City guide 3 of 7 · Southside
Moving to Virginia Beach, VA: the honest guide
Virginia's most populous city. Resort Oceanfront and Bay-front beaches up north and east, a large suburban middle (Kempsville, Princess Anne, Red Mill), an urban core at Town Center, and farms and open land in the rural south (Pungo, Back Bay).
By Jason Edwards, REALTOR® · Updated Oct. 10, 2026
Redfin, three months ending Aug. 2026 (checked Oct. 10, 2026); City of Chesapeake FY 2027 Local Tax Comparisons.
Overview: how Virginia Beach is laid out
Virginia Beach is the most populous city in Virginia, and it doesn't feel like one place. The resort Oceanfront and the Chesapeake Bay beaches are up north and east. The big suburban middle is Kempsville, Princess Anne and Red Mill. Town Center is the closest thing to an urban core. The south end, Pungo and Back Bay, is farms and open land.
By the numbers
- Population: 454,808 (2024 estimate)
- Density: about 1,878 people per square mile (2020 census)
- Side of the water: Southside
- Official city site: www.vb.gov
Census figures as reported in the City of Chesapeake FY 2027 Local Tax Comparisons.
Bases and job centers nearby
- NAS Oceana
- NAS Oceana Dam Neck Annex
- JEB Little Creek-Fort Story
- Naval Station Norfolk
Homes and prices in Virginia Beach
What you'll see: Every type: 1960s to 1980s ranches and two-stories, newer subdivisions, condos and townhomes, waterfront and canal-front homes, beach cottages and rural acreage.
| Market measure | Virginia Beach |
|---|---|
| Median sale price | $430,000 |
| Change from a year earlier | +7.5% |
| Median price per square foot | $251 |
| Median days on market | 25 |
| Regional median (REIN, August 2026) | $388,950 |
Source: Redfin Virginia Beach housing market, 3 months ending Aug 2026, all home types (checked Oct. 10, 2026). Regional: REIN MLS 'August Takeaway' report, published Sept 10, 2026.
How to read the median
It's the middle sale across every type of home, so a city with more condos and townhomes shows a lower number, and one with more acreage or waterfront shows a higher one. Use it to compare cities, not to set your budget. Your budget comes from your lender and your full monthly number.
Virginia Beach real estate tax and car tax
| Tax or fee (FY 2027) | Amount |
|---|---|
| Real estate taxDue June 5 and Dec 5 | $0.97 per $100 |
| Example: $378,400 assessed home | about $3,670 / yr |
| Car tax (personal property)Due June 5 | $4.00 per $100 |
| Vehicle license feeBilled with the car tax | $30 / yr |
| Trash (solid waste) fee | $30.55 / mo |
| Stormwater fee | $17.70 / mo |
| Meals tax | 6.0% |
| Sales tax4.3% state + 1.0% local + 0.7% Hampton Roads regional (transportation) | 6.0% |
Source: City of Chesapeake, FY 2027 Local Tax Comparisons (seven Hampton Roads cities), covering Fiscal year July 1, 2026 to June 30, 2027 (checked Oct. 10, 2026). The $378,400 example is the median assessed value of a Chesapeake single-family home used in that report. Due dates from the city treasurer's site, checked Oct. 2026; a weekend or holiday date usually moves to the next business day. Special service districts (for example Sandbridge) add to the base rate.
Real talk: the car tax
This is the one that surprises people from other states. Every car gets a bill every year, and it isn't in your mortgage escrow. Virginia's PPTRA lowers the rate on the first $20,000 of value for qualifying personal-use vehicles. If you're active duty with a legal residence in another state, you're generally exempt under the SCRA. Bring your LES to the Commissioner of the Revenue when you arrive.
Commutes from Virginia Beach to bases and job centers
No tunnel needed to NAS Oceana, Dam Neck or JEB Little Creek-Fort Story. Naval Station Norfolk is reached by I-264 and I-64 (or Shore Drive), and that stretch gets heavy at rush hour. The Peninsula means the HRBT or a long way around.
No-traffic estimates from Town Center (a reference point in each area), rounded to the nearest 5 minutes. Treat these as the best case.
| To | From Town Center |
|---|---|
| Naval Station Norfolk | 25 min · 14.1 mi |
| NAS Oceana | 20 min · 10.1 mi |
| Norfolk Naval Shipyard | 20 min · 11.8 mi |
| JEB Little Creek-Fort Story | 10 min · 5.6 mi |
| JBLE Langley AFB | 45 min · 27.4 mi |
| Newport News Shipbuilding | 50 min · 28.6 mi |
| Downtown Norfolk | 15 min · 9.2 mi |
Method: OSRM routing on OpenStreetMap road data, computed Oct. 10, 2026, no traffic. Gate locations, tolls and time of day will change your number. Tolls: Elizabeth River Crossings, SNJB, City of Chesapeake, VDOT (2026 rates, checked Oct. 10, 2026).
Run the bad-day test
Map the drive for a Tuesday at 7 a.m. and the drive home at 5 p.m. Then ask: if the tunnel on that route is backed up, what's my other way? If there isn't one, that's fine, as long as you choose it on purpose.
Flood zones and insurance in Virginia Beach
Back Bay, the Lynnhaven and Elizabeth river areas, canal-front neighborhoods and parts of the Oceanfront and Sandbridge see tidal and storm flooding. Check every address.
- Virginia is buyer-beware. The Residential Property Disclosure Statement says the owner makes no representation about flood hazard areas (Va. Code § 55.1-703). That homework is on you.
- Check the address on the FEMA Flood Map Service Center and Virginia DCR's VFRIS flood risk map.
- Flood isn't in a standard homeowners policy. If the home is in a high-risk zone and your lender is federally regulated, flood insurance will be required. Get a quote before your inspection period ends.
- Wind is separate, too. Many policies here carry a separate hurricane or wind deductible. Read it.
Drive it at high tide
Maps tell you the zone. They don't tell you the road out of the neighborhood is under water twice a month in the fall. If you're serious about a house near the water, look at it at high tide or after a hard rain, or let me go look for you.
Areas and things to do in Virginia Beach
Names people commonly search, so you know what to type in. This isn't a ranking, and the right one depends on your commute and budget.
- Kempsville
- Red Mill
- Princess Anne
- Great Neck
- Chicks Beach / Shore Drive
- Oceanfront
- Sandbridge
- Pungo
Parks, attractions and amenities
- Oceanfront boardwalk
- First Landing State Park
- Back Bay National Wildlife Refuge and False Cape State Park
- Mount Trashmore Park
- Town Center
- Neptune Festival
Utilities
- Electric: Dominion Energy Virginia
- Gas: Virginia Natural Gas
- Water: Virginia Beach Public Utilities
Confirm providers by address.
Pros and cons of living in Virginia Beach
The upside
- The lowest real estate tax rate ($0.97 per $100) and the lowest car tax rate ($4.00 per $100) of the seven cities.
- No tunnel needed to NAS Oceana, Dam Neck or JEB Little Creek-Fort Story.
- Every type of home: 1960s to 1980s ranches, newer subdivisions, condos and townhomes, waterfront and canal-front homes, beach cottages and rural acreage.
- The ocean and the bay, First Landing State Park, Back Bay and False Cape. Not a bad backyard.
The trade-offs
- Naval Station Norfolk at rush hour is a real drive. I-264 and I-64 get heavy.
- The highest stormwater fee of the seven ($17.70 a month), and special service districts like Sandbridge add to the base tax rate.
- Homes near NAS Oceana can sit in aircraft noise zones, and summer brings tourist traffic near the Oceanfront.
- It's been moving fast: 25 median days on market and +7.5% year over year, the biggest jump of the seven (Redfin, three months ending Aug. 2026).
