Fort Huachuca PCS Guide: BAH Rates, Housing, Schools & Sierra Vista Living

BLUF (Bottom Line Up Front)

Fort Huachuca is the Army's premier Intelligence Center of Excellence and Network Enterprise Technology Command (NETCOM) headquarters. Located in Sierra Vista, AZ (75 miles southeast of Tucson), this is a small border town assignment with a low-key lifestyle, affordable housing, and minimal deployments for most units. Expect intelligence/cyber missions, not combat operations.

Key Numbers:

• BAH vs. Rent: Very comfortable fit (E5 BAH easily covers median 3BR with $400+ buffer)
• Median 3BR Rent: $1,100/month (very affordable small town market)
• School Quality: Sierra Vista USD is average (6/10), limited private school options
• Cost of Living: 10% below national average (housing very affordable, limited amenities)
• Weather: High desert climate, 70-90°F most of year, monsoons July-September
• Major Mission: Intelligence training (INSCOM), cyber operations (NETCOM), border security support

What This Guide Covers: Housing neighborhoods with real prices, school ratings, and border town living reality.

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Quick Facts

Installation Overview:

• Official Name: Fort Huachuca
• Location: Sierra Vista, AZ (Cochise County, 75 miles SE of Tucson, 20 miles from Mexico border)
• Size: 73,000 acres (114 square miles)
• Population: 6,500 active duty + 7,500 family members
• Branch: Army (Intelligence Center of Excellence, NETCOM HQ)
• Major Units: U.S. Army Intelligence Center of Excellence, Network Enterprise Technology Command (NETCOM), 11th Signal Brigade, Military Intelligence Readiness Command
• Climate: High desert, mild 60-70°F winters, 85-95°F summers, monsoon season July-September
• Nearest Major City: Tucson (75 miles northwest), Phoenix (195 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 generously covers rent in Sierra Vista. Housing is very affordable—your BAH goes extremely far here. Most Soldiers save $300-500/month by living off-base in quality 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

Villages at San Pedro (East Sierra Vista)

• Median 3BR Rent: $1,150/month
• Commute: 10-15 minutes to main gate
• Schools: Sierra Vista USD (6/10) - average district
• Why It's Good: Newer construction (2000s-2010s), family-friendly, gated communities, well-maintained, close to schools, low crime
• Watch Out: HOA fees if renting in certain subdivisions, limited walkability

Bella Vista / Canyon Vista (Southeast Sierra Vista)

• Median 3BR Rent: $1,100/month
• Commute: 10-15 minutes to main gate
• Schools: Sierra Vista USD (6/10)
• Why It's Good: Affordable, family neighborhoods, parks nearby, quiet streets, newer homes available
• Watch Out: Older homes mixed with newer, some properties need updating

Mountain View Estates (West Sierra Vista)

• Median 3BR Rent: $1,050/month
• Commute: 15-20 minutes to main gate
• Schools: Sierra Vista USD (6/10)
• Why It's Good: Very affordable, spacious lots, mountain views, quiet residential area
• Watch Out: Older housing stock (1980s-1990s), farther from shopping

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

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Mid-Tier: Good Options

Downtown Sierra Vista

• Median 3BR Rent: $950/month
• Commute: 15-20 minutes to main gate
• Schools: Sierra Vista USD (6/10)
• Why It's Good: Walkable downtown, local restaurants/shops, affordable, central location
• Watch Out: Older homes (1960s-1980s), limited parking, smaller lots

Huachuca City (West of Base)

• Median 3BR Rent: $900/month
• Commute: 20-25 minutes to main gate
• Schools: Huachuca City USD (5/10) - smaller district
• Why It's Good: Very affordable, quiet small town, spacious properties
• Watch Out: Limited shopping/dining, older housing stock, farther from amenities

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Avoid / Proceed with Caution

Fry (North of Sierra Vista)

• Why to Avoid: Extremely small town (population 200), very limited services, 30+ minute commute, isolation issues

Bisbee (25 miles south)

• Why to Avoid: Historic mining town (quirky charm but not family-friendly), 40-45 minute commute, limited schools, older housing stock

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On-Base Housing

Provider: Balfour Beatty Communities
Wait Time: 1-3 months for 3BR, 3-6 months for 4BR
Cost: Entire BAH (no cash pocketing)
Quality: 7/10 - Recently renovated homes (2015-2020), solid condition, some older units remain

Pros:

• Very short commute (walk to most assignments)
• Utilities included (significant savings in summer A/C costs)
• Fenced yards, pet-friendly
• Close to schools, commissary, PX, gyms
• No lawn maintenance

Cons:

• You pay 100% of BAH (no savings opportunity)
• Limited privacy (close neighbors)
• Balfour Beatty management issues reported
• Wait list for larger homes

Verdict: On-base housing is solid quality after renovations. If you want zero commute and included utilities, it's a good choice. Off-base offers better BAH savings ($300-500/month) in Sierra Vista's affordable market.

