PCSing to Ellsworth AFB and trying to decide where to live? You are not alone. Choosing between on-base housing and off-base options around Box Elder and Meade County can feel like a big call when you are juggling orders, family needs, and a tight timeline. In this guide, you will get a clear breakdown of your choices, what to expect, and practical steps to make the move smoother.
You will learn how on-base housing works, where people live off base, how to compare costs with your BAH, and what to do in your first 90 days. Let’s dive in.
Ellsworth and the local area
Ellsworth AFB sits next to Box Elder, which puts you minutes from the installation. Many families also choose Rapid City for more shopping, health care, and services, with a longer commute depending on the neighborhood. Smaller towns in Meade County offer a quieter feel and sometimes more space.
Winters are cold with snow, so plan for heating bills and snow removal. You will also want to confirm base access steps, local medical options, and nearby grocery or retail before you arrive. The Black Hills are close for weekend hiking, camping, and scenic drives.
How to choose quickly
Your best choice comes down to a few core factors:
- Family size and bedroom needs, plus pet requirements.
- Timeline and expected length of stay at Ellsworth.
- Commute and spouse employment location.
- Budget fit with your BAH and target housing costs.
- Preference for autonomy off base versus convenience and community on base.
- School boundaries and bus options that fit your routine.
On-base housing at Ellsworth
How it works
Start early. As soon as you receive orders, contact the Ellsworth AFB Housing Office, ideally 60 to 90 days before arrival. You will submit your orders and dependent information, then review eligibility and any waitlist details by bedroom count and rank. If you need interim lodging, coordinate Temporary Lodging Allowance with your housing office and sponsor.
Ask about priority rules, medical needs, and inspection and move-out procedures. Policies can change, so confirm what applies when you arrive.
What to expect
On-base options often include single-family homes, duplexes, townhomes, or apartment-style units that match your family size. Permanent units are usually unfurnished. Some utilities like water, sewer, or trash may be included, while electric and internet can be separate. Base or privatized management handles maintenance, and many residents report faster turnaround on emergencies, though timelines vary.
Pros of living on base
- Very short commute to work and training.
- Easy access to base amenities like the Exchange, commissary, child care, and recreation.
- Built-in community of military families and predictable base rules.
- Possible included services like trash pickup or snow removal depending on policy.
Cons to consider
- Waitlists can be long in some seasons or for certain bedroom counts.
- Rules on guests, pets, parking, and exterior modifications.
- Less control over home changes and yard use.
- Housing condition and age can vary by neighborhood.
- BAH may be handled differently if assigned to government quarters, so verify your entitlement.
Questions to ask the Housing Office
- Who manages housing now and where is the official portal?
- What are current wait times by rank and bedroom count?
- Which utilities are included and which are billed to residents?
- What are the pet rules and any deposits or fees?
- What is furnished in temporary lodging vs permanent housing?
- How do inspections and move-out charges work?
- How is BAH handled if assigned to government quarters?
Off-base housing near Ellsworth
Where people live
- Box Elder: closest to the gates with a mix of newer subdivisions, rentals, and single-family homes.
- Rapid City: larger housing inventory and services, typically a longer commute.
- Meade County towns: quieter settings and different price points if you want more space.
Renting vs buying
Renting can be a fit if you want flexibility for your next PCS. Review lease terms closely, ask about a military clause, and clarify who handles major repairs, yard work, and snow removal. Buying can make sense if you expect to stay multiple years or plan to remain in the area after service. Many eligible buyers use VA loans, and a local Realtor can help you weigh inventory, pricing, and resale outlook.
Off-base checklist
- Confirm your BAH for Ellsworth and compare it to typical local rents or mortgage payments.
- Ask which utilities are included and average seasonal costs, especially for heating.
- Clarify responsibilities for lawn care, snow removal, and HOA rules.
- Review neighborhood data and local reports for safety context.
- Confirm internet providers and speeds that fit your work or streaming needs.
- Map commute times at rush hours from the address to your duty location.
Make BAH work for you
Your BAH depends on rank, dependency status, and the Ellsworth locality. If assigned to government quarters, your BAH may be reduced or not paid, so verify with finance and the housing office before you commit. For off-base living, compare your full housing cost: rent or mortgage, estimated utilities, insurance, and any HOA fees.
Also consider upfront costs. Rentals often require a security deposit, first month’s rent, and possible pet fees. Buying requires closing costs and prepaid items, even with low or zero down if you use a VA loan. In winter, add a cushion for heating and snow removal if that is your responsibility.
90-day PCS timeline
- 90–120 days out: Contact your sponsor and the Housing Office. Start your application and gather documents. Sketch your budget based on current BAH.
- 60–90 days out: Research Box Elder, Rapid City, and Meade County options. If you may buy, talk with a local Realtor and lender. Compare the cost of on-base versus off-base living.
- 30–60 days out: Reserve temporary lodging if needed. Decide whether to accept on-base housing or continue the off-base search. Review lease terms or start your home search in earnest.
- Arrival week: Check in with the Housing Office, set up utilities, confirm base access steps for vehicles and dependents, and update your unit on your housing status.
Practical tips
- Keep a short list of must-haves like bedroom count, pet needs, and commute time. Use it to filter on-base and off-base options.
- If you expect a short tour, lean toward on-base or a rental with a clear military clause.
- If you plan to stay several years, explore buying to build equity and stabilize payments.
- Ask for written policies and utility estimates to prevent surprises.
Finding the right fit comes down to your timeline, budget, and day-to-day routine. Whether you choose the convenience of on-base housing or the variety of homes off base, you can make a confident move with local guidance. If you want help comparing neighborhoods, off-base inventory, or the buy-versus-rent decision, reach out to The Kahler Team. We know Box Elder, Rapid City, and Meade County, and we are here to help you land well.
FAQs
Is on-base housing cheaper than renting off base near Ellsworth?
- It depends on your BAH, the on-base policy for government quarters, and current local rents. Compare your full out-of-pocket cost, including utilities and fees, before deciding.
How long are waitlists for on-base housing at Ellsworth AFB?
- Wait times change by bedroom count, rank, and season. Contact the Ellsworth Housing Office early, share any priority needs, and ask for current estimates.
Can I live off base and still use the commissary and Exchange?
- With proper military ID, many off-base residents can use base amenities. Confirm current access and visitor policies with the installation before you arrive.
Are on-base homes furnished at Ellsworth?
- Temporary lodging is often furnished, while permanent family housing is usually not. Verify what is included with the Housing Office.
What if I need to break a lease because of new orders?
- The Servicemembers Civil Relief Act provides protections for lease termination due to PCS. Review your lease for a military clause and consult legal assistance if needed.
