Your orders say Alaska. Maybe you are thrilled. Maybe you just looked up how much daylight Anchorage gets in December. Either way, you have a short window to make a big decision, often from thousands of miles away.
About two thirds of the clients I help are military and VA buyers, most of them headed to Joint Base Elmendorf Richardson. I have lived in Alaska since I was two years old, and I have watched buyers make great moves here and others make expensive ones. The difference is almost always information.
Here is everything I wish every service member knew before buying a home near JBER.
$0
DOWN PAYMENT
with full VA entitlement
$0
MONTHLY PMI
VA loans never charge it
0%
STATE INCOME TAX
Alaska has none
24/7
BONIFACE & RICHARDSON
gates never close
01 | YOUR BIGGEST ADVANTAGE
Your VA Loan, Explained Simply
The VA home loan is one of the best benefits you earned, and in Alaska it does a lot of heavy lifting. Here is what matters most:
- No down payment when you have full entitlement, which keeps your savings free for the move itself.
- No VA loan limit with full entitlement. Your budget is set by your lender approval, not a county cap.
- No monthly mortgage insurance. On a conventional loan with little down, that alone can cost you a few hundred dollars a month.
- A one time funding fee that can be rolled into the loan, and is waived completely for many veterans with a service connected disability.
VA Funding Fee on a Home Purchase
Percent of the loan amount, paid once
| DOWN PAYMENT |
FIRST USE |
AFTER FIRST USE |
| Less than 5% |
2.15% |
3.3% |
| 5% to 9.9% |
1.5% |
1.5% |
| 10% or more |
1.25% |
1.25% |
Waived for: veterans receiving or eligible for VA disability compensation, Purple Heart recipients, eligible surviving spouses, and service members with an approved pre discharge disability claim.
Your lender will confirm your exact fee and your Certificate of Eligibility. Ask for both early.
02 | KNOW YOUR NUMBERS
2026 BAH at JBER
Anchorage BAH is one of the stronger housing allowances in the country, and many buyers use it as the starting point for their monthly budget. Here is what selected pay grades receive in 2026 with dependents:
Monthly BAH With Dependents
Anchorage housing area, 2026 rates
■ Enlisted ■ Officer
BAH is set yearly by the Department of Defense. Look up your exact rate with the official DoD BAH calculator.
My honest advice: treat BAH as a guide, not a target. Alaska homes come with real winter costs like heating and snow removal, so I help every buyer build a payment that still feels comfortable in January.
03 | WHERE TO LIVE
Neighborhoods That Work With a JBER Commute
JBER sits on the north and east side of Anchorage, with gates on several sides of the base. Which gate you use each morning should shape where you look. Drive times change with traffic, weather and your unit's location, so I map the real commute for every home we consider.
FAN FAVORITE
Eagle River
Mountain views, quick trail access and an easy run down the Glenn Highway to the Richardson side of base.
Closest gate: Richardson
⏱ About 10 min to the gate (about 9 miles)
CLOSEST IN
East Anchorage & Muldoon
Minutes from two gates, with a wide range of prices and plenty of options for first time buyers.
Closest gates: Muldoon, Boniface
⏱ About 7 min to the gate (about 2.5 miles to Muldoon)
MORE LAND
Chugiak
Bigger lots and more elbow room, still inside the Municipality of Anchorage and on the Glenn Highway corridor.
Closest gate: Richardson
⏱ About 15 min to the gate (about 13 miles)
CITY LIVING
Midtown & Downtown
Restaurants, errands and condo or townhome options, with the Government Hill gate close to downtown.
Closest gates: Government Hill, Boniface
⏱ Downtown: about 5 min | Midtown: about 17 min
MORE HOUSE
Wasilla & Palmer
More square footage for your budget and lakes everywhere. The tradeoff is a longer drive and winter roads.
Closest gate: Richardson
⏱ About 35 min to the gate (about 35 miles)
Drive Time to the Nearest JBER Gate
From the center of each area, normal daytime traffic
Downtown to Government Hill gateabout 5 min
East Anchorage & Muldoon to Muldoon gateabout 7 min
Eagle River to Richardson gateabout 10 min
Chugiak to Richardson gateabout 15 min
Midtown to Boniface gateabout 17 min
Palmer to Richardson gateabout 34 min
Wasilla to Richardson gateabout 35 min
Based on Google Maps drive times in November 2026. Rush hour, snow and where your unit is on base can add 5 to 15 minutes or more.
