Fort Cavazos & the Bell County Housing Market
Fort Cavazos — formerly Fort Hood, the name restored as of July 2026 — is the largest active-duty Army installation in the Western Hemisphere, home to approximately 36,000 active-duty personnel and their families. It sits in Bell County, Texas, roughly 60 miles north of Austin on I-35.
The installation drives housing demand across four distinct cities: Killeen, Harker Heights, Belton, and Temple. Each has a different commute, price range, school district, and lifestyle. Choosing the wrong one costs money — and costs you options when your next set of orders arrives.
Bell County is currently a buyer’s market. Temple’s median sold price is $265,000 (down ~4% YoY), inventory sits at approximately 6.9 months of supply, and homes average 69 days on market. Builders across Killeen, Temple, and Harker Heights are offering rate buydowns and closing cost incentives — which stack well with VA financing. This is a favorable window for incoming military buyers.
The BAH (Basic Allowance for Housing) rate for an E-6 with dependents at Fort Cavazos is approximately $1,500/month as of 2026, per DFAS. That amount covers a mortgage on a home in the $220,000–$255,000 range in Killeen or Harker Heights — meaning buying rather than renting is mathematically viable for most mid-grade enlisted families on a standard 2–3 year tour.
On-Base vs. Off-Base Housing: What the Math Actually Says
On-base housing at Fort Cavazos is privatized through Corvias Military Living. It’s an option — but it comes with real tradeoffs that most incoming families don’t find out until they’re already on a waitlist.
When you live in government or privatized on-base housing, you surrender your BAH directly to the housing contractor. You pay nothing out of pocket — but you also build zero equity. Every month you live on base is a month of potential equity accumulation you handed to Corvias instead.
Off-base, you keep your BAH and apply it toward a mortgage. Over a 3-year tour at $1,500/month, that’s $54,000 in mortgage payments — a meaningful portion of which goes to principal reduction and equity if you bought rather than rented.
| Factor | On-Base (Corvias) | Off-Base (Buy) | Off-Base (Rent) |
|---|---|---|---|
| Monthly out-of-pocket cost | $0 (BAH surrendered) | $0–$200 over BAH | $0–$300 over BAH |
| Equity built | None | Yes — every payment | None |
| Asset when you PCS | None | Sell, rent, or IRRRL | None |
| Waitlist risk | High (peak PCS May–Aug) | None | None |
| School district control | Limited by assignment | You choose the neighborhood | You choose the neighborhood |
| Flexibility on next orders | Walk away, no assets | Rent it out or sell | Walk away, no assets |
Bottom line: On-base housing makes sense if you have less than 18 months on your orders, if your family situation makes off-base logistics difficult, or if your rank doesn’t support a purchase. For everyone else — especially E-6 and above with dependents — off-base buying is almost always the stronger financial move in Bell County’s current market.
Should You Buy or Rent on BAH? The Numbers for Bell County
The buy-vs-rent question has a different answer in Bell County than it does in most high-cost markets. Housing is affordable enough here that BAH at mid-grade enlisted ranks actually covers a mortgage — not just rent. Here’s what that looks like in practice.
BAH: ~$1,500/month
Median 3BR home in Killeen: ~$220,000
VA loan (0% down), 6.5% rate: ~$1,392/month (P&I)
+ Property taxes (Killeen ~1.98%): ~$363/month
+ Homeowners insurance: ~$120/month
Total PITI: ~$1,875/month — approximately $375 over BAH.
Comparable 3BR rental in Killeen: ~$1,460/month — no equity, no asset.
Gap to buy: ~$375/month. Equity built over 36 months at current rates: ~$8,400+ in principal reduction alone, before any appreciation.
The rank determines the city. An E-4 or E-5 on BAH without dependents is in a different budget than an O-3 with a dual-income spouse. Don’t pick your city first — run the BAH math first. We’ve built a full rank-by-rank breakdown in the BAH Calculator guide →
The break-even on buying vs. renting in Bell County is approximately 18–24 months — meaning if your orders are 2 years or longer, the math favors buying in most rank scenarios. If you’re on a 12-month remote tour cycle or heading somewhere OCONUS before 18 months, renting makes more sense.
