Moving to Virginia Beach: A Homