Hanscom AFB PCS Guide: BAH, Housing, Schools & Boston Intel

BLUF (Bottom Line Up Front)

Hanscom AFB is the Air Force's premier research and development installation with 5,000+ personnel (military + civilian). Located 20 miles northwest of Boston, it offers high-tech culture, MIT/Harvard proximity, and excellent schools—but cost of living is among the highest in the nation.

Key Numbers:

BAH vs. Rent: Tight fit (Boston area rent is expensive—BAH barely covers, expect $200-800/month out-of-pocket)
Median 3BR Rent: $2,800-3,500/month (very expensive)
School Quality: Excellent suburbs (Lexington, Concord, Bedford 9-10/10), avoid Boston proper (5-7/10)
Deployment Tempo: LOW (research/development mission, few deployments)

What This Guide Covers: Boston metro housing with real prices, top school districts, Massachusetts state taxes, and high-tech culture intel.

Quick Facts

Installation Overview:

Official Name: Hanscom Air Force Base
Location: Bedford, MA (20 miles northwest of Boston, Route 128 corridor)
Size: 846 acres
Population: 5,000+ (3,000 active duty + 2,000+ civilians/contractors)
Branch: Air Force (AFMC - Air Force Materiel Command)
Major Units: AFRL Information Directorate, 66th Air Base Group, 551st EOSS, Electronic Systems Center
Mission: Research & development (C4ISR, cybersecurity, electronic warfare, AI/ML)
Climate: Four seasons (hot humid summers 80-90°F, cold snowy winters 20-40°F)
Nearest Major City: Boston (20 miles southeast)

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

BAH Rates

BAH Rates for Hanscom AFB

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: Boston area rent is very expensive—among the top 5 most expensive metros in the US. BAH is high ($3,000-3,800 for E5-E7) but barely covers rent for 3BR house in decent suburbs. Expect to pay $200-800/month out-of-pocket for housing gap. Massachusetts state income tax (5%) adds another $300-500/month burden.

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

Housing Neighborhoods (Ranked)

Top Tier Off-Base (Best Schools, Expensive, Commute 10-20 min)

1. Lexington (Zip: 02420, 02421)

Distance: 8 miles southeast (15 min via I-95/Route 2)
Median 3BR Rent: $3,200-3,800/month
School District: Lexington Public Schools (10/10 - best in Massachusetts)
Why Here: Top schools, historic Revolutionary War sites, ultra-educated population
Commute: Route 2 west to Hanscom—moderate traffic AM rush (20 min)
Grocery/Shopping: Whole Foods, Trader Joe's, upscale shopping
Reality: Best schools in the state but rent is BRUTAL—$3,500+ typical. Officers/senior NCOs with dual income only. Worth it if education is top priority.

2. Concord (Zip: 01742)

Distance: 5 miles west (10 min via Route 2)
Median 3BR Rent: $3,000-3,600/month
School District: Concord-Carlisle Regional Schools (9/10 - excellent)
Why Here: Historic town, Walden Pond, literary history, top schools
Commute: Route 2 east to Hanscom—shortest off-base commute (10 min)
Grocery/Shopping: Concord Center (local shops, farmers market, Whole Foods)
Reality: Closest high-quality town to Hanscom—9/10 schools, short commute, but rent is $3,000-3,600 (still expensive).

3. Bedford (Zip: 01730)

Distance: Adjacent to base (5-10 min via Hartwell Ave)
Median 3BR Rent: $2,800-3,400/month
School District: Bedford Public Schools (9/10 - excellent)
Why Here: Closest town to Hanscom, military-friendly, top schools
Commute: Shortest (5-10 min to gates)
Grocery/Shopping: Bedford Marketplace (Whole Foods, Target, shops)
Reality: Most popular for Hanscom families—9/10 schools, short commute, but still $2,800-3,400 rent (expensive by national standards, "affordable" for Boston metro).

