Fort Gillem officially closed in 2011 via BRAC, but the 250-acre Gillem Enclave remains active in 2026, hosting Atlanta MEPS, the U.S. Army CID Crime Lab (Defense Forensic Science Center), 3rd Medical Command (Reserve), and the 221st Military Intelligence Battalion (GA National Guard). If you have orders to "Fort Gillem," your assignment is to the Enclave or a tenant unit. The 2025 federal appropriations bill added $166M for a new evidence storage facility on the Enclave.

Fort Gillem in 2026: what's actually there

I want to clear up the most common confusion right at the start. Fort Gillem as a full Army installation no longer exists. The 2005 Base Realignment and Closure (BRAC) commission ordered the base closed. The official exit ceremony was held on June 3, 2011 (army.mil archive, retrieved 2026-05-14).

What remains in 2026 is the Gillem Enclave, a roughly 250-259 acre parcel retained by the Army out of the original 1,427-acre footprint. The Enclave is administered as a satellite of Fort Gordon (now Fort Eisenhower) by U.S. Army Garrison-Fort Gordon. It is a real military installation. It just isn't the "full base" some legacy guides still describe.

Active tenants on the Gillem Enclave today:

• Atlanta MEPS (Military Entrance Processing Station). 10th Battalion, US Military Entrance Processing Command. Located at 1500 McPherson Ave, Building 720, Forest Park, GA 30297 (Atlanta MEPS applicant guide, retrieved 2026-05-14).
• U.S. Army Criminal Investigation Division (CID) Crime Lab, the Defense Forensic Science Center / USACIL. This is the primary DoD crime lab for the entire Department of Defense.
• 3rd Medical Command (Deployment Support), U.S. Army Reserve Operational Command Post. Subordinate units include the 75th Combat Support Hospital HQ, 384th Medical Company, 345th Medical Detachment, 1883rd Medical Detachment, and 75th CSH Company A.
• 221st Military Intelligence Battalion, Georgia Army National Guard, with three subordinate companies.
• 310th Psychological Operations Company (U.S. Army Reserve).
• 3rd Intelligence Production Team (Marine Corps Reserve).
• 1015th Ordnance Company.
• 45th Military History Detachment.
• Southeastern Army Reserve Intelligence Support Center (SEARISC), directly adjacent.
• Army ID Card office.

Sources: currentops.com Fort Gillem Enclave (retrieved 2026-05-14), Wikipedia Fort Gillem (retrieved 2026-05-14).

Recent investment: In November 2025, a federal appropriations bill included $166 million for a new evidence storage facility at the Gillem Enclave, part of a larger $556M Georgia military construction package. Senators Jon Ossoff and Raphael Warnock pushed it through. The funding supports the existing CID Crime Lab (Forest Park GA announcement, retrieved 2026-05-14).

One important clarification about the "VTEC National Training Center." If you've seen marketing for a "Fort Gillem National Training Center" run by VTEC, here's what it actually is: VTEC is the Veteran Training Empowerment Center, a 501(c)(3) nonprofit organization, not an active U.S. Army training command and not a Department of Defense facility. VTEC's current operations are at Fort Benning, not Fort Gillem. The Fort Gillem campus is described in future tense ("will be," "Soon soldiers can inquire") in VTEC's own press releases (VTEC press release, retrieved 2026-05-14). The economic-impact projections VTEC has issued ($4.3B impact, 10,000 trainees) are nonprofit aspirations, not government-confirmed figures. There is no publicly documented DoD or Army partnership agreement on VTEC's own website. If your orders mention training "at Fort Gillem," they almost certainly refer to the active Enclave units, not the planned VTEC campus.

If you're PCS-ing to MEPS, CID, or a Reserve unit

The actual buyer profile I see most often is in three categories:

MEPS staff and applicants. Atlanta MEPS processes military entrance physicals and enlistment paperwork. Permanent-party staff (the soldiers who run MEPS) PCS in and out regularly. Applicants visit for a day or two and don't relocate.

CID Crime Lab personnel. The Defense Forensic Science Center is staffed by Army CID special agents, forensic scientists, and DoD civilians. PCS turnover is steady. Many CID personnel stay 3-5 years.

Reserve and National Guard members on extended orders. The 3rd Medical Command, the 221st MI Battalion, and the other Reserve/Guard units bring drilling members from across the southeast, plus full-time AGR (Active Guard Reserve) and military technician staff who live in the area.

