excellent South County High School
Pros: Close to Belvoir, good schools, newer construction (2000s+), VRE station (commuter rail)
Cons: Expensive, limited walkability, car-dependent
Best For: Families wanting balance (schools + commute + newer homes)

Avoid After Dark / High Crime

5. Route 1 Corridor (Not Recommended for Families)

Median 3BR Rent: $2,400-2,700/month (cheaper but risky)
Issues: High crime, gang activity, aging apartments, transient population
Why: Route 1 south of Alexandria has pockets of high crime - avoid for families

On-Base Housing

Fort Belvoir Family Housing (Managed by Corvias)

Waitlist: 12-18 months (VERY HIGH DEMAND, limited supply for population)
Quality: 7/10 (renovated homes, maintained, but waitlist is brutal)
Rent: Free (BAH goes to Army Housing)
Pros: No commute, on-post schools (7/10), community support, avoid NoVA traffic, pocket BAH
Cons: LONG waitlist (12-18 months), limited availability, strict rules
Best For: Families willing to wait, prioritizing savings over schools

Reality Check: Most families live off-post due to waitlist. On-post is competitive - apply IMMEDIATELY upon receiving orders, but plan to live off-post for 12-18 months minimum.

Schools

Best Public Schools (Off-Post) - Fairfax County

Elementary:

Silverbrook Elementary (9/10) - Lorton, nationally ranked, excellent STEM
Fort Hunt Elementary (8/10) - Alexandria, strong academics
Garfield Elementary (8/10) - Woodbridge (Prince William), improving rapidly

Middle:

Hayfield Secondary (6-12) (8/10) - Alexandria, strong IB program
South County Middle (8/10) - Lorton, excellent STEM focus

High:

Thomas Jefferson High School for Science & Technology (10/10) - Alexandria, #1 public high school in nation, MAGNET (lottery admission)
West Springfield High (8/10) - Springfield, strong AP program, well-resourced
South County High (8/10) - Lorton, excellent academics, modern facilities

On-Post Option (DoDEA)

Fort Belvoir Elementary/Middle (DoDEA, On-Post)

Rating: 7/10 (DoDEA quality, K-8 only)
Pros: Military-connected teachers, small class sizes, no commute
Cons: NO high school on-post (students go to Fairfax County schools)

School Reality: Fairfax County is one of the BEST public school systems in the nation (8-9/10 average). Springfield, Alexandria, and Lorton neighborhoods feed into top-rated schools. Thomas Jefferson High (TJ) is #1 in the nation (magnet, lottery admission). On-post DoDEA is solid (7/10) but Fairfax County schools are BETTER. Schools are a Fort Belvoir strength.

Local Intel

Cost of Living

Overall: 40% higher than national average — DC metro premium (2nd most expensive after San Francisco/NYC)

Housing: 60% higher — Median 3BR $2,800-3,500, townhomes $3,000+, single-family $3,500-4,500

Groceries: 15% higher — Whole Foods, Wegmans, Trader Joe's, Costco (premium grocers)

Utilities: Equal to national average — Electric $150-200, gas $80-120 (mild winters)

Gas: 10% higher — DC metro pricing, but long commutes = high monthly cost

Childcare: 50% higher — $1,500-2,000/month (NoVA rates, limited supply)

Monthly Budget for E5 with 2 Kids:

Rent (3BR, Woodbridge): $2,800
Utilities (electric, gas, water): $250
Groceries: $1,200 (commissary + Wegmans/Costco)
Childcare: $1,800/month (if both spouses work, NoVA rates)
Gas: $300 (I-95 commute + NoVA traffic = high mileage)
Internet: $80 (Verizon Fios/Xfinity)
TOTAL: $6,430/month

But BAH covers $2,800 rent, so net out-of-pocket: $3,630/month. DC metro is EXPENSIVE.

BAH Coverage

Tight: BAH ($3,200-3,400 for E5) covers $2,800-3,000 rent with $200-600 buffer (minimal)

Savings Potential: Low - DC metro is expensive, most families spend full BAH + out-of-pocket

Virginia Tax Hit: State income tax (2-5.75%), property taxes high (Fairfax County $1.16 per $100)

Traffic & Commute

Average Commute: 30-60 minutes (I-95, Fairfax County Parkway, Beltway - ALL BRUTAL)
Best Routes: Fairfax County Parkway (FCPkwy), Telegraph Road, avoid I-95 rush hour
Rush Hour: 0630-0930, 1530-1900 (DC metro has WORST traffic in nation)
Metro Access: Franconia-Springfield (Blue/Yellow Line), Huntington (Yellow Line)

Pro Tip: Live close to Belvoir (Springfield, Lorton, Alexandria) to avoid I-95. Use Metro if working Pentagon. Budget 1+ hour commute if living Woodbridge. DC traffic is LEGENDARY - plan accordingly.

