Housing figures on this page come from the Air Force's Edwards housing pages and base news, distances from the Air Force's relocation list, home prices from Realtor.com and loan rules from VA. All were checked on October 3, 2026. Wait times change, so confirm with the Edwards Military Housing Office (MHO).
Does Edwards AFB have on-base housing?
Yes. The Air Force lists 741 homes at Edwards: 581 for enlisted members and 160 for officers. They are privatized housing, leased through Mayroad Military Living, and the Air Force advises contacting Mayroad as soon as you know you are moving to Edwards. Unaccompanied Airmen in the ranks of E-1 to E-3, and E-4 with less than 3 years of service, are required to live in the dormitories.
Supply is tight. Between 1994 and 2011, on-base housing at Edwards dropped from 1,989 units to 741. In a January 2026 base news story about a housing workshop, Airmen described nine- to twelve-month waitlists for on-base housing. Ask the MHO for the current wait for your rank and bedroom count.
How far are the towns near Edwards AFB?
The Air Force's relocation page lists nearby towns by miles from the Air Force Flight Test Center headquarters building. Your daily drive is to a gate, so check the route from a specific address before you sign a lease or make an offer.
Miles from the Air Force Flight Test Center headquarters, as listed by the Air Force (housing.af.mil, checked October 3, 2026)
Miles from the Air Force Flight Test Center headquarters, as listed by the Air Force (housing.af.mil, checked October 3, 2026)| Town | Miles from base headquarters |
|---|
| North Edwards | 9 |
| California City | 17 |
| Rosamond | 19 |
| Boron | 23 |
| Lancaster | 29 |
| Mojave | 35 |
| Quartz Hill | 35 |
| Palmdale | 39 |
| Tehachapi | 45 |
Home prices near Edwards AFB
In September 2026, median listing prices in the towns closest to Edwards ranged from about $214,000 in Boron to about $460,000 in Tehachapi, according to Realtor.com. Lancaster's three main ZIP codes ranged from about $423,000 to $550,000, and Palmdale's from about $461,000 to $639,000.
Listings by ZIP code, September 2026 (Realtor.com research data; prices rounded to the nearest $1,000)
Listings by ZIP code, September 2026 (Realtor.com research data; prices rounded to the nearest $1,000)| Town | ZIP code | Median listing price | Price per sq ft | Median size (sq ft) | Active listings |
|---|
| California City | 93505 | $292,000 | $183 | 1,602 | 104 |
| Rosamond | 93560 | $439,000 | $245 | 1,809 | 76 |
| Boron | 93516 | $214,000 | $197 | 1,150 | 17 |
| Mojave | 93501 | $260,000 | $173 | 1,375 | 21 |
| Tehachapi | 93561 | $460,000 | $254 | 1,836 | 277 |
Listing prices are asking prices, not sale prices, and Boron and Mojave had few active listings, so their medians move more from month to month.
Is it cheaper to live on base or off base?
It depends on what you would pay off base compared with your Basic Allowance for Housing (BAH). BAH is based on rank, dependency status and the duty station's ZIP code, and Edwards falls in the Edwards AFB/Palmdale, CA BAH area. On base, you sign a lease with Mayroad. Off base, you receive BAH and pay your own rent or mortgage.
Renting off base first
If you sign a residential lease while in military service and then receive PCS orders, the Servicemembers Civil Relief Act lets you end the lease with written notice and a copy of your orders. For rent paid monthly, termination takes effect 30 days after the next rent due date, and the landlord may not charge an early termination fee (50 U.S.C. 3955).
Buying near Edwards AFB with a VA loan
VA-backed home loans help Veterans, service members and their survivors buy a home. For most of these loans, the lender is a private bank or mortgage company, and you still need the credit and income the lender requires. Members on active duty meet VA's minimum service requirement after 90 continuous days of service.
The first step is a Certificate of Eligibility (COE), which confirms for your lender that you qualify for the VA home loan benefit. You can request it online, through your lender or by mail; mail requests may take longer. Most borrowers also pay a one-time VA funding fee; those receiving VA compensation for a service-connected disability are among the exceptions.
VA loans require qualifying military service. About 75% of Edwards' direct workforce is civilian, according to the Air Force (2022), so many buyers with Edwards jobs use other loan types.
PCS to Edwards AFB: housing steps
- Contact Mayroad as soon as you know you are moving if you want on-base housing, and ask the MHO about the current wait.
- Ask the MHO for help finding housing off base; it gives guidance on the local communities, counseling and landlord resolution.
- Look up your BAH for the Edwards AFB/Palmdale area.
- If you plan to buy with a VA loan, request your Certificate of Eligibility and get pre-approved with a lender.
- Compare towns by distance to your gate, price and commute.
- If you rent first, keep a copy of your orders for the SCRA lease rules.
Sources
Last verified: October 3, 2026. De Tu Lado Casas is not affiliated with or endorsed by the U.S. Air Force, the Department of Defense or VA.