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Virginia Beach suits military families at Oceana, Little Creek–Fort Story and Dam Neck, buyers who put schools first, and anyone who wants the beach as part of everyday life. The median sale price was $433,750 in September 2026, up 8.4% from last year, and buyers have far more homes to choose from than a year ago.
It's really several cities under one name, so the part you choose matters most. I'll walk you through jet noise zones, flood maps, HOAs and rush-hour commutes before you write an offer. Call or text me when you're ready, and I'll help you find the right fit.
Prices are up from last year, but buyers have far more homes to choose from. Virginia Beach is the priciest of the big Southside cities at the median.
Median sale price
$433,750
+8.4% vs last year
Homes sold
504
−1.2% vs last year
Homes for sale
1,220
+29.2% vs last year
Months of supply
2.41
Still a seller-leaning market
Source: REIN, September 2026, detached and attached homes, compared with September 2025.
It's really several cities under one name: the oceanfront, the inland suburbs, the bay side and rural farmland to the south. Pick the part, not just the city.
Your neighborhood decides your school zone, your noise and flood exposure, your commute and your resale. Start here.
| Neighborhood | The feel | Typical price | Best for | Watch for |
|---|---|---|---|---|
| Great Neck | Established and sought-after, close to the water without the oceanfront price tag | Varies by block | Families who put the school zone first | A real price premium; good listings can draw multiple offers within days |
| North End | Close to the oceanfront; Craig names the North End among the strongest school zones in the city | Varies by block | Buyers who want the beach close by | Summer tourist traffic near the oceanfront |
| Little Neck | Waterfront community on Lynnhaven Bay | Varies by block | Buyers who want bay water access | Check the exact address before you offer |
| Red Mill | See the full Red Mill guide for its streets, homes and feel | Varies by block | Buyers who want the full neighborhood breakdown | Check the exact address before you offer |
| Sandbridge | Quieter and more residential than the main strip, on a barrier strip between the ocean and Back Bay | Varies by block | The true beach lifestyle | One of the highest flood risk areas in the region; many homes are seasonal vacation rentals |
| Shore Drive | Chesapeake Bay-facing neighborhoods on the north side with water views and boating access | Varies by block | Water access without oceanfront crowds | Summer congestion on Shore Drive |
| Kempsville | Older, established and central, close to shopping and the interstate; often quieter than people expect | ~$390,000 | Convenience-first buyers, retirees near family, no-HOA seekers | Some areas fall inside Oceana's AICUZ noise zones |
| Salem | Quiet, convenient west-side option with a heavy military presence | ~$413,750 | Oceana families; townhomes run ~$220,000–$340,000 | Price the full payment, not just the purchase price |
| Courthouse, Princess Anne & Landstown | Central Virginia Beach with strong school zones, away from I-264 and resort traffic | Varies by block | Naval Station Norfolk families who still want Virginia Beach | Test the rush-hour commute before you commit |
Typical prices are 12-month medians from Homes.com, October 2026; they vary by street. Feel and best-for notes are Craig's.
Virginia Beach is home to three installations. Where you live inside the city matters as much as choosing the city.
NAS Oceana & Little Creek–Fort Story
~10 min
From the right neighborhoods near the gate (Craig's estimate)
From Kempsville
7–15 mi
About 7 mi to Little Creek, 13 mi to Oceana and 15 mi to Naval Station Norfolk
Naval Station Norfolk from the east side
45–60 min
Rush hour on I-264 from the resort area or east of Witchduck Road (Craig's estimate)
Naval Station Norfolk from Courthouse
20–30 min
In most traffic conditions (Craig's estimate)
The lifestyle and schools are real. These four checks keep you from getting burned.
Jet noise map
Oceana's AICUZ noise zones cover parts of Lynnhaven, Kempsville and the Virginia Beach Boulevard corridor. A great deal nearby is often explained by the noise.
Flood map
Flood risk is street by street. Pull the FEMA designation for the exact address and get an insurance quote before you write an offer.
HOA rules
Most newer neighborhoods have an HOA. Filter for it from day one instead of finding out house by house.
Appraisal and payment
Higher prices mean more VA appraisal risk. Know recent sales and price principal, interest, taxes and insurance against your BAH.
The full report breaks these numbers down by neighborhood and price range, with what they mean for your offer. Free, and it opens right away.
Yes, at the median. It was $433,750 in Virginia Beach, $410,000 in Chesapeake and $331,000 in Norfolk in September 2026. Inland pockets away from the water can still be surprisingly affordable.
Kempsville and Salem are where many of these families land. Kempsville is about 7 miles from Little Creek, and Salem is about 9 miles from Oceana.
Yes, if you look at the Courthouse, Princess Anne or Landstown areas. From the east side, plan on 45 minutes to an hour at rush hour.
Yes. Hampton Roads listing agents write VA contracts all the time. A clean VA offer with a lender who knows the process is a strong offer.
Market Report
I want to ensure that you have all the information needed to make the best decisions when it comes to your home goals. When you enter your info in the form you will get instant access to the area's latest market report, complete with sales and demographic trends.
Tips, tools, and straight-up advice to help you buy, sell, and move with confidence.
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