If you have orders for a Permanent Change of Station (PCS) to Marine Corps Air Station (MCAS) Beaufort, welcome to the South Carolina Lowcountry. Tidal marshes, live oaks draped with Spanish moss, and a military community that runs deep — this 2026 guide is built for the Marines and families who are about to call it home.
We cover what the installation does, where families live, how housing pay works, schools, healthcare, climate, and things to do. A move is a lot to manage. Our goal is to make the MCAS Beaufort part feel a little smaller and a lot clearer.
What and Where Is MCAS Beaufort?
Marine Corps Air Station Beaufort is located in Beaufort County, South Carolina, about 70 miles southwest of Charleston and roughly 40 miles northeast of Savannah, Georgia. According to the MCAS Beaufort official site, the installation's mission is to support establishment operations for 2nd Marine Aircraft Wing (2nd MAW), attached II Marine Expeditionary Force (II MEF) units, and Marine Corps Recruit Depot (MCRD) Parris Island and the Eastern Recruiting Region.
The flying mission at MCAS Beaufort belongs to Marine Aircraft Group 31 (MAG-31), a component of the 2nd MAW. MAG-31 is in the middle of a significant transition from the F/A-18 Hornet to the F-35B Lightning II. Marine Fighter Attack Squadron (VMFA) 533 received the first F-35B jets assigned to an operational squadron at MCAS Beaufort in 2024, and VMFA-224 was redesignated as an F-35B squadron in 2025. The fleet replacement squadron, VMFAT-501, trains F-35B pilots at the station. VMFA-312 is also based here. If you work on the flight line, expect a fast-moving program with a mix of legacy Hornet operations and a growing F-35B presence.
If you are heading to nearby MCRD Parris Island for a separate assignment, see our dedicated guide on PCS to MCRD Parris Island. This post is focused on MCAS Beaufort.
For a broader look at military installations across the state, start with our overview of what military bases are in South Carolina.
Where to Live When PCSing to MCAS Beaufort
Most families who move to MCAS Beaufort either live in on-post housing or settle in one of the surrounding communities. Your choice usually comes down to commute, budget, schools, and the feel you want. Ask your sponsor and the housing office about on-post options and wait times before committing to renting or buying off post.
Approximate one-way drive times to MCAS Beaufort. Times vary with traffic and which gate you use.
Beaufort
The city of Beaufort is the closest off-post option, about 10 minutes from the main gate. It has a walkable historic downtown, waterfront parks, restaurants, and a strong military community. If you want to be close to the base and close to local amenities, Beaufort is a natural first choice for many families. Housing ranges from established neighborhoods to newer construction in the surrounding area.
Port Royal
Port Royal is adjacent to Beaufort and sits equally close to the installation, roughly 10 minutes away. It is a small, tight-knit town with a waterfront and a growing restaurant scene. For families who want the short commute but a slightly quieter feel than downtown Beaufort, Port Royal is worth a look.
Bluffton
Bluffton is about 30 minutes south of the installation, between Beaufort and Hilton Head Island. It has grown rapidly and now offers a wide range of neighborhoods, shopping, and dining. Many families choose Bluffton for newer construction and easy access to Hilton Head beaches without Hilton Head prices.
Ridgeland
Ridgeland sits roughly 30 minutes inland to the northwest, in Jasper County. It is a more rural option that can offer more home for the money, though you will be farther from the coast. Families who prioritize budget and space over beach proximity sometimes settle here.
Hilton Head Island
Hilton Head Island is about 40 minutes from the main gate. Housing costs run higher than the mainland, but some families accept the commute for the beaches, golf, and bike trails. The bridge and main corridor can slow during peak tourist seasons, so check drive times at the hours you will actually travel.
MCAS Beaufort BAH and the Cost of Living
If you live off post, the military helps cover your housing through Basic Allowance for Housing (BAH). BAH is a monthly, tax-free payment. The amount depends on three things: your rank, whether you have dependents, and your duty station's Military Housing Area (MHA). An MHA is the geographic zone the Department of Defense uses to set local housing pay.
Because rates change each year and vary by rank and dependent status, we do not publish a rate table here. To find your exact figure, use the official DoD BAH calculator at travel.dod.mil BAH Rate Lookup. Enter your rank and ZIP code to see the current rate for the Beaufort area. Always verify your rate before signing a lease or making an offer.
For a sense of buying costs, the typical home value in Beaufort was about $365,910 in June 2026, according to Zillow. That is a typical value, not a median sale price. As of the week of June 18, 2026, Freddie Mac reported the average 30-year fixed mortgage rate at 6.47 percent. Whether buying or renting makes more sense depends on how long you expect to be stationed here, so run the numbers for your own situation.
A VA loan (a home loan backed by the Department of Veterans Affairs) can be a strong option for eligible service members. For a primer, read our guide on what are the benefits of a VA loan and how does a 0-down VA loan work.
Schools Near MCAS Beaufort
The schools your children attend depend on where you live. Beaufort County School District serves the communities around the installation, including Beaufort, Port Royal, and Bluffton, covering pre-kindergarten through grade 12 across 32 schools, according to NCES data.