Based on the figures and sources on this page. There's no "best" city, just the one that fits your commute, your budget and how you want to live.
Virginia Beach, VA: frequently asked questions
What is the real estate tax rate in Virginia Beach, VA?
Virginia Beach's real estate tax rate is $0.97 per $100 of assessed value for fiscal year 2027 (July 1, 2026 to June 30, 2027). On a home assessed at $378,400, that's about $3,670 a year. Special service districts (for example Sandbridge) add to the base rate. Bills are due June 5 and Dec 5. The trash fee is $30.55 a month. Source: City of Chesapeake FY 2027 Local Tax Comparisons, checked Oct. 10, 2026.
Does Virginia Beach have a car tax?
Yes. Virginia Beach taxes personal vehicles every year at $4.00 per $100 of value (FY 2027), due June 5, plus a $30 annual vehicle license fee. Virginia's car tax relief program (PPTRA) lowers the rate on the first $20,000 of value for qualifying personal-use vehicles. Active-duty service members whose legal residence is in another state are generally exempt under the Servicemembers Civil Relief Act; bring your LES to the city's Commissioner of the Revenue. It isn't paid through your mortgage escrow.
What is the median home price in Virginia Beach, VA?
The median sale price in Virginia Beach was $430,000 for the three months ending August 2026 (+7.5% year over year), with a median of $251 per square foot and 25 median days on market, according to Redfin (checked Oct. 10, 2026). That median covers all home types, so condos and townhomes pull it down and waterfront or acreage pulls it up.
How long is the commute from Virginia Beach to Naval Station Norfolk?
From Town Center, Naval Station Norfolk is about 25 minutes (14.1 miles) with no traffic, and NAS Oceana is about 20 minutes (10.1 miles). No tunnel needed to NAS Oceana, Dam Neck or JEB Little Creek-Fort Story. Naval Station Norfolk is reached by I-264 and I-64 (or Shore Drive), and that stretch gets heavy at rush hour. The Peninsula means the HRBT or a long way around. Those are no-traffic estimates from OpenStreetMap routing (computed Oct. 10, 2026); rush hour is longer, so test the drive at your real commute time.
Is Virginia Beach in a flood zone?
Parts of it are. Back Bay, the Lynnhaven and Elizabeth river areas, canal-front neighborhoods and parts of the Oceanfront and Sandbridge see tidal and storm flooding. Check every address. In Virginia, the seller's disclosure statement makes no representation about flood zones, so look up the exact address on the FEMA Flood Map Service Center and Virginia's VFRIS map, and get a flood insurance quote before your inspection period ends. A standard homeowners policy generally doesn't cover flood.
What areas do people look at in Virginia Beach?
Areas people commonly search in Virginia Beach include Kempsville, Red Mill, Princess Anne, Great Neck, Chicks Beach / Shore Drive, Oceanfront, Sandbridge, Pungo. Housing: Every type: 1960s to 1980s ranches and two-stories, newer subdivisions, condos and townhomes, waterfront and canal-front homes, beach cottages and rural acreage. I'd narrow it down by commute and budget first, then by house.
How do I check schools for a Virginia Beach address?
Look up the specific schools for any address on the Virginia Department of Education's School Quality Profiles at schoolquality.virginia.gov, then confirm the assigned school with Virginia Beach's school division. I don't rank schools or neighborhoods by school.
Watch: Virginia Beach on my channel
Videos from my YouTube channel, @jason_edwards_realtor. Numbers in older videos may be out of date; the figures on this page are current as of Oct. 10, 2026.
Schools in Virginia Beach
I don't rate schools or rank neighborhoods by school. Every school and division in Virginia has an official report card. Look up the specific schools for any address at the VDOE School Quality Profiles, and confirm the assigned school with the division.
Your next step
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All seven cities side by side, the taxes that catch newcomers off guard, flood zones and insurance, bases and commutes with 2026 BAH, and a moving timeline for PCS and civilian moves. Every number has a source and a date.
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