JBLM PCS Guide: BAH Rates, Housing, Schools & Local Intel

BLUF (Bottom Line Up Front)

JBLM (Joint Base Lewis-McChord) is the largest joint base on the West Coast with 25,000 active duty personnel.

Key Numbers:

• BAH vs. Rent: Tight fit (high cost area, BAH stretched)
• Median 3BR Rent: $2,100/month (manageable)
• School Quality: Puyallup and University Place (7-8/10), avoid Tacoma city schools (5-6/10)
• Cost of Living: High, but Pacific Northwest quality of life is excellent

What This Guide Covers: Housing neighborhoods with real prices, school ratings by name, and Pacific Northwest military life intel.

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Quick Facts

Installation Overview:

• Official Name: Joint Base Lewis-McChord (JBLM)
• Location: Tacoma, WA (Pierce County)
• Size: 414,000 acres (largest DoD employer in Pacific Northwest)
• Population: 25,000 active duty + 30,000 family members
• Branch: Joint (Army + Air Force)
• Major Units: I Corps, 2nd Infantry Division, 7th Infantry Division, 62nd Airlift Wing
• Climate: Pacific Northwest - mild/rainy (40-75°F), dry summers
• Nearest Major City: Seattle (40 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

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

Key Insight: BAH covers rent in most good neighborhoods. Puyallup and University Place both fit within BAH with top schools. Avoid Parkland/Spanaway (cheaper but rough). Seattle-area housing is insane—don't even think about it.

Housing Neighborhoods (Ranked)

Top Tier - Best Value

1. Puyallup

• Median Rent: $2,200/month (3BR house)
• Commute: 15-20 min to Main Gate
• Schools: 7-8/10 (Puyallup School District)
• Why It's Good: Best schools near base, safe, family-friendly, good shopping
• Watch Out For: Traffic on Highway 512 during rush hour

2. University Place

• Median Rent: $2,100/month
• Commute: 10-15 min to North Gate
• Schools: 7-8/10 (University Place SD)
• Why It's Good: Close to base, good schools, safe, established neighborhoods
• Watch Out For: Some older housing stock, check condition

3. Lakewood

• Median Rent: $1,900/month
• Commute: 5-10 min to Main Gate
• Schools: 6-7/10 (Clover Park SD - improving)
• Why It's Good: Closest to base, affordable, improving rapidly
• Watch Out For: Western Lakewood near Tillicum is sketchy, stay east

Avoid / Know What You're Getting Into

Parkland/Spanaway

• Why: High crime, poor schools (5/10), gang activity
• Exception: Some rural Spanaway areas are okay, but generally avoid

Tillicum

• Why: High crime, avoid after dark, known problem area
• Exception: None. Just don't.

On-Base Housing

• Wait Time: 30-120 days depending on bedroom count and rank
• Quality: 7-8/10 - Recently renovated, good quality
• Communities: Lewis Main, McChord Heights, Beachwood, Madigan
• Recommendation: High quality after recent renovations. McChord Heights and Lewis Main are best. Zero commute worth it.

Apply for on-base housing: Balfour Beatty Communities (253) 967-2675

Schools That Don't Suck

Top Elementary Schools

• Spinning Elementary (Puyallup) - 8/10 - Puyallup
• Woodland Elementary (University Place) - 8/10 - University Place
• Pioneer Elementary (Puyallup) - 8/10 - Puyallup

Top Middle Schools

• Aylen Junior High (Puyallup) - 8/10 - Puyallup
• Curtis Junior High (University Place) - 7/10 - University Place

Top High Schools

• Puyallup High - 8/10 - Puyallup
• Curtis High (University Place) - 7/10 - University Place
• Emerald Ridge High (Puyallup) - 8/10 - South Puyallup

Schools to Avoid

• Most Tacoma Public Schools - 5-6/10 - Struggling district
• Spanaway Lake High - 5/10 - Poor test scores, safety concerns

School District Info: Puyallup SD (best), University Place SD (good), Clover Park SD (improving). Register early—open enrollment available. Puyallup SD

For live school ratings and neighborhood analysis: Base Navigator →

Local Intel (What You Actually Need to Know)

Cost of Living

• vs. National Average: 25% higher (Pacific Northwest premium)
• Groceries: Commissary is solid. Fred Meyer and Safeway off-base are 15-20% more.
• Gas: $4.00-4.50/gal (expensive)
• State Taxes: Washington has NO state income tax. But high sales tax (10.3%).