Mid-Tier Off-Base (Good Value, Commute 20-30 min)

4. Burlington (Zip: 01803)

Distance: 6 miles south (15 min via I-95)
Median 3BR Rent: $2,600-3,200/month
School District: Burlington Public Schools (8/10 - strong)
Why Here: Shopping hub (Burlington Mall), good schools, more affordable
Commute: I-95 north to Hanscom Ave—moderate traffic
Reality: Slightly cheaper than Bedford/Concord ($200-400/month savings) with solid 8/10 schools. Good compromise for families on budget.

5. Billerica (Zip: 01821)

Distance: 8 miles north (20 min via Route 3)
Median 3BR Rent: $2,400-2,900/month
School District: Billerica Public Schools (7/10 - decent)
Why Here: More affordable, working-class town, space
Commute: Route 3 south to I-95—moderate traffic
Reality: Cheapest option near Hanscom with decent schools—$2,400-2,900 saves $400-900/month vs Bedford. Trade-off: 7/10 schools vs 9/10.

6. Westford (Zip: 01886)

Distance: 12 miles northwest (25 min via Route 3/I-495)
Median 3BR Rent: $2,600-3,100/month
School District: Westford Public Schools (8/10 - strong)
Why Here: Tech corridor (Littleton/Westford), good schools, newer construction
Commute: Route 3 south to I-95—light traffic off-peak
Reality: Good schools (8/10) with moderate rent—popular for tech workers and military. Longer commute (25 min) but tolerable.

Budget-Friendly Off-Base (Commute 30-40 min, Lower Cost)

7. Lowell (Zip: 01851, 01852)

Distance: 12 miles north (25 min via Route 3)
Median 3BR Rent: $2,000-2,600/month
School District: Lowell Public Schools (6/10 - below average, some charter schools better)
Why Here: Cheapest rent near Hanscom, improving downtown, UMass Lowell presence
Commute: Route 3 south to I-95—moderate traffic
Reality: Only "affordable" option ($2,000-2,600) but schools are weak (6/10). Consider if budget is tight and kids are young (kindergarten OK, move before middle school).

Avoid These Areas

Downtown Boston: 20+ miles (45-60 min commute reverse), expensive ($4,000+ rent), urban density
Cambridge/Somerville: Expensive ($3,500-4,500 rent), brutal commute (Route 2 gridlock)
North Shore (Lynn, Salem): 30+ miles, weak schools, not worth the drive

Pro Tip: Stay within 10 miles of Hanscom (Bedford, Concord, Burlington, Billerica) for best commute. Lexington schools are incredible (10/10) but rent is painful ($3,500+).

Schools

Top School Districts (Off-Base)

Lexington Public Schools (Best in State):

Lexington High School - 10/10 rating - #1 in Massachusetts, 99% college acceptance, elite AP programs
Reality: If you can afford $3,200-3,800 rent, these are the best schools in the state—worth the financial pain for high schoolers.

Concord-Carlisle Regional Schools (Excellent):

Concord-Carlisle High School - 9/10 rating - Strong academics, historic town culture
Reality: Excellent schools ($3,000-3,600 rent), short commute (10 min)—solid choice.

Bedford Public Schools (Excellent):

Bedford High School - 9/10 rating - Strong STEM, sports, arts
Reality: Most popular for Hanscom families—9/10 schools, closest to base, $2,800-3,400 rent (still expensive but "best value" for Boston metro).

Burlington Public Schools (Strong):

Burlington High School - 8/10 rating - Solid academics, good sports
Reality: Good compromise—8/10 schools, $2,600-3,200 rent, 15-min commute.

Westford Public Schools (Strong):

Westford Academy - 8/10 rating - Tech-focused, strong STEM programs
Reality: Good schools (8/10), moderate rent ($2,600-3,100), longer commute (25 min).

Billerica Public Schools (Decent):

Billerica Memorial High School - 7/10 rating - Adequate, not elite
Reality: Cheapest near Hanscom ($2,400-2,900) with decent schools (7/10). Trade-off: savings vs school quality.

No On-Base Schools

Hanscom has no DoDEA schools. All military kids attend local public schools. This makes choosing the right town critical for school quality.