For all three groups, Riverdale is one of the closest viable housing markets. The drive from the Enclave (Forest Park) to Riverdale is ~10.6 miles, 15-25 minutes depending on time of day per DistanceCalc.com (retrieved 2026-05-14).

VA loan basics for your Atlanta PCS

The VA loan is the first program to understand for an Atlanta-area home purchase if you serve. Core benefits per the official VA Purchase Loan page (retrieved 2026-05-14):

• No down payment as long as the sales price doesn't exceed the appraised value.
• No PMI or MIP. This is the big one. FHA loans require monthly mortgage insurance for the life of the loan. VA doesn't.
• Limits on closing costs, with seller able to pay some or all of them.
• No prepayment penalty.
• Reusable benefit. Sell the home, restore your entitlement, and use it again.
• Primary residence requirement. You must live in the home.

Eligibility (current as of May 2026) depends on service category. Active duty needs at least 90 continuous days. Gulf War era veterans need 24 continuous months. National Guard and Selected Reserve members need 90 days of non-training Title 10 active service or 6 creditable years in the Guard or Reserve. Surviving spouses receiving DIC are eligible. Full eligibility detail at VA eligibility (retrieved 2026-05-14).

VA funding fee 2026 (in effect since April 7, 2023): 2.15% first use with less than 5% down, 1.5% with 5%+ down, 1.25% with 10%+ down. Subsequent use jumps to 3.3% first tier. National Guard and Reserve members now pay the same rates as regular military. The fee can be financed into the loan. VA funding fee page (retrieved 2026-05-14).

Funding fee waiver: You're exempt from the funding fee if any of these apply:

1. You receive VA compensation for a service-connected disability.
2. You're eligible to receive disability compensation but receive retirement or active-duty pay instead.
3. You're a surviving spouse receiving DIC.
4. You have a proposed or memorandum rating before closing.
5. You're an active-duty service member who has received the Purple Heart.

A veteran rated at 10% or higher service-connected disability is fully exempt. On a $300,000 loan, that saves $6,450 to $9,900.

Stacking VA + Georgia Dream Peach Select

This is the part that is easy to miss, because the Peach Select stacking math rarely gets walked through in one place. So here it is.

The Georgia Dream Peach Select program is the VA-specific tier of Georgia Dream. It offers a reduced market interest rate on the VA first mortgage. Per the DCA Georgia Dream page (retrieved 2026-05-14), there is one critical gotcha: Peach Select cannot be combined with the Georgia Dream Second Down Payment Assistance loan. It can be stacked with other DPA programs, including the Clayton County DPA.

So your stacking options as a Georgia veteran in Clayton County are:

Option A: Peach Select reduced-rate VA + Clayton County Veteran DPA ($10,000)

• VA first mortgage at the Peach Select reduced market rate
• 0% down
• VA funding fee waived if disabled
• $10,000 from Clayton County DPA (veteran tier) toward closing costs
• Net out-of-pocket: $0-$1,000

Option B: Standard VA + Georgia Dream PEN ($12,500) + Clayton County Veteran DPA ($10,000)

• VA first mortgage at standard VA rate
• 0% down
• VA funding fee waived if disabled
• $12,500 from Georgia Dream PEN (you qualify as a "Protector" via active duty)
• $10,000 from Clayton County DPA (veteran tier)
• Total assistance: $22,500
• Net out-of-pocket: $0-$1,000

Option B has the bigger assistance number. Option A has the lower mortgage rate. Run both numbers with a participating lender. The breakeven depends on where Peach Select rates sit on the day you lock vs. standard VA rates.

Atlanta MSA Peach Select income limits (Clayton County included): $130,290 for 1-2 person households, $149,833 for 3+. Purchase price cap is $550,000 statewide. Clayton County DPA's $270,000 purchase price cap is the binding constraint, and it is worth watching in 30296: the year-to-date median through May 2026 was $216,500 in 30274 and $263,000 in 30296, per FMLS. Both sit under the cap, so DPA stacking is available in both ZIPs, but 30296 runs only about $7,000 under the cap, so anything above the median there can push you out of eligibility. In 30274 you have plenty of room.

Atlanta BAH 2026, what you actually have to work with

Atlanta Military Housing Area code is GA071. The 2026 national BAH increase was 4.2%. Two third-party scrapers report slightly different numbers (within a few dollars). Always confirm at the official DoD BAH lookup tool.