Traffic & Commute

• Rush Hour: I-5 is hell 7-9am and 4-7pm. Highway 512 backs up too.
• Best Gates: North Gate (University Place), Main Gate (Lakewood)
• Pro Tip: Use side roads (Bridgeport Way, Steilacoom Blvd) during rush hour. Way faster than I-5.

Commissary & BX/PX

• Best Times: Weekday mornings (9-11am)
• Worst Times: Saturday (any time), payday weekends
• Off-Base Alternative: Costco (essential), Fred Meyer, WinCo (cheap bulk)

Things You Should Know

• Rain: It rains 150+ days/year. You'll need good rain gear and vitamin D supplements. Accept it.
• Mountains Everywhere: Mt. Rainier is stunning. Clear day = "the mountain is out" (local saying).
• Outdoor Paradise: Hiking, skiing, camping, boating—this is why you're here. Use it.
• Seattle Traffic: Don't commute from Seattle. Just don't. It's 90 min each way (or more).
• Evergreen = Always Green: Trees don't change color in fall. It's just green year-round.

Hidden Gems

• Mt. Rainier National Park - 90 min, world-class hiking
• Point Defiance Park - Tacoma, zoo + beach + trails
• Seattle Day Trip - Pike Place Market, Space Needle, food scene
• Crystal Mountain - 2 hours, best skiing near JBLM

Areas to Avoid After Dark

• Parkland/Spanaway - High crime, gang activity
• Tillicum - Avoid completely
• Hilltop (Tacoma) - Historic gang area, still sketchy

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What's It Like to Live at Joint Base Lewis-McChord?

Real Talk: JBLM is the Pacific Northwest's premier Army installation, home to I Corps and 2nd Infantry Division. High deployment tempo with Stryker brigades rotating regularly. But you're living in Washington with mountains, forests, and Seattle culture nearby—if you can handle the rain.

Deployment Tempo:

• I Corps / 2ID Stryker BCTs: Very High—9-12 month rotations to Korea/Middle East every 18-24 months
• JBLM Aviation: High—frequent deployments supporting BCTs
• Support Units: Moderate—fewer deployments but heavy field training at Yakima

Quality of Life:

• Affordable-ish: BAH covers rent with $100-200 buffer (tight but doable)
• Pacific Northwest Life: Mountains, forests, Puget Sound—outdoor paradise
• Rain Reality: 200+ days of rain/year, overcast Oct-June, get used to it
• Seattle Access: 1 hour north for culture/food/tech job opportunities

The Good:

• Incredible outdoor access (Mt Rainier, Olympics, hiking, skiing)
• Seattle 1 hour away (Pike Place, tech scene, restaurants)
• No state income tax (Washington)—bigger paychecks
• Mild climate (40-70°F year-round, rarely extreme)

The Not-So-Good:

• Rain. Lots of rain. Seasonal depression is real here.
• BAH is tight—Tacoma rent has climbed, not much pocket money
• High deployment tempo = frequent family separations
• I-5 traffic to Seattle is brutal on weekends

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Cost of Living Breakdown

Cost of Living

Overall: +15% higher — More expensive than most of US
Housing: +25% higher — Rent has climbed, BAH is tight
Groceries: +10% higher — West Coast prices
Utilities: -15% lower — Mild climate, minimal AC/heat
Transportation: +8% higher — Gas $4/gal, Seattle commute costs
Healthcare: N/A — Tricare/Madigan Army Medical Center

Monthly Budget (E5 with 2 kids, off-base):

• Rent: $2,100 (3BR house in Lakewood/Spanaway)
• Utilities: $150-200 (electric/water/internet—minimal AC, some heat)
• Groceries: $900 (family of 4, commissary + Fred Meyer mix)
• Gas: $200 (two cars, commute 20-30 min)
• Childcare: $800-1,200 (if needed—CDC waitlist 9-12 months)
• Entertainment: $300-400 (Seattle trips, outdoor activities)
• Total: $4,450-5,100/month