One often-overlooked factor: disabled veterans with a 100% service-connected disability rating pay zero property taxes in Texas on their primary residence. This changes the buy-vs-rent math dramatically — it can shift a marginal buy decision into a clear one. Verify eligibility with the Bell County Appraisal District before making your housing decision.
Your 4 City Options Near Fort Cavazos
Each city near Fort Cavazos serves a different buyer profile. This is the 60-second version — the full city-by-city comparison with commute times, school ratings, BAH coverage, and neighborhood-level data lives in the dedicated guide.
| City | Commute to Main Gate | Median Home | School District | Best Fit |
|---|---|---|---|---|
| Killeen | 5–15 min | ~$220K | Killeen ISD | E-4 through E-6, budget-first |
| Harker Heights | 15–20 min | ~$332K | Killeen ISD | E-6/E-7, safer neighborhoods |
| Belton | 20–30 min | ~$320K | Belton ISD (A-rated) | O-grade, families prioritizing schools |
| Temple | 25–40 min | ~$255K | Temple ISD / Belton ISD* | O-grade, dual-income, BSW families |
*Parts of west Temple fall within Belton ISD boundaries. Always verify school zoning by address before making an offer.
Full City-by-City Comparison
Commute maps, BAH coverage by rank, school ratings, neighborhood names, and the “rank determines your city” framework — all in one place.
Read the Full ComparisonBAH Rates & Rent vs. Buy Calculator
2026 BAH rates by rank, with and without dependents — plus a purchase math breakdown showing what you can afford and what you’ll build in equity.
View BAH Rates by RankWhen to Start Your Housing Search
The single biggest mistake PCS buyers make in Bell County: waiting until they arrive to start their housing search. By the time you’re living out of a hotel on TLA (Temporary Lodging Allowance), you’re making decisions under pressure. Start 60–90 days before your report date.
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Day 90 (or when orders drop): Get VA Pre-Approved Contact a lender who does VA loans in Bell County. Pre-approval takes 1–2 weeks. You need your COE (Certificate of Eligibility), 2 months of LES, and 2 years of W-2s or tax returns. Local lenders: Extraco Banks, RBFCU. National VA specialists also work fine.
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Day 85: Contact a Buyer’s Agent Who Specializes in Military Relocation Give them your rank, dependency status, school priorities, and commute limits. A good relocation agent will shortlist neighborhoods before you visit — so you’re not wasting limited boots-on-ground time touring the wrong areas.
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Day 60–75: Virtual Tour Phase Most Bell County agents can do FaceTime walkthroughs and video tours. You do not need to be physically present to make an offer in Texas — and in a buyer’s market with 69 days average on market, you have time to be deliberate.
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Day 45–60: Make an Offer Include a military orders clause and VA financing contingency in the contract. Texas’s 5–7 day option period gives you time to do inspections and negotiate repairs before committing.
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Day 15–45: VA Appraisal + Underwriting VA loans take 30–45 days to close. The VA appraisal runs during this window. If the home appraises below purchase price, you have options — but they require negotiation. Don’t waive the VA appraisal contingency.
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At or Before Your Report Date: Close and Move In Texas closings are efficient — you sign, you get keys, you’re done. No wet signature delays, no extended escrow periods. If you started 90 days out, you should be able to close before or within days of your report date.
New construction buyers: add 30–90 days. If you’re buying new construction in Temple or Killeen, the Certificate of Occupancy must be issued before you can close. Plan accordingly — don’t put a report date at risk by cutting a new-build timeline too close.
Documents You’ll Need to Buy a Home on PCS Orders
Here is the complete document checklist for a VA loan purchase in Texas. Gather these before you contact a lender — it speeds up pre-approval significantly.
- PCS Orders — signed and dated. Your agent needs a copy to include a military orders clause in the purchase contract, which protects you if orders are rescinded.
- Certificate of Eligibility (COE) — most VA-approved lenders pull this directly from the VA portal. You can also download it from VA.gov. If you’ve used VA entitlement before, bring records of any prior VA loan.
- Leave and Earnings Statement (LES) — most recent 2 months. Your lender will use this to document income and BAH entitlement.