Sample 2026 rates for the Atlanta MHA, with dependents:

• E-5: $2,367-$2,388/mo
• O-3: $2,700-$2,745/mo
• O-3E: $2,784/mo
• O-5: $2,964-$2,973/mo

Sources: valoannetwork.com BAH GA and veteran.com BAH GA (both retrieved 2026-05-14).

Rule of thumb: your BAH is a budget anchor, not a preapproval; a licensed loan officer turns it into a real buying number against your file. Riverdale's $216,500-$263,000 median sale price fits inside most Atlanta BAH budgets. A buyer whose PITI lands under BAH can put the monthly difference toward principal or savings; a loan officer can show you that spread for your rank.

Where Gillem Enclave buyers shop in Riverdale and Clayton County

Three sub-markets fit different priorities.

For shortest commute to the Gillem Enclave and Atlanta MEPS: 30274 east of I-75, particularly streets near GA-138 and Highway 41. Drive time to the Enclave is 15-20 minutes off-peak.

For access to specific school programs: 30296 west of I-75, including subdivisions zoned to Charles R. Drew High (AP Honor School designation, Medical Sciences magnet) and the Elite Scholars Academy magnet pipeline. Verify any address with the CCPS attendance-zone locator.

For a middle ground on price and commute: streets along Pointe South, where the zoned middle school is Pointe South Middle (PLTW and Gifted programs offered). Check your exact address with the CCPS attendance-zone locator.

For the full neighborhood breakdown, see the best neighborhoods in Riverdale guide. For school zones, see the best schools in Riverdale guide.

VA appraisal vs home inspection (do not confuse them)

The most expensive mistake I see military buyers make in Clayton County. The VA appraisal is not a home inspection. The VA appraisal protects the lender. It establishes the home's market value and confirms it meets VA Minimum Property Requirements (MPRs). It does not test the HVAC, evaluate the roof's remaining service life, scope the sewer line, or check for hidden mold.

A Reddit post titled "VA Home Loan Ruined us" (retrieved 2026-05-14, link) describes a Georgia veteran who bought a flipped home where the VA-approved appraiser signed off. The buyer subsequently discovered collapsing roof, electrical fire, mold, 6 basement floods, and foundation water intrusion. The seller had used unlicensed labor for the VA-required repairs.

Pay for a separate independent home inspection. Cost in Clayton County is typically $400-$550 for a 1,500-2,000 sqft home. Cheaper than a roof replacement. Cheaper than a mold remediation. Add a separate sewer scope ($150-$250) if the home is pre-1985 with cast iron drain lines.

Can VA loans be assumed?

Yes. This is an underused seller advantage and an underused buyer advantage. Existing VA loans can be assumed by another VA-eligible buyer, who takes over the original loan at the original interest rate. A 2.75% VA loan from 2021 is still a 2.75% loan in 2026.

The mechanics: the assuming buyer must qualify with VA, must cover the equity gap (the difference between the purchase price and the remaining loan balance) in cash or via a second loan, and must follow VA's assumption process. Closing typically takes 3-6 months because VA processing is slower than a standard purchase. Buyer must give the seller's entitlement back, which means the buyer must be VA-eligible.

A Reddit thread in r/MilitaryFinance (retrieved 2026-05-14, link) confirms multiple successful VA assumptions in the 50-60 day range. The market has plenty of 2020-2023 sellers holding 2-4% VA loans who would prefer a VA-assumption sale to a price cut. If you're PCS-ing to Atlanta and rate-shopping, search Zillow with the keyword "VA assumable" to find candidates.

The PCS timeline: notification to closing

Standard sequence:

1. Notification of upcoming move: 4-12 months before report date. Official PCS orders typically arrive 60-120 days before report.
2. Contact your local transportation office to schedule the move. Recommendation: as soon as you receive orders.
3. Move type election: Full HHG (government-arranged movers), full PPM/DITY (move yourself, get reimbursed), or hybrid.
4. Home search: Start 60-90 days before report date. With a VA loan, the typical path is preapproval (1 week) → house hunting (4-8 weeks) → offer + ratification (1-2 weeks) → VA appraisal + inspection (2 weeks) → underwriting + clear to close (2-3 weeks) → closing.

2026 PCS changes worth knowing: Per a Defense Secretary directive signed January 2026, the Personal Property Activity (PPA) stands up officially during 2026 at Scott AFB, IL, replacing the existing GHC contract structure. The directive to cut discretionary moves in half over four years does not begin until FY27 (October 2026). The 2026 peak PCS season operates under existing rules (military.com PCS changes, retrieved 2026-05-14).