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Schools

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

Public Schools (Limited Options)

Sierra Vista Unified School District (6/10 average)

• Coverage: Most of Sierra Vista
• Notable Schools: Buena High School (6/10), Carmichael Elementary (7/10)
• Reality: Average district, not exceptional but not failing. Solid middle-tier schools, adequate resources, safe campuses
• Strength: Small class sizes, military-friendly (40% of students are military-connected), stable funding

Huachuca City USD (5/10)

• Coverage: Huachuca City area (west of base)
• Reality: Small district, limited resources, acceptable for elementary but most families move to Sierra Vista for middle/high school

Private Schools (Very Limited)

St. Andrew's Episcopal School (K-8)

• Rating: Not rated
• Cost: ~$6,000-8,000/year
• Reality: Only notable private school option, small enrollment, Christian curriculum

DoDEA On-Base

None available - No DoDEA schools on Fort Huachuca. All families use local public schools.

Bottom Line on Schools: Sierra Vista schools are average (6/10). If you need top-tier schools (8+/10 ratings), this is not the right assignment. Schools are acceptable, safe, and military-friendly, but not exceptional. Most families are satisfied with the quality for the trade-off of low cost of living and small town lifestyle.

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Local Intel

Cost of Living

Overall: 10% below national average — Very affordable small town
Housing: 18% below national average — Extremely affordable rentals
Utilities: 5% above national average — Moderate A/C costs in summer
Groceries: 3% below national average — Limited competition (Walmart, Safeway, Fry's)

Monthly Budget for E5 with 2 Kids:

• Rent (3BR Villages at San Pedro): $1,150
• Utilities (electric, water, trash): $150 (winter avg), $220 (summer avg)
• Groceries: $800
• Gas: $120 (short commutes, but farther to Tucson for entertainment)
• Internet/Phone: $110
• Total: ~$2,330-2,400/month

BAH Reality: E5 with dependents BAH covers rent with $400-500 buffer. Excellent savings potential—many Soldiers pocket $300-500/month by living off-base.

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

Sales Tax: 7.6% combined (Cochise County + Sierra Vista city tax)

Traffic & Commute

Rush Hour: Minimal (small town, no real traffic jams)
Average Commute: 10-20 minutes from most neighborhoods
Gate Wait: 5-10 minutes max during peak morning hours

Gate Tips:

• Main Gate (Fry Blvd): Primary entry, fast processing with DBIDS
• Hatfield Gate (East side): Alternate entry, less crowded
• No real traffic concerns - Small town advantage

Weather Reality

Summer (June-September): 85-95°F daily highs, monsoon thunderstorms July-September (dramatic storms, flash floods)
Winter (December-February): 55-65°F daily highs, cool nights (35-45°F), occasional frost
Spring/Fall: 70-85°F, pleasant hiking weather
Rain: 13 inches/year total, mostly monsoon season
Snow: Rare in Sierra Vista (nearby mountains get snow, higher elevations)

Pro Tip: Summer heat is manageable (not as brutal as Phoenix/Tucson). Monsoon season brings spectacular storms—avoid washes during heavy rain.

What You'll Love

• Extremely affordable housing (BAH savings of $300-500/month)
• No traffic, short commutes (10-20 minutes max)
• Low deployment tempo (Intelligence/cyber units deploy less often than combat MOS)
• Small town lifestyle (quiet, safe, family-friendly)
• Outdoor recreation (Coronado National Forest, Ramsey Canyon, hiking trails)
• Near Tombstone & Bisbee (historic Arizona towns, weekend trips)
• Stable assignment (many stay 3-5 years, good for family stability)

What You'll Hate

• Isolation & boredom (small town, limited entertainment/dining options)
• 75 miles to Tucson (nearest major city for shopping, airports, events)
• Average schools (6/10 ratings, not exceptional)
• Border town reality (20 miles from Mexico, Border Patrol presence, occasional concerns)
• Limited career opportunities (spouse employment challenging, small job market)
• Lack of diversity (small military town, limited cultural activities)

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What's It Like to Live at Fort Huachuca?

Fort Huachuca is the Army's Intelligence Center of Excellence and NETCOM headquarters—this is not a combat arms base. Expect intelligence training, cyber operations, signal support, and a slow operational tempo compared to infantry/armor posts. If you're looking for quiet, stable, affordable living, this is it. If you need excitement, big city amenities, or top-tier schools, this will feel isolating.