Pro Tip: Massachusetts public schools are top 5 in the nation—even "average" schools (7/10) are decent. But gap between Lexington (10/10) and Lowell (6/10) is massive.

Compare school ratings across neighborhoods: Base Navigator → shows real-time school data for Boston metro

Local Intel

Cost of Living

Overall: 45% higher vs. national average — Boston metro is 5th most expensive in US
Housing: 80% higher vs. national average — Rent is BRUTAL ($2,800-3,800 typical)
Groceries: 20% higher vs. national average — Whole Foods/Stop & Shop expensive
Gas: 15% higher vs. national average — $3.50-4.50/gallon typical

Monthly Budget for E5 with 2 Kids:

Rent (3BR Bedford): $3,000
Utilities (electric, gas heat, internet, trash): $300 (heating oil/gas expensive in winter)
Groceries: $1,000 (commissary + local grocery mix)
Gas: $250 (10-mile daily commute)
Childcare (if needed): $1,800-2,500/month (daycare) or $0 (on-base CDC wait list 6-12 months)
Misc (dining, entertainment): $500

Total: $6,850/month (with childcare) or $5,050 (without)

BAH Coverage: E5 BAH with dependents (Hanscom) = ~$3,300/month (2025). BAH covers rent + utilities but no buffer. Groceries/gas/childcare come from base pay—expect tight budget.

Savings Potential: Minimal—Boston is expensive. Expect to break even or pay $200-500/month out-of-pocket for housing gap.

State Taxes: Massachusetts has 5% flat income tax on military pay (one of only 12 states that tax military). E5 with dependents expect $300-500/month withheld. This is a hidden cost many airmen miss.

Pro Tip: Hanscom is expensive—not a savings assignment. Budget carefully. Use commissary (saves 20-30%), avoid Boston restaurants ($20-35/entree), and plan for $300-500/month state tax hit.

Traffic & Commute Reality

AM Rush (0630-0800):

Route 2 West to Hanscom (from Lexington): Heavy gridlock (20-30 min)
I-95 North to Hanscom Ave (from Burlington): Moderate (15-20 min)
Route 3 South to I-95 (from Billerica/Westford): Moderate (20-25 min)

PM Rush (1600-1730):

Route 2 East from Hanscom (to Lexington): Heavy gridlock (30-40 min)
I-95 South from Hanscom Ave: Moderate (15-20 min)

Weekend Traffic:

Route 2/I-95 light on weekends (Boston city traffic separate)

Pro Tip: Route 2 is notorious for gridlock—avoid living east of Hanscom (Lexington direction) if possible. Bedford/Concord (west/adjacent) have shorter, easier commutes.

Commissary & Exchange

Hanscom Commissary:

Medium-sized, well-stocked (full grocery selection)
Open 7 days/week (0900-1900 weekdays, 0800-1800 weekends)
Save 20-30% vs local grocery stores (Stop & Shop, Whole Foods very expensive)

Hanscom Exchange (BX):

Medium-sized (electronics, clothing, food court, barber, Class Six)
Gas station (10-15 cents/gallon cheaper than off-base)

Off-Base Shopping:

Stop & Shop (everywhere) - Standard grocery chain, pricey
Whole Foods (Bedford, Lexington, Burlington) - Organic/premium, very expensive
Trader Joe's (Burlington) - Good value, unique items
Market Basket (Billerica) - Cheapest off-base option (20-30% cheaper than Stop & Shop)

Reality: Commissary is essential at Hanscom—off-base groceries are 20-40% more expensive. Use commissary for staples, Market Basket (Billerica) for budget shopping.

Weather & Climate

Four Seasons:

Spring (Mar-May): 50-70°F, rainy, mud season
Summer (Jun-Aug): 80-90°F, humid, thunderstorms
Fall (Sep-Nov): 50-70°F, beautiful foliage (peak Oct), best season
Winter (Dec-Feb): 20-40°F, snowy (40-60 inches/year), ice storms

Military Considerations:

Winter driving: Snow/ice common (Dec-Mar), need winter tires or AWD
Heating costs: Expensive ($200-400/month winter for heating oil/gas)
Snow removal: Off-base renters confirm who shovels driveway (landlord vs tenant)

Pro Tip: New England winters are REAL—budget for snow tires ($600-800) and heating costs ($200-400/month winter).