If your spouse can use Georgia Dream PEN

Worth surfacing for dual-income military households. Georgia Dream PEN ($12,500 assistance) is open to:

• Active-duty military, law enforcement, firefighters, EMTs/paramedics, corrections officers, public-safety personnel (Protectors)
• Full-time public/private school teachers, faculty, instructors, support staff (Educators)
• RNs, LPNs, CNAs, other licensed healthcare practitioners (Nurses)

A military spouse who's a teacher, nurse, or first responder may qualify the household for PEN. Whether the PEN-qualifying career has to sit on the borrower side of the file is a program rule your participating lender confirms before you count the $12,500. Run this with your participating lender if you're uncertain. PEN flyer (retrieved 2026-05-14).

When you get to Atlanta: what to do in week one

Five tasks I tell every PCS-ing buyer to handle the first week after closing on a Riverdale home:

1. File your Clayton County homestead exemption application before April 1 of the following tax year. Clayton County Tax Commissioner (retrieved 2026-05-14). If you're a 100% service-connected disabled veteran, file the disabled veteran homestead exemption for up to $121,812 of assessed value removed (2025 figure, indexed annually per VA Secretary rate) at the same office (Georgia DVS, retrieved 2026-05-14).
2. Update your DEERS and BAH information with your new address. BAH is paid on your duty station, not your residence. Keep the address current anyway.
3. Register your vehicles in Georgia within 30 days. Active-duty service members can keep out-of-state plates under SCRA, but spouses and non-active family members need GA registration.
4. Get the Edulog Parent Portal app if you have kids in CCPS. Real-time bus tracking eliminates a lot of morning anxiety.
5. Save the local utility numbers: Clayton County water (770-477-3611), Georgia Power, and your gas provider. Set up auto-pay before you forget.

Frequently asked questions

Can I use a VA loan in Riverdale GA? Yes. Riverdale falls under standard Atlanta MSA VA loan parameters. Veterans with full entitlement have no loan limit. The 2026 baseline conforming loan limit for partial-entitlement use is $832,750 per FHFA (retrieved 2026-05-14).

Is Fort Gillem still open in 2026? Fort Gillem as a full base closed June 3, 2011. The 250-acre Gillem Enclave is still active and houses Atlanta MEPS, the U.S. Army CID Crime Lab, 3rd Medical Command (Reserve), the 221st MI Battalion (GA National Guard), and other tenant units. If your orders say "Fort Gillem," your duty location is the Enclave or one of its tenants.

Can I stack the Georgia Dream program with a VA loan? Yes, with a gotcha. You can stack Georgia Dream Standard, PEN, or CHOICE second mortgages on top of a VA first mortgage. The Peach Select VA-specific tier cannot be combined with the Georgia Dream Second DPA loan. Peach Select can still stack with the Clayton County DPA.

Do disabled veterans pay the VA funding fee? No. Veterans rated at 10% or higher service-connected disability are fully exempt from the VA funding fee.

Which areas are closest to the Gillem Enclave and Hartsfield-Jackson? Riverdale (30274 and 30296), Forest Park, Lake City, Morrow, and Jonesboro are all within 10-15 miles of the airport and the Gillem Enclave. Riverdale pairs lower price points with a high share of owner-occupied homes; the Census ACS tables carry the current figures. See the best neighborhoods in Riverdale guide.

Ready to start your PCS plan?

If you have orders to Atlanta MEPS, CID, the Gillem Enclave Reserve units, or any other Atlanta-area assignment, schedule a call and we'll map out your timeline. I'm a U.S. Navy veteran (the Riverdale realtor your CMR is probably looking for), Epique licensed (424101), and I work both VA-loan purchases and VA-assumptions across Clayton County. For more, see the veterans page.

About this article. I wrote this because the most common factual error I correct on PCS-to-Atlanta calls is "Is Fort Gillem still open?" The official answer matters because it affects your housing budget, your commute, and your school choices. Real numbers, real sources, real retrieval dates. About Johnnie.

Last reviewed: May 14, 2026.

Reading this page does not make me your agent. The first conversation is free, and we figure out whether I am the right fit. I am a licensed Georgia REALTOR® with Epique Realty (license 424101), not a lender; verify any program or financial detail with the agency or lender that administers it.