JBER Gate Hours at a Glance
| Richardson |
Open 24/7 |
| Boniface |
Open 24/7 |
| Muldoon |
6 a.m. to 10 p.m. weekdays |
| Government Hill |
6 a.m. to 9 p.m. daily |
Hours change during exercises and construction. Always check the official JBER base access page.
04 | YOUR GAME PLAN
Your PCS Home Buying Timeline
1
90+ DAYS BEFORE YOUR REPORT DATE
Get preapproved
Request your Certificate of Eligibility and a VA preapproval from a lender who closes VA loans in Alaska regularly.
2
60 TO 90 DAYS OUT
Strategy call and virtual tours
We talk budget, commute and lifestyle. I preview homes in person and walk you through the best ones on live video.
3
30 TO 60 DAYS OUT
Offer, inspection and VA appraisal
I write an offer built to win with VA financing, attend the inspection and send you photos and video of everything.
4
CLOSING
Close on your schedule
Closing can often be handled from wherever you are stationed, timed so your keys are ready when you land.
5
WELCOME TO ALASKA
Keys, plus a local team
You get my trusted vendor list, winter prep tips and a real person to call when the first snow hits.
05 | BUILT FOR ALASKA
The Winter Ready Checklist
Finishes are easy to change. These are not. I check every one of them before you write an offer.
✓Heat source and age. Furnace or boiler, water heater, and recent utility bills.
✓Arctic entry. A small entry room that keeps the cold, snow and gear out of your living space.
✓Garage. A heated or attached garage makes dark winter mornings far easier.
✓Driveway slope. A steep driveway with a view can become a real problem in January.
✓Earthquake history. Foundation notes and inspection findings, reviewed early.
✓Well and septic. Common in the Valley, and VA appraisals have water and septic standards we plan for up front.
06 | THINK TWO MOVES AHEAD
Buy With Your Next PCS in Mind
You will probably leave Alaska someday, so the best purchase is one that works on the way out too. When you PCS, you will either rent the home or sell it, and both choices start with what you buy today.
- Rental appeal: homes near the gates with good layouts tend to rent well, since there is steady demand from incoming service members.
- Resale appeal: VA loans can be assumed by a qualified buyer with lender approval, which can be a real selling point if rates rise.
- Your entitlement: keeping a VA loan open on a rental can affect how much entitlement you have for your next purchase. Talk it through with your lender before you decide.
07 | ALASKA PERKS
Money Perks of Living in Alaska
No State Income Tax
And no statewide sales tax. Some local areas do charge a sales tax.
The PFD
Alaska residents may qualify for the annual Permanent Fund Dividend after meeting residency rules. Check the official PFD rules for details.
Property Tax Relief
Veterans with a service connected disability rating of 50% or more may qualify to exempt up to $150,000 of assessed value. Residency and occupancy rules apply.
Rules and amounts are current as of November 2026. Confirm details with your lender, the VA and your local assessor.
ORDERS IN HAND?
Let's Get You Home.
Thank you for your service. Send me your report date and I will build your PCS home plan, with homes, commutes and a timeline that fits your orders.
START MY PCS PLANCALL 907.632.3661
Lorrie Seward
REALTOR® | LUXURY AGENT
Lorrie Seward Realty with Real Broker LLC
Anchorage • Eagle River • Chugiak • Wasilla • Palmer
420 W Tudor Rd #A440, Anchorage, AK 99503
EQUAL HOUSING OPPORTUNITY
Lorrie Seward Realty with Real Broker LLC is committed to the Fair Housing Act and equal opportunity in housing. Services are available to all buyers and sellers. This article is general information, not legal, tax or lending advice. Loan terms, BAH, funding fees, exemptions, gate hours and drive times can change; confirm with your lender, the VA, the Department of Defense and official sources. Lorrie Seward Realty is not affiliated with or endorsed by the Department of Veterans Affairs, the Department of Defense or JBER.
