Benbrook for a Main Gate allowance test
At Benbrook's median appraisal value, the stated payment estimate is $2,647 a month. With-dependents full BAH for housing area TX356 is $2,118 at E-5, $2,424 at E-6, and $2,460 at O-3. All three sit below the estimate, by $529, $223, and $187. In return, Benbrook has the lowest tax rate of the five and the newest median year built (1979), inside a band of $208,000 to $348,000.
Quick facts
- Price band
- $208,000 to $348,000. TAD 2026 appraisal-roll market values (not sale prices). Median $271,000. n = 8,244, the largest sample of the five. City code 003. Checked 2026-10-03.
- School district
- Fort Worth ISD on 8,244 of 8,244 single-family accounts (100%). District only. Not a campus, and not a rating.
- Drive to Main Gate
- Google Maps, city center: typically 12 to 22 minutes, 7.5 miles, via Benbrook Blvd and Alta Mere Dr. OSRM pocket times are in a separate table below. Gate wait is not included.
- Year built
- Median 1979. Middle half: 1969 to 1996.
- BAH ZIP
- 76126, housing area TX356. City-land ZIP shares: 76126 is 78.7%, 76116 is 14.8%, 76132 is 4.6%, 76109 is 1.8%. All four map to TX356.
- Tax rate
- 2.047580 per $100. Lowest of the five. No TRWD, MUD, or PID on these accounts.
Box sources: TAD 2026 roll and 2025 tax-rate PDF, roll checked 2026-10-03, rates opened 2026-10-03; Google Maps, depart Monday Oct 5, 2026, 7:00 AM CT, checked 2026-10-03; Census ZCTA file, checked 2026-10-03; DoD BAH 2026 sorted_zipmha26.txt, checked 2026-10-03.
The test uses one price
The band is the 25th to 75th percentile of 2026 market value on 8,244 single-family accounts, city code 003, all in Tarrant County. The estimate is priced at the median, $271,000, only; a home near the bottom of the band would cost less a month and one near the top more. These are TAD 2026 appraisal-roll market values (not sale prices).
Full calculation
Full BAH as shown applies to active-duty members and full-time reservists (AGR/TAR). Drilling reservists on orders of fewer than 30 days generally receive the lower BAH-RC/T rate instead. This site does not show BAH-RC/T figures because none have been pulled from an official source.
The result is an estimate, not a loan quote.
- Price = $271,000, the TAD 2026 median single-family market value.
- 0% down. Loan = $271,000 × 1.0215 = $276,826 (2.15% VA funding fee, first use, under 5% down).
- Principal and interest at 7.28% for 30 years. That is $1,894 a month. The rate is the Freddie Mac PMMS 30-year fixed for the week of 2026-10-01, a conventional benchmark, not a VA quote.
- Tax = $271,000 × 2.047580 / 100 / 12 = $462.
- Insurance assumed at $3,489 a year ($290.75 a month, shown as $291). Statewide average, not a Tarrant County premium, and not a quote.
- HOA/MUD $0. No MUD or PID code on the roll for this area.
- Excluded: closing costs, escrow cushions, and exemptions. No homestead exemption is in the tax line.
Total: principal and interest $1,894 + tax $462 + insurance $291 + HOA/MUD $0 = $2,647 a month.
| Grade | Full BAH with dependents | Versus the estimate |
|---|---|---|
| E-5 | $2,118 | $529 below the estimate |
| E-6 | $2,424 | $223 below the estimate |
| O-3 | $2,460 | $187 below the estimate |
Other grades are on the 2026 BAH page.
BAH: DoD BAH 2026, checked 2026-10-03. Funding fee: VA page, updated 2026-09-22. Benchmark: Freddie Mac PMMS. Insurance: TDI, opened 2026-10-03.
The commute by pocket
Google Maps, from Benbrook city center on a Monday 7:00 AM departure: typically 12 to 22 minutes, 7.5 miles, via Benbrook Blvd and Alta Mere Dr, to the north end of Pumphrey Dr at Military Pkwy. The ID check is extra.