- W-2s or Federal Tax Returns — 2 years. Required by VA underwriting guidelines.
- Government-issued ID — Military ID plus driver’s license or passport.
- DD-214 (if separated/retired) — for Veterans using a VA loan rather than active-duty service members.
- Bank statements — 2–3 months, showing any funds needed for closing costs, earnest money, or option fee. VA loans are zero down — but closing costs are still real (typically $3,000–$6,000 in Bell County).
VA loans do not require a down payment, but closing costs exist. In Bell County’s current buyer’s market, seller concessions are negotiable — and per recent MLS data, over 90% of Texas sales include some form of seller concession. It’s standard practice to ask the seller to cover a portion of your closing costs. A good buyer’s agent structures this into your offer automatically.
Texas Contract Terms Every VA Buyer Needs to Understand
Texas real estate contracts have a few features that are different from other states — and that matter especially for VA buyers and military families. Understanding these before you make an offer prevents surprises.
| Contract Term | What It Means for You |
|---|---|
| Option Period (5–7 days typical) | You pay a small, non-refundable option fee (typically $200–$500) to the seller for the right to terminate the contract for any reason during the option period. This is your inspection window. Do not waive it. |
| VA Amendatory Clause | Required by law on all VA purchase contracts. It states that if the VA appraisal comes in below the purchase price, you are not obligated to proceed. The seller must also sign this clause — it cannot be removed. |
| Military Orders Clause | An addendum that allows you to terminate the contract and recover your earnest money if you receive PCS orders to a location that makes the purchase impractical. Always include this. |
| Earnest Money | Typically 1% of purchase price in Bell County (~$2,000–$3,000). Deposited with the title company within 3 days of execution. Refundable if you terminate during the option period; at risk after option period ends. |
| VA Appraisal Contingency | If the VA appraiser values the home below your purchase price, the VA will not lend above the appraised value. You can renegotiate the price, pay the difference in cash, or walk away. Never waive this contingency. |
| Property Tax Prorations | Texas property taxes are paid in arrears. At closing, the seller will credit you for their portion of the year’s taxes not yet paid. Verify this is calculated correctly — on a $255K home, taxes run $5,000–$6,500/year depending on your district. |
One Texas-specific nuance that catches VA buyers: the Buyer Representation Agreement. Texas law now requires you to sign a representation agreement with your buyer’s agent before they show you a home. This is standard — it documents the agency relationship and protects both parties. It is not a fee you pay upfront. Ask your agent to walk you through it before your first showing.
Relocating to Fort Cavazos?
Let’s Find Your Home Before Your Report Date.
I specialize in military relocation across Bell County — VA loans, PCS timelines, and choosing the right city for your rank and family. No pressure, no hype. Just the data you need to make a confident decision.
Moody Glasgow · REALTOR® · Orchard Realty · License #795158
Frequently Asked Questions
Go Deeper on the Topics That Matter Most
This hub page covers the essentials. Each spoke guide below goes all the way in on one topic — with the data, tables, and specifics you need to make a confident decision.
BAH Rates & Rent vs. Buy by Rank
2026 DFAS rates for every enlisted and officer grade, with purchase math and break-even timelines for Bell County.
View BAH Calculator GuideHarker Heights vs. Killeen vs. Belton vs. Temple
Full city comparison with commute maps, school ratings, BAH fit, and the rank-determines-your-city framework.
Read City ComparisonVA Loan in Texas — What to Know
Texas-specific VA loan nuances: the option period, VA amendatory clause, appraisal process, and which Bell County lenders specialize in VA.
Read VA Loan GuidePCS Orders & Your Home — Seller Guide
Your 4 options when orders arrive: sell, rent, short sale, or IRRRL. The PCS hardship short sale explained.
Read PCS Seller GuideLet’s Find Your Home Before Your Report Date
Call, text, or book a 20-minute relocation strategy call. I’ll tell you exactly which neighborhoods fit your rank and BAH, what you can realistically afford with VA financing, and what the current Bell County market means for your timeline.
Moody Glasgow · REALTOR® · Orchard Realty · License #795158 · texashomesbymoody.com