What's It Like to Live at Hanscom AFB?

High-Tech Culture & Quality of Life

Deployment Reality:
Hanscom is LOW deployment tempo. As an AFMC research & development installation, most jobs are engineering, research, cybersecurity, and program management—not combat. Expect TDYs (weeks/months) more than deployments. Most airmen spend entire tour at Hanscom without deploying.

Typical High-Tech Culture:

Civilian Mix: 2,000+ civilians/contractors (MIT Lincoln Lab adjacent, high-tech culture)
Advanced Degrees Common: Many airmen/civilians have master's/PhDs (research mission)
MIT/Harvard Proximity: Boston is global education hub (Harvard, MIT, BU, Northeastern, Tufts)
Career Development: High-tech skills (C4ISR, cyber, AI/ML) = resume-building

Quality of Life (Pros):

✅ LOW deployment tempo: Stable family life, predictable schedules
✅ Excellent schools: Massachusetts ranks #1 in nation for education
✅ High-tech culture: MIT/Harvard proximity, intellectual environment
✅ Boston amenities: Pro sports (Red Sox, Patriots, Bruins, Celtics), world-class museums, dining, arts
✅ History/culture: Revolutionary War sites, Freedom Trail, Salem, Cape Cod nearby

Quality of Life (Cons):

❌ Very expensive: Rent $2,800-3,800, groceries pricey, state taxes 5%
❌ Traffic: Route 2 gridlock, Boston metro notorious
❌ Cold winters: Snowy (40-60 inches/year), heating costs high
❌ High cost of living: Expect to pay $200-800/month out-of-pocket for housing gap
❌ Massachusetts attitude: Not as military-friendly as South/Midwest (liberal politics, less "thank you for your service")

Honest Assessment:
Hanscom is the best assignment for high-tech career development and families who prioritize elite education—but it's financially brutal. BAH barely covers rent, state taxes bite hard ($300-500/month), and everything is expensive. Best for: Officers/senior NCOs with dual income, families with school-age kids targeting top universities, airmen wanting MIT/Harvard proximity for advanced degrees. Worst for: Junior enlisted on single income, families on tight budgets, those who prioritize financial savings.

Cost of Living Breakdown

Real Numbers (E5 with Dependents):

Bedford Example (Best Value):

Rent: $3,000/month (3BR house, 9/10 schools, 5-min commute)
Utilities: $300/month (electric, gas heat, internet, trash)
Commute: 5 min (gas $200/month)
Groceries: $1,000/month (commissary + local mix)
Childcare: $2,000/month (off-base daycare) or $0 (on-base CDC)
Misc: $500

Total Monthly: $7,000 (with childcare) or $5,000 (without)

Lexington Example (Best Schools):

Rent: $3,500/month (3BR house, 10/10 schools - best in state)
Utilities: $300/month
Commute: 15 min (gas $250/month)
Groceries: $1,000/month
Childcare: $2,000/month
Misc: $500

Total Monthly: $7,550 (with childcare) or $5,550 (without)

BAH Reality:
E5 BAH with dependents (Hanscom) = ~$3,300/month (2025). BAH covers rent + utilities with $0-300 buffer. Bedford ($3,000 rent) fits within BAH. Lexington ($3,500 rent) exceeds BAH by $200/month. Groceries/gas/childcare come from base pay.

Savings Potential:

With Childcare: None—expect to break even or pay $200-500/month out-of-pocket
Without Childcare: Minimal ($0-300/month)

State Income Tax:
Massachusetts taxes military pay at 5% flat rate. E5 with dependents (base pay ~$70K/year) expect $300-500/month withheld for state taxes. This is a hidden cost many airmen miss when comparing BAH rates.

