Hampton Roads Neighborhoods

City of Virginia Beach · VA298

Virginia Beach for Oceana and Little Creek orders

Two installations sit inside Virginia Beach: NAS Oceana on Tomcat Blvd. (23460) and JEB Little Creek-Fort Story on Seabee Dr (23459). Oceana's Dam Neck Annex is in the city too. City hall, Building 1 at 2401 Courthouse Dr, is in ZIP 23456. All of it falls in VA298, the same housing area as Naval Station Norfolk.

Source: MilitaryINSTALLATIONS: Naval Air Station Oceana, checked 2026-10-09; MilitaryINSTALLATIONS: Joint Expeditionary Base Little Creek-Fort Story, checked 2026-10-09; DoD BAH 2026, sorted_zipmha26.txt and mhanames26.txt, checked 2026-10-09; Google Maps, route 2, depart Mon Oct 12, 2026, 7:00 a.m. ET, checked 2026-10-09.

Virginia Beach assessments by housing type, as of January 1, 2026 (rounded to $100)
TypeCountMedian
Single family99,746$432,800
Townhouse19,764$251,900
Low-rise condominium22,417$323,900
All residences146,268$383,600

Source: City of Virginia Beach Real Estate Assessor, FY27 Annual Report, checked 2026-10-09.

Two mornings from Courthouse Drive

To Oceana. From city hall to Google's Main Gate pin at 195 Tomcat Blvd. is 6.7 miles by Princess Anne Rd and General Booth Blvd. With a Monday, October 12, 2026, 7:00 a.m. departure, Google's typical time is 14 to 18 minutes. Oceana publishes no gate hours, so the gate's schedule is not part of that figure.

To Little Creek. Google would not resolve a JEB Little Creek-Fort Story gate, so this drive ends at the base address on Tarawa Ct (2600 Tarawa Ct, 23459), not at a gate. It runs 16.9 miles north on S Independence Blvd, typically 26 to 45 minutes at the same departure. Gates 3, 6 and 8 are the 24/7 gates there.

Both ranges end before the ID check.

Drives: Google Maps, depart Mon Oct 12, 2026, 7:00 a.m. ET, checked 2026-10-09. JEB gates: JEB Little Creek-Fort Story, checked 2026-10-09.

The townhouse question

The assessor's single-family median is $432,800, with a mean of $549,500, so a smaller number of high values pulls the mean up. The townhouse median, $251,900, is $180,900 lower. For a junior enlisted household reading VA298 at E-5, $2,430 a month with dependents, that difference is the first trade-off the assessor data puts on the table. Single-family medians rose $22,700, or 5.54%, over the year.

Source: City of Virginia Beach Real Estate Assessor, FY27 Annual Report, checked 2026-10-09; DoD BAH 2026, rate files bahw26.dat and bahwo26.dat (May 13, 2026 revision), checked 2026-10-09.

Age of the stock

The biggest cohort, 46,887 homes, was built in the 1980s, with a median of $341,700. Homes from 2020 on are only 2,259 and carry a median of $708,200. Pre-1950 houses, 2,015 of them, sit at $551,900. Newer is not automatically cheaper or dearer here; it depends on the decade.

Source: City of Virginia Beach Real Estate Assessor, FY27 Annual Report, checked 2026-10-09.

Tax and fees

At $0.97 per $100, Virginia Beach has the lowest FY 2027 real estate rate among the seven cities in the Chesapeake comparison. On the $432,800 single-family median that is about $4,198 a year by simple arithmetic. The monthly solid waste fee is $30.55.

Source: City of Chesapeake, FY 2027 Local Tax Comparisons (PDF dated Aug 2026), checked 2026-10-09; City of Virginia Beach Real Estate Assessor, FY27 Annual Report, checked 2026-10-09.

Single-family median against the allowance

The $432,800 single-family median is the price used here. At 7.40% with the funding fee rolled in, it needs more each month than either grade's {V8} allowance covers.

Illustration, not a quote: first-use VA loan, nothing down, 30-year fixed; excludes homeowners insurance, HOA dues and upkeep
Price used (illustration only)$432,800: Virginia Beach single-family median assessment, January 1, 2026
VA funding fee, first use, under 5% down, 2.15%$9,305, financed
Loan amount$442,105
Rate: Freddie Mac 30-year average, week of Oct 8, 20267.40%
Principal and interest, 30 years$3,061.05 a month
City real estate tax at $0.97 per $100About $350 a month ($4,198 a year)
Payment before insurance and HOAAbout $3,411 a month
2026 BAH VA298, E-5 with dependents$2,430; $981 short of the payment
2026 BAH VA298, O-3 with dependents$2,694; $717 short of the payment

The townhouse median, $251,900, would need far less; the table does not run that case. Left out: homeowners insurance, association dues, repairs and closing costs beyond the fee. The survey rate is a conventional national average, so a VA quote will differ.

Source: City of Virginia Beach Real Estate Assessor, FY27 Annual Report, checked 2026-10-09; VA.gov, VA funding fee and loan closing costs, checked 2026-10-09; Freddie Mac Primary Mortgage Market Survey, checked 2026-10-09; City of Chesapeake, FY 2027 Local Tax Comparisons (PDF dated Aug 2026), checked 2026-10-09; DoD BAH 2026, rate files bahw26.dat and bahwo26.dat (May 13, 2026 revision), checked 2026-10-09.

Schools

The division is Virginia Beach City Public Schools. Assignment follows the address.

Source: Virginia Beach City Public Schools, checked 2026-10-09.

One rule that comes with Oceana

The FAA bans drone flights over NAS Oceana, Dam Neck Annex and NALF Fentress in Chesapeake, all designated National Defense Airspace. A household near any of the three should treat a recreational drone as grounded there.

Source: MilitaryINSTALLATIONS: Naval Air Station Oceana, checked 2026-10-09.

Who it suits

Virginia Beach suits Oceana, Dam Neck and Little Creek-Fort Story orders, and households that want the region's lowest rate with a choice between detached homes and much lower-median townhouses. It is a weaker fit for an Army assignment at Fort Story that is not yet final: those soldiers in-process at Fort Eustis first, and the assignment can change there.

Source: MilitaryINSTALLATIONS: Joint Expeditionary Base Little Creek-Fort Story, checked 2026-10-09.

Nearby alternatives

Sources and dates