The pocket times below come from a different tool, OSRM: free-flow minutes with no traffic, paired with an estimated worst. They are a guide to how far each side of town sits from the gate, not a rush-hour figure.
| Free-flow / estimated worst | Distance | Route | |
|---|---|---|---|
| City center | 13 / 20 min | 7.0 miles | US 377 to TX 183 to Pumphrey Dr |
| North Benbrook | 12 / 18 min | 6.1 miles | Winscott Rd to Old Benbrook Rd to US 377 to TX 183 to Pumphrey Dr |
| West Benbrook | 16 / 23 min | 8.2 miles | Westpark Dr to US 377 to TX 183 to Pumphrey Dr |
| South Benbrook | 17 / 26 min | 9.1 miles | Lakeside Dr to Winscott Rd to Sproles Dr to US 377 to TX 183 to Pumphrey Dr |
OSRM: router.project-osrm.org, checked 2026-10-03.
The Main Gate is staffed 24/7. The East Gate is open weekdays and drill weekends, 0600-0800 and 1500-1700, and closed on holidays. It is an hours option only, with no drive time measured to it. South Benbrook is the long pocket (17 / 26 minutes, 9.1 miles) and North Benbrook the short one (12 / 18 minutes, 6.1 miles).
Gate hours: NAS JRB Fort Worth Gate Hours (CNIC), checked 2026-10-04. Address 1303 Pumphrey Dr, Fort Worth, TX 76114: NAS JRB Fort Worth Getting Here (CNIC), checked 2026-10-04.
Rate, district, and the roll
Total tax rate 2.047580 per $100, the lowest of the five. Pieces: City of Benbrook 0.555000, Tarrant County 0.186200, Fort Worth ISD 1.029100, Tarrant County College 0.112280, Tarrant County Hospital 0.165000. No TRWD, MUD, or PID code. No exemption applied. Opened 2026-10-03. The 2026 rate PDF was not posted yet, so these are 2025 adopted rates.
Fort Worth ISD is the district code on 8,244 of 8,244 accounts. Confirm the attendance zone by address with the district.
Subdivisions on the roll include Benbrook Lakeside Addition, Timber Creek Addition, Westpark Addition, Greenbriar Addition, Westpark Estates, and Trinity Estates Addition. Median year built is 1979, and the middle half falls between 1969 and 1996. BAH uses ZIP 76126 even though city land also falls in 76116 (14.8%), 76132 (4.6%), and 76109 (1.8%). All four map to TX356 (Census land-area shares).
Who it suits
Benbrook fits a buyer who will cover a gap above full BAH at the median, or shop below it in the band, in exchange for the lowest tax rate of the five, 1979-median housing, and a choice of pockets. The north side is the shortest drive.
It fits less well if the payment must land under full BAH at the median. River Oaks (median $199,000) and Lake Worth (median $203,000) are the pages where the estimate sits under all three grades shown.
Those medians: TAD 2026 roll, checked 2026-10-03.
Other pages
- River Oaks: shortest drive, oldest stock, highest rate, estimate under the three allowances.
- Lake Worth: longest city-center drive and a 38-account district split.
- Ridgmar, Western Hills, and Ridglea: a wider band and a larger gap above the same three allowances.
- White Settlement: the drill-weekend page.
Sources and dates
- TAD 2026 roll, checked 2026-10-03, via data downloads and the residential file. Band, median, n, year, district, subdivisions, city code 003.
- TAD 2025 tax rates, opened 2026-10-03.
- Google Maps city-center time, Monday Oct 5, 2026, 7:00 AM CT, checked 2026-10-03.
- OSRM pocket times, checked 2026-10-03.
- Census ZCTA land shares, checked 2026-10-03.
- DoD BAH 2026, checked 2026-10-03. VA funding fee, updated 2026-09-22. Freddie Mac PMMS, week of 2026-10-01, checked 2026-10-04. TDI insurance, opened 2026-10-03.
- Gate hours: NAS JRB Fort Worth Gate Hours (CNIC), checked 2026-10-04. Main Gate address: NAS JRB Fort Worth Getting Here (CNIC), checked 2026-10-04.