BAH vs. Reality (E5 with dependents):

• BAH Coverage: Tight—expensive market, rent maxes BAH
• Savings Potential: Minimal—need affordable housing to save
• Median Rent: $2,100/month
• Buffer: $180/month (tight, but workable)

State Taxes:

• Washington: 0% state income tax
• Military pay is exempt (no state tax period)
• Seattle has high sales tax (10.3%) but no income tax

Pro Tips to Save Money:

• Shop commissary for everything (20-30% savings critical here)
• Live in Lakewood/Spanaway instead of Puyallup (save $200-300/month)
• Use free outdoor activities (hiking, state parks, beaches)
• Seattle is expensive—limit trips or budget blows up
• No AC needed—save on utilities compared to other bases

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Spouse Employment & Family Life

Job Market Reality: Tacoma's economy is military + healthcare + logistics (port). Seattle (1 hour) has massive tech scene but that commute gets old. Remote work for Seattle companies is the sweet spot.

Top Spouse Employers:

1. Healthcare: MultiCare Health System, CHI Franciscan (RNs start $75K+)
2. On-Base Contractors: DynCorp, PAE, KBR (admin, logistics, IT)
3. Retail/Tech: Amazon fulfillment, Fred Meyer, Costco (decent pay + benefits)
4. Education: Clover Park/Bethel school districts (teachers start $50K)
5. Remote Work: Huge—many spouses work remote for Seattle tech companies

Average Spouse Salaries:

• Healthcare (RN): $75,000-90,000 (WA pays well for nurses)
• On-base contractor (admin): $40,000-55,000
• Retail/warehouse: $35,000-50,000
• Teaching (WA): $50,000-70,000

Military Spouse Preference:

• JBLM has large NAF workforce (CDC, MWR, fitness centers)
• Army Community Service job assistance programs
• MyCAA grants available
• Seattle tech companies hire remote—great opportunity

Childcare Situation:

• CDC Waitlist: 9-12 months (get on list at PCS orders)
• Off-Base Daycare: $250-350/week per child
• FCC (Family Child Care): On-base home providers, $200-300/week
• School-Age: Before/after school programs $100-150/week

For Families:

• Schools: Live in Puyallup for best schools (9/10), or Lakewood/Spanaway (6-7/10)
• Activities: Mt Rainier, Olympic Peninsula, skiing, hiking, Seattle museums
• Support: Massive Army spouse community—Stryker spouse groups very active

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Common Questions About JBLM

Q: Is JBLM a good duty station? A: If you love the outdoors and can handle rain, it's amazing. Stryker brigades are high-speed with heavy deployment tempo. The PNW lifestyle is incredible but the weather is an acquired taste.

Q: Should I live on-base or off-base? A: Off-base in Lakewood or Puyallup. On-base housing is 6/10 quality with long waitlists. Off-base gets you better schools and you'll pocket $100-200/month from BAH.

Q: How bad is the rain really? A: 200+ days of rain/overcast per year. Oct-June is gray and drizzly (not downpours, just constant mist). You'll either love it or hate it. Vitamin D supplements help.

Q: Can I avoid deployments at JBLM? A: Not if you're in a Stryker BCT. 2ID brigades rotate to Korea and Middle East regularly. Support units deploy less but still do Yakima training rotations.

Q: What's the best neighborhood for families? A: Puyallup (best schools 9/10, safest, but pricey) or Lakewood/Spanaway (affordable, decent schools 6-7/10). Avoid Tacoma's Hilltop neighborhood.

Q: What about Seattle? A: 1 hour north. Amazing food, culture, tech jobs. But I-5 traffic on weekends is brutal. Many spouses commute or work remote for Seattle companies.

Q: Can my spouse find work? A: Yes—healthcare pays well ($75K+ for RNs), Seattle tech companies hire remote, on-base contracting is strong. Job market is solid.

Q: What's there to do? A: Mt Rainier, Olympic National Park, skiing, hiking, Puget Sound, Seattle day trips. If you love outdoors, you'll never be bored. If you need sunshine, you'll struggle.

Next Steps: Your PCS Toolkit

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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: 2025-11-10. Garrison Ledger is an independent resource and is not affiliated with the Department of Defense.