Commissary & Shopping

Fort Belvoir Commissary (8/10) - Large, well-stocked, saves 15-20% over NoVA civilian grocery
Fort Belvoir PX (7/10) - Full-service, good selection
Wegmans (civilian, premium grocery - EXCELLENT)
Costco (Pentagon City, Springfield) - Bulk savings, 15-20 min from post
Potomac Mills Outlets (Woodbridge, 25 min) - Massive shopping, tax-free weekends

Reality: On-post commissary + PX are excellent. Off-post has Wegmans (premium), Costco, Target, Whole Foods, Trader Joe's. NoVA has EVERYTHING - shopping is world-class.

Healthcare

Fort Belvoir Community Hospital (On-post) - Full-service, ER, Level III Trauma, specialty care, EXCELLENT
Tricare Options: Prime (free, on-base), Select (off-base network - exceptional in DC metro)
Civilian: Inova Fairfax Hospital (Level I Trauma, 20 min), Children's National (DC, pediatric specialists)

Pro Tip: Fort Belvoir Community Hospital is one of the BEST military hospitals (new facility, full specialty care). DC metro has world-class civilian healthcare (Inova, Johns Hopkins nearby, Children's National). Healthcare is a Fort Belvoir strength.

Weather Reality

Summer: 85-95°F (June-August), humid, thunderstorms
Winter: 30-45°F (December-February), mild (20-30 inches snow/year), occasional ice storms
Spring/Fall: Beautiful (60-75°F), cherry blossoms in DC (March-April)
Challenges: Summer humidity, winter snow/ice (traffic disasters), pollen allergies (brutal spring)

Survival Tips:

A/C essential (humid summers)
Snow tires or AWD (winter commute safety)
Allergy meds (spring pollen is INTENSE)
Embrace four seasons (beautiful fall foliage, cherry blossoms)

What's It Like to Live at Fort Belvoir?

Fort Belvoir is the "Pentagon assignment" for many soldiers. If you're staff at DLA, DCMA, Pentagon, or intel community, you're here for career progression. The mission is CONUS support - no combat deployments, predictable schedules, 0730-1630 office jobs. It's a "quality of life" assignment IF you can afford NoVA housing and tolerate DC traffic.

DC Metro Life: Living near Fort Belvoir means access to nation's capital. Smithsonian museums (free), monuments, professional sports (Capitals, Nationals, Wizards, Commanders), world-class dining, diverse culture, international community. But DC metro is EXPENSIVE and CROWDED. Traffic is legendary (worst in nation), housing costs are brutal, and pace of life is fast. It's not laid-back - it's ambitious, career-focused, and expensive.

Quality of Life: Mixed. Fort Belvoir has excellent facilities (new community hospital, large commissary, good PX, strong MWR). Fairfax County schools are nationally ranked (8-9/10). But NoVA cost of living is brutal - most families spend full BAH + out-of-pocket. Traffic is soul-crushing (1+ hour commutes common). Spouse employment is excellent (Pentagon, contractors, federal agencies), but childcare waitlists are 6-12 months. It's a trade-off: career opportunities + schools vs. cost + traffic.

Pros: Highest BAH in CONUS, no combat deployments, predictable schedules, world-class schools (Fairfax County 8-9/10), Pentagon career opportunities, DC metro access (museums, sports, dining, culture), excellent healthcare (Fort Belvoir Community Hospital), spouse employment (federal jobs, contractors), diverse international community.

Cons: Expensive housing (full BAH + out-of-pocket), brutal traffic (worst in nation), long commutes (1+ hour common), high cost of living (groceries, childcare, gas), on-base housing waitlist (12-18 months), crowded/fast-paced, Virginia state income tax, childcare waitlists (6-12 months).

Family Reality: Fort Belvoir is excellent for career-focused families who can afford NoVA. Schools are top-tier (Fairfax County), spouse employment is abundant (federal jobs, contractors), and DC metro offers world-class culture. But it's EXPENSIVE - budget carefully. Traffic is brutal - factor 1+ hour commutes. Childcare waitlists are long - plan ahead. It's not relaxing, but it's career-advancing.

Cost of Living Breakdown

Overall: 40% higher vs. national average — DC metro is 2nd most expensive region after SF/NYC.

Housing: 60% higher — Median 3BR $2,800-3,500 (NoVA premium), townhomes $3,000-3,500, single-family $3,500-4,500.