Pro Tip: Hanscom is NOT a savings assignment. Budget for $200-500/month housing gap + $300-500/month state taxes = $500-1,000/month financial hit vs no-tax states (Texas, Florida, Washington).

Spouse Employment & Family Life

Job Market Reality

Overview:
Boston metro has one of the strongest job markets in the nation—education, healthcare, biotech, tech, finance dominate. Unemployment very low (2-3%), wages high, but cost of living eats into gains.

Top Employers (Spouse-Friendly):

MIT Lincoln Laboratory (adjacent to Hanscom) - Research, engineering, admin ($60K-120K/year) - Security clearance required
Hanscom AFB (GS civilian jobs): Admin, IT, HR, program management ($50K-90K/year)
Boston hospitals (Mass General, Brigham, Beth Israel): Nursing, admin, medical support ($50K-85K/year)
Biotech (Biogen, Moderna, Pfizer): Research, lab tech, admin ($55K-100K/year)
Tech (Amazon, Google, Microsoft): Software, IT, admin ($80K-150K/year)
Remote Work: Many Boston companies remote-friendly (best option to avoid commute)

Typical Salaries (Boston Metro):

Retail/Hospitality: $16-22/hr (higher than national avg but not enough for Boston COL)
Office Admin: $22-32/hr ($46K-66K/year)
Registered Nurse: $40-55/hr ($83K-114K/year) - highest RN pay in nation
Software Engineer: $100K-180K/year (Boston tech salaries rival Bay Area)
Teacher (MA public schools): $55K-85K/year (highest teacher pay in nation)

Reality Check:
Boston wages are 30-50% above national average BUT cost of living is 45% higher—purchasing power is break-even or worse. $70K/year in Boston = $50K/year purchasing power after rent/taxes. Dual income is essential at Hanscom—single-income families struggle.

Childcare Availability

On-Base CDC:

Hanscom Child Development Center - $700-1,300/month (rank/income based)
Wait List: 6-12 months typical (apply immediately after PCS orders)
Hours: 0630-1730 weekdays

Off-Base Daycare:

Cost: $1,800-2,500/month (full-time, infant/toddler) - among highest in nation
Availability: Limited, high demand, long wait lists
Quality: High (Massachusetts licensing standards strict)

Pro Tip: On-base CDC saves $1,000-1,500/month vs off-base. Apply day you get PCS orders—wait list is long but savings are massive.

Family Life & Recreation

What Makes Hanscom Great for Families:

✅ Best schools in nation (Massachusetts #1, Lexington 10/10)
✅ Boston culture (museums, sports, history, arts)
✅ MIT/Harvard proximity (educational opportunities, intellectual environment)
✅ Low deployment tempo (stable family life)
✅ Four seasons (beautiful fall foliage, winter activities)

Challenges for Families:

❌ Very expensive (rent $2,800-3,800, childcare $1,800-2,500)
❌ State taxes (5% on military pay = $300-500/month)
❌ Traffic (Route 2 gridlock, Boston metro brutal)
❌ Cold winters (snowy, heating costs high)

Family Activities (Free/Low-Cost):

Freedom Trail: Free walking tour (16 historic sites, Boston downtown)
Boston Common/Public Garden: Free parks (swan boats $4)
Minuteman National Park: Free (Revolutionary War sites, Lexington/Concord)
Walden Pond: $15 parking (Thoreau's cabin site, swimming, hiking)

Family Activities (Paid):

Museum of Science: $29 adult, $24 child (hands-on exhibits, planetarium)
New England Aquarium: $35 adult, $26 child (IMAX, penguin exhibit)
Red Sox at Fenway: $30-200 (historic ballpark)
Patriots/Bruins/Celtics: $50-300 (pro sports)

Common Questions About Hanscom AFB

Q: Is Hanscom AFB a good duty station?
A: Yes, if you prioritize education and career development over financial savings. Low deployment tempo, elite schools (Massachusetts #1 in nation), MIT/Harvard proximity, and high-tech culture are incredible—but cost of living is BRUTAL (rent $2,800-3,800, state taxes 5%). Best for dual-income families, officers/senior NCOs, or those wanting advanced degrees. Worst for junior enlisted on single income.