Deployment Tempo: LOW to MINIMAL for most units. Intelligence and cyber MOSs deploy far less often than combat arms. Expect 6-12 month deployments every 3-4 years (not every 12-18 months like infantry units). Most Soldiers at Huachuca spend 3-5 years without deploying. Some units do short TDYs (2-6 weeks) for training or exercises. Overall, this is a "stay home" assignment compared to combat-focused posts.

Quality of Life: GOOD for those who want stability and affordability, POOR for those who need excitement. Sierra Vista is a small border town (population 45,000) with limited entertainment, dining, and cultural activities. If you love the outdoors (hiking, birding, exploring historic Arizona towns), you'll enjoy it. If you need nightlife, shopping, concerts, or big city amenities, you'll drive 75 miles to Tucson frequently. Housing is cheap, traffic is nonexistent, and the cost of living is very low—your BAH goes far here.

Spouse Employment: CHALLENGING. Sierra Vista has a small job market dominated by base contractor positions, local retail, and healthcare. Major employers include Fort Huachuca contractors (SAIC, Leidos, Parsons), Cochise Regional Hospital, and Walmart. Unemployment is low, but wages are lower than Tucson/Phoenix. Remote work is your best option if you have a portable career. Military spouse preference helps for on-base positions, but competition is fierce.

Family Life: GOOD for young families who prioritize affordability and stability, MIXED for older kids who need strong schools or activities. Sierra Vista is safe, quiet, and family-friendly. Parks, playgrounds, and outdoor recreation are abundant. Schools are average (6/10), which is acceptable for most families but not exceptional. Childcare is available on-base (CDC wait list 3-6 months), and the community is tight-knit. However, teenagers may find the small town boring (limited activities, no major sports/arts programs).

Typical Complaints: Boredom and isolation (small town, limited entertainment), 75-mile drive to Tucson for airports/shopping/events, average schools (6/10 ratings), limited spouse employment (small job market), and border town concerns (occasional smuggling/illegal crossings, though base security is tight).

Typical Praises: Extremely affordable housing (BAH savings $300-500/month), no traffic or commute stress, low deployment tempo (Intelligence/cyber MOSs stay home more), stable assignment (3-5 year tours common), outdoor recreation (Coronado National Forest, historic towns), and a tight-knit military community.

Bottom Line: Fort Huachuca is ideal for Soldiers in Intelligence/cyber MOSs who want a stable, affordable, low-deployment assignment. If you prioritize savings, quiet living, and minimal stress, this is excellent. Avoid it if you need big city amenities, top-tier schools, or strong spouse career opportunities. This is a "reset" assignment—good for paying off debt, saving money, and enjoying a slower pace of life.

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Cost of Living Breakdown

Overall: 10% below national average — Very affordable small town
Housing: 18% below national average — Extremely cheap rentals
Utilities: 5% above national average — Moderate summer A/C costs
Groceries: 3% below national average — Limited stores (Walmart, Safeway, Fry's)
Transportation: 8% below national average — Short commutes, but farther drives for entertainment

Monthly Budget for E5 with 2 Kids (Off-Base East Sierra Vista):

Fixed Costs:

• Rent (3BR Villages at San Pedro): $1,150
• Utilities (electric, water, trash, gas): $150 winter / $220 summer avg
• Internet/Cable: $80
• Cell phones (2 lines): $100

Variable Costs:

• Groceries: $800 (family of 4)
• Gas (commuting + Tucson trips): $120
• Car insurance (2 vehicles): $140
• Eating out (2x/month): $80

Total: $2,620-2,690/month depending on season

BAH Coverage: E5 with dependents BAH covers rent with $400-500 buffer. Excellent savings potential—many Soldiers pocket $300-500/month.

Savings Potential: HIGH. Rent is extremely affordable, and if you're disciplined with Tucson shopping trips, you can save significant money. Best savings assignment in Arizona.

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

Pro Tips:

• Live off-base in Villages at San Pedro or Bella Vista for best value (newer homes, $300-500 BAH savings)
• Budget for occasional Tucson trips (shopping, airport, entertainment)—75 miles adds up
• Shop on-base commissary and PX for tax-free savings (significant for big purchases)
• Avoid on-base housing if you want to save money—you'll pay 100% of BAH with zero savings opportunity
• Use summer monsoon season for hiking/outdoor activities (cooler temps, dramatic storms)

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Spouse Employment & Family Life

Job Market Reality

Sierra Vista Economy: CHALLENGING for military spouses. Sierra Vista is a small border town with a limited job market dominated by Fort Huachuca contractor positions, local retail, healthcare, and education. Unemployment is low (~4%), but wages are 15-20% lower than Tucson/Phoenix. Military spouse preference helps for on-base federal/contractor positions, but competition is fierce.