Groceries: 15% higher — Wegmans, Whole Foods, Trader Joe's (premium grocers), commissary saves 15-20%.

Utilities: Equal to national average — Electric $150-200, gas $80-120 (mild winters), water $50-80.

Transportation: High — Gas 10% higher + long commutes = $300-400/month, Metro $200/month if commuting Pentagon.

Childcare: 50% higher — $1,500-2,000/month (NoVA rates, limited supply, long waitlists).

Monthly Budget for E5 with 2 Kids (Off-Post, Woodbridge):

Rent (3BR, Woodbridge): $2,800
Utilities (electric, gas, water): $250
Groceries: $1,200 (mix commissary + Wegmans/Costco)
Childcare: $1,800/month (if both spouses work)
Gas: $300 (I-95 commute, NoVA traffic)
Internet/Phone: $100 (Verizon Fios/Xfinity)
Car Maintenance: $100 (high mileage from commutes)
TOTAL: $6,550/month

But BAH covers $2,800 rent, so net out-of-pocket: $3,750/month. DC metro is NOT cheap.

Fort Belvoir Financial Reality:

BAH (E-5 with deps): $3,200-3,400 (HIGHEST in CONUS)
Rent: $2,800-3,500 (uses FULL BAH)
Other Expenses: $3,000-3,500/month
Virginia State Income Tax: 2-5.75% (hurts)
On-Post Savings: Live on-post = pocket BAH - $2,500 expenses = save $700-900/month

Net Result: TIGHT budget. Most families spend full BAH + $500-1,000 out-of-pocket monthly. DC metro is expensive - savings potential is LOW unless living on-post.

Savings Tips:

Use commissary religiously (15-20% savings over Wegmans/Whole Foods)
Live close to Belvoir (cut commute = save gas + time)
Use Metro if working Pentagon (saves gas, tolls, parking $300+/month)
Shop Costco in bulk (save 20-30% on staples)
Take advantage of free DC activities (Smithsonian, monuments, parks)
Live on-post if waitlist allows (pocket BAH = save $700-900/month)

Spouse Employment & Family Life

Job Market Reality: Fort Belvoir is in DC metro - THE BEST spouse employment market in the nation. Federal government (Pentagon, DHS, DOJ, State Department), defense contractors (Lockheed, Northrop, Booz Allen), tech (Amazon HQ2, federal IT), healthcare (Inova, Children's National), education. Unemployment rate: 2-3% (one of lowest in nation). Salaries: $50-100K+ for most roles.

Top Employers for Military Spouses:

Pentagon / DOD Agencies - Admin, intel, logistics, HR ($50-90K + security clearance premium)
Defense Contractors - Lockheed Martin, Northrop Grumman, Booz Allen Hamilton, CACI ($60-120K)
Amazon HQ2 - Tech, operations, customer service (Arlington/Crystal City, $50-90K)
Federal Agencies - DHS, DOJ, State Department, VA ($50-85K)
Inova Health System - Nurses, medical admin, healthcare ($55-95K)
Fairfax County Public Schools - Teachers, paraprofessionals, admin ($45-75K)
Remote Work - Tech, customer service, project management (BEST FLEXIBILITY, $50-90K)

Security Clearance: HUGE advantage in DC metro. Secret/TS clearance = $10-30K salary premium. Many spouses pursue clearance for contractor jobs.

Salary Range: $50-100K+ for most roles (DC metro pays TOP salaries).

Military Spouse Preference: Applies to Fort Belvoir NAF jobs and federal positions.

Childcare Reality: CRITICAL ISSUE. NoVA childcare is $1,500-2,000/month with 6-12 month waitlists. Fort Belvoir CDC has limited slots. Many families need dual-income to afford NoVA, but childcare costs eat savings. Plan ahead.

Family Support:

Army Community Service (ACS) - Excellent (DC-specific resources, newcomer orientation, spouse employment assistance)
MWR Programs - Robust (outdoor rec, DC trips, youth sports, cultural events)
Spouses' Club - Active (monthly meetings, support groups, networking for federal jobs)

Fort Belvoir Family Life: Excellent IF you can afford it. DC metro offers world-class culture (Smithsonian, Kennedy Center, monuments, professional sports), diverse international community, and abundant spouse employment. Fairfax County schools are nationally ranked. But it's EXPENSIVE and CROWDED. Traffic is brutal, childcare is scarce, and pace is fast. It's career-advancing but not relaxing.

Pro Tip: Spouses should target federal jobs or defense contractors (security clearance = salary boost). Remote work is also excellent (avoid DC commute). Childcare is CRITICAL - get on waitlists IMMEDIATELY upon orders.