Q: Can I afford Hanscom on E5 pay?
A: Barely—BAH covers rent but leaves no buffer. E5 BAH ~$3,300/month covers Bedford ($3,000 rent) or Billerica ($2,400-2,900) but NOT Lexington ($3,500). Add state taxes ($300-500/month) + expensive groceries + childcare ($1,800-2,500) = very tight budget. Dual income highly recommended.

Q: What are the best towns for Hanscom families?
A: Bedford (best value: 9/10 schools, $2,800-3,400 rent, 5-min commute). Concord (9/10 schools, $3,000-3,600 rent, 10-min commute). Lexington (10/10 schools - best in state - but $3,200-3,800 rent, financial pain). Billerica (cheapest: 7/10 schools, $2,400-2,900 rent, 20-min commute). Most families choose Bedford or Concord.

Q: How bad are Massachusetts state taxes?
A: 5% flat tax on military pay—one of only 12 states that tax military income. E5 with dependents (base pay ~$70K/year) = $3,500/year = $300/month withheld. E7 (~$90K) = $375/month. This is a hidden cost many airmen miss. No-tax states (Texas, Florida, WA) save you $300-500/month.

Q: What's the deployment tempo like at Hanscom?
A: Very low—Hanscom is AFMC research & development, not combat. Most jobs are engineering, cyber, program management. Expect TDYs (weeks/months) more than deployments. Most airmen spend entire 3-4 year tour without deploying. This is a family-stable assignment.

Q: Can my spouse find a job in Boston?
A: Yes—excellent job market. Boston has education, healthcare, biotech, tech, finance. Top employers: MIT Lincoln Lab ($60K-120K, clearance required), hospitals ($50K-85K RN), biotech ($55K-100K), tech ($80K-150K). Wages 30-50% above national avg BUT cost of living eats gains. Dual income is essential at Hanscom.

Q: Are Boston people military-friendly?
A: Not really—Massachusetts is liberal, less "thank you for your service" culture than South/Midwest. Most civilians are polite but not overly military-appreciative. Hanscom is small base (3,000 active duty) so low military visibility. Cambridge/Boston can be hostile to military (anti-war sentiment). Suburbs (Bedford, Concord, Lexington) are neutral/polite.

Q: Is it worth it to live in Lexington for the 10/10 schools?
A: Depends on your budget and kids' ages. Lexington schools are #1 in Massachusetts, 99% college acceptance, elite AP programs—if you have high schoolers targeting Ivy League, worth the pain ($3,500 rent, $500/month over BAH). If kids are young (elementary) or budget is tight, Bedford (9/10) or Concord (9/10) are better value ($200-500/month cheaper, still excellent schools).

Next Steps

Planning Your Hanscom PCS

1. Choose Town Based on Budget & Schools
Lexington (10/10, $3,500), Bedford (9/10, $3,000), Concord (9/10, $3,000), or Billerica (7/10, $2,500)—school quality varies, rent varies even more.

2. Apply for On-Base CDC
Hanscom Child Development Center wait list is 6-12 months—apply day you get PCS orders. Saves $1,000-1,500/month vs off-base.

3. Calculate Your Budget
Use our PCS Copilot → to generate your custom 180-day timeline with JTR-compliant entitlements and Boston-specific cost projections (including MA state tax impact).

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

4. Prepare for State Taxes
Massachusetts taxes military pay at 5%—budget $300-500/month withheld. LES Auditor → ensures your state tax withholding is correct.

5. Budget for Winter
Snow tires ($600-800), heating costs ($200-400/month winter), snow removal—New England winters are expensive.

6. Ask Questions
Use Ask Military Expert → for specific Hanscom questions—our AI has 6,539 military knowledge embeddings including Boston cost of living intel.

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
Hanscom AFB Official Site - Base information, contacts, welcome packets
Massachusetts.gov - State tax information, licensing, resources

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

Hanscom AFB PCS Guide - Housing & Local Intel