Top Employers for Military Spouses:

• Fort Huachuca contractors (SAIC, Leidos, Parsons, General Dynamics—admin, IT, logistics, security roles)
• Cochise Regional Hospital (nursing, medical admin, allied health)
• Sierra Vista Unified School District (teaching, support staff)
• Retail (Walmart, Target, local shops)
• Federal government (on-base civilian positions)

Typical Salaries:

• Administrative assistant: $30,000-38,000/year
• Registered nurse: $55,000-65,000/year
• IT specialist (contractor): $55,000-75,000/year
• Teacher (public schools): $42,000-52,000/year

Remote Work: EXCELLENT option if you have a portable career. Sierra Vista's low cost of living makes remote work ideal—many spouses work remotely for companies in Phoenix, Tucson, or out-of-state.

Childcare Options

On-Base CDC (Child Development Center):

• Wait List: 3-6 months for infants, 1-3 months for toddlers
• Cost: Income-based sliding scale ($90-180/week typical for E5)
• Quality: Solid, military-friendly hours, DoDEA-certified

Off-Base Options:

• Private daycare: $650-900/month (infants), $550-750/month (toddlers)
• In-home daycares: $500-700/month (more affordable, flexible)
• Preschool: $400-600/month (half-day programs)

Pro Tip: Get on the CDC wait list before you PCS. Off-base care is limited in small town Sierra Vista.

Family Activities

• Coronado National Forest (hiking, camping, birding—Ramsey Canyon is world-famous for hummingbirds)
• Kartchner Caverns State Park (stunning cave tours, 30 minutes south)
• Tombstone (historic Wild West town, 25 minutes south—OK Corral, gunfight reenactments)
• Bisbee (historic mining town, quirky art scene, 25 minutes south)
• San Pedro Riparian National Conservation Area (wildlife viewing, easy trails)
• Sierra Vista Aquatic Center (community pool, family swim)
• Veteran's Memorial Park (playgrounds, sports fields)

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Common Questions About Fort Huachuca

Q: Is Fort Huachuca a good duty station?
A: YES, for Soldiers who want stability, affordability, and low deployment tempo. Excellent for Intelligence/cyber MOSs who prioritize savings and quiet living. NOT GOOD for those who need big city amenities, top-tier schools, or strong spouse career opportunities. Best for "reset" assignments—save money, pay off debt, enjoy slow pace of life.

Q: Should I live on-base or off-base?
A: OFF-BASE for BAH savings. On-base housing is decent (7/10 after renovations) with zero commute and included utilities, but you pay 100% of BAH. Off-base offers $300-500/month savings in Sierra Vista's affordable market. Live in Villages at San Pedro or Bella Vista for best value.

Q: What's the best neighborhood for families?
A: Villages at San Pedro (East Sierra Vista). Newer construction (2000s-2010s), family-friendly, gated communities, close to schools, low crime, 10-15 minute commute. Rent is $1,150/month with solid BAH savings.

Q: Are the schools good?
A: AVERAGE (6/10). Sierra Vista USD is acceptable—safe, military-friendly, small class sizes—but not exceptional. If you need top-tier schools (8+/10), this is not the right assignment. Schools are fine for most families who prioritize affordability and stability over academic excellence.

Q: What's the deployment tempo like?
A: LOW to MINIMAL. Intelligence and cyber MOSs deploy far less often than combat arms. Expect 6-12 month deployments every 3-4 years (not every 12-18 months like infantry). Most Soldiers at Huachuca spend 3-5 years without deploying. This is a "stay home" assignment.

Q: Is Sierra Vista boring?
A: YES, if you need big city amenities. Sierra Vista is a small border town (population 45,000) with limited entertainment, dining, and nightlife. If you love outdoor recreation (hiking, birding, historic towns), you'll enjoy it. If you need concerts, shopping, or nightlife, you'll drive 75 miles to Tucson frequently.

Q: Can my spouse find work?
A: CHALLENGING. Small job market dominated by base contractors, retail, and healthcare. Wages are 15-20% lower than Tucson/Phoenix. Military spouse preference helps for on-base positions, but competition is fierce. Remote work is your best option if you have a portable career.

Q: How far is Tucson?
A: 75 miles northwest (90-minute drive). Expect to drive to Tucson for airport, major shopping, entertainment, and cultural events. Budget for gas and time—it's not a quick trip.

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Next Steps

Before You PCS

1. Get on the CDC wait list (3-6 months for infants, 1-3 months for toddlers)
2. Research Villages at San Pedro or Bella Vista (best value for families, BAH savings)
3. Plan house-hunting trip for spring/fall (avoid summer monsoons)
4. Set realistic expectations (small town, average schools, limited entertainment)

Useful Resources

• Fort Huachuca Welcome Packet: Contact sponsor program for official base guide
• Housing Office: 520-533-7558 (off-base housing referrals, on-base wait list)
• Schools: Sierra Vista USD (520-515-2600)
• Sierra Vista 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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