Common Questions About Fort Belvoir

Q: Is Fort Belvoir a good duty station?

A: YES for career-focused families. Fort Belvoir offers Pentagon assignments, no combat deployments, predictable schedules, world-class schools (Fairfax County 8-9/10), excellent spouse employment (federal jobs, contractors, $50-100K+), and DC metro access (culture, museums, sports). BUT it's EXPENSIVE (full BAH + out-of-pocket), traffic is brutal (worst in nation), and childcare waitlists are long. If you want career progression and can afford NoVA, it's excellent. If you want laid-back affordable living, it's tough.

Q: Should I live on-base or off-base at Fort Belvoir?

A: On-base if you can get in (12-18 month waitlist). On-base = pocket BAH, no commute, avoid NoVA traffic, community support. Off-base: Woodbridge (affordable $2,600-2,900), Springfield (best schools 8-9/10, $3,000-3,300), Lorton (balance $2,800-3,100). Apply for on-base IMMEDIATELY, but plan to live off-post for 12-18 months minimum. Budget full BAH + $500-1,000 out-of-pocket monthly.

Q: How bad is DC traffic?

A: BRUTAL. DC metro has WORST traffic in the nation. I-95 is a parking lot (0630-0930, 1530-1900). Beltway is nightmare. Budget 1+ hour commutes if living Woodbridge. Springfield/Lorton are closer (15-20 min) but expensive. Use Metro if working Pentagon (saves sanity). Leave early, accept reality, audiobooks are your friend.

Q: Are schools good at Fort Belvoir?

A: EXCELLENT. Fairfax County is one of BEST public school systems in nation (8-9/10 average). Thomas Jefferson High is #1 in nation (magnet, lottery admission). West Springfield, South County, Hayfield are all top-rated (8/10). On-post DoDEA is solid (7/10, K-8 only). Schools are a Fort Belvoir STRENGTH - worth the NoVA premium.

Q: Is Fort Belvoir affordable?

A: NO. DC metro is 40% higher than national average. Median 3BR is $2,800-3,500 (uses FULL BAH). Most families spend BAH + $500-1,000 out-of-pocket monthly. Childcare is $1,500-2,000/month. Groceries, gas, utilities add up. Savings potential is LOW unless living on-post. But BAH is HIGHEST in CONUS ($3,200-3,400 for E5), so it's manageable if budgeting carefully.

Q: What's spouse employment like?

A: EXCELLENT. DC metro is BEST spouse employment market in nation. Federal jobs (Pentagon, DHS, DOJ, $50-90K), defense contractors (Lockheed, Northrop, Booz Allen, $60-120K), Amazon HQ2 ($50-90K), healthcare (Inova, $55-95K), education (Fairfax schools, $45-75K). Security clearance = $10-30K salary premium. Unemployment rate 2-3%. Childcare ($1,500-2,000/month) is the challenge, not job availability.

Q: What's the deployment tempo like?

A: LOW to NONE. Fort Belvoir is CONUS support - Pentagon staff, DLA, DCMA, intel community, engineer school. No combat deployments. Predictable 0730-1630 schedules. Occasional TDY for training/conferences. If you want deployment-free career progression, Fort Belvoir is ideal. If you want combat leadership experience, this isn't it.

Q: Can I use Metro to commute?

A: YES if working Pentagon. Franconia-Springfield (Blue/Yellow Line) and Huntington (Yellow Line) stations are near Belvoir. Metro to Pentagon is 30-40 min + $200/month pass. Saves gas, tolls, Pentagon parking ($300+/month). But Metro doesn't help Belvoir commute - you need a car to get to post.

Next Steps

Planning Your PCS?

Calculate Your Entitlements - 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 →

Explore Fort Belvoir Data - Base Navigator → (Premium) - Live housing prices, school ratings, and interactive maps
Get Your Questions Answered - Ask Military Expert → (Premium) - RAG-powered AI with 6,539 embeddings of official military regulations and real community insights
Audit Your LES - LES Auditor → (Premium) - Verify your BAH matches official 2025 DC metro rates

Essential Reading

Pentagon Assignment Guide - Career progression and DC lifestyle
NoVA Military Family Guide - Housing, schools, traffic hacks

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
Fort Belvoir Official Site - Installation information and resources
Fairfax County Public Schools - School information and ratings

Last verified: January 24, 2025. Garrison Ledger is an independent resource and is not affiliated with the Department of Defense.

Fort Belvoir PCS Guide - DC Metro Housing & Pentagon Life