PCS to Arizona: The New Veteran Property Tax Exemption, Your BAH, and a 2026 Move Checklist

Got PCS orders to Luke Air Force Base? There is good news for your family's finances: Arizona just expanded property tax relief for disabled veterans, which can make buying in the West Valley even more attractive. I am Susan Nevel, and I have been helping military families relocate to Arizona since 2002. Here is what the new exemption means, how your 2026 BAH works, and how to make your move feel smooth instead of stressful. I want to be your Realtor for Life, before, during, and after your move.

A Quick Look at Luke AFB and the Barry M. Goldwater Range

Luke Air Force Base sits roughly twenty miles northwest of downtown Phoenix and is home to the 56th Fighter Wing, the largest fighter wing in the world and the Air Force's primary active-duty fighter pilot training wing. The F-35A Lightning II is the center of its training mission, with F-16 training transitioning to Holloman Air Force Base in New Mexico, and pilots train over the Barry M. Goldwater Range, about 1.7 million acres of Sonoran Desert. The communities closest to Luke, places like Glendale, Peoria, Surprise, Litchfield Park, Buckeye, and Goodyear, are full of military families who already know exactly what you are going through.

Arizona's New Property Tax Exemption for Disabled Veterans

This is the update I am most excited to share. Thanks to Proposition 130, approved by voters in 2024, and HB 2792, effective February 12, 2026, a veteran with a 100 percent service-connected VA disability rating now qualifies for a full property tax exemption on their primary residence, with no cap on assessed value and no income limit.

Veterans with a lower rating still benefit. For tax year 2026, a base amount of $4,873 of assessed value is multiplied by your VA disability percentage, so a 50 percent rating exempts roughly $2,437, and income limits apply. Surviving spouses of eligible veterans can continue the exemption as long as the home stays their primary residence and they do not remarry.

The exemption is not automatic. Plan to apply through your county assessor's office in the county where the home is your primary residence, with your VA disability letter ready.

Your 2026 BAH at Luke AFB

Your Basic Allowance for Housing is set for the Phoenix military housing area and is designed to cover roughly 95 percent of local median housing costs. These are the 2026 with-dependents rates for common pay grades:

• E-5: about $2,289 per month
• E-6: about $2,457 per month
• E-7: about $2,475 per month
• O-3: about $2,490 per month
• O-4: about $2,646 per month

BAH updates each January, so check your LES for your exact number. When you rent, your BAH pays someone else's mortgage. When you buy, that same allowance can go toward your own payment and build equity for your family.

A PCS Timeline That Removes the Panic

• The day orders drop: Start today. Order your Certificate of Eligibility and get pre-approved for your VA loan. Pre-approval can take just a few business days.
• Roughly 90 days before your report date: Contact me so we can talk neighborhoods, school districts, and commute times to your gate.
• 60 to 45 days out: Tour homes in person or through live virtual tours.
• 45 to 30 days out: Work through offer, inspection, appraisal, and underwriting. VA loans typically close in about 30 to 45 days.
• Before your report date: Close so your home is ready when you arrive, and check in at base without house hunting stress. Many families also use house hunting leave of up to about ten days to secure housing on the ground.

Renting vs. Buying: My Honest Take

Buy if you expect to be at Luke for two years or more. Your BAH turns into equity, the veteran tax exemption could save you money every year, and VA loans offer zero down with no private mortgage insurance. If your timeline is short or uncertain, renting first gives you flexibility, and I am happy to help you find a rental close to base. I will always give you an honest recommendation, never a push in one direction.

Why a Local Realtor Matters on a Military Move

A PCS is stressful enough without learning a new housing market from across the country. That is why I stay hands on from your first call to the day you get your keys. I am a licensed REALTOR in Arizona, license SA534143000, and I have guided dozens of military families through this exact move, including remote buying with live video walkthroughs while families are still at their current duty station.

If you have PCS orders to Luke AFB, reach out the day they drop. Call or text me at (623) 640-8840, or send me a message below. We will talk through your BAH and your timeline. I want to be your Realtor for Life and I am here for you.

Contact me online and let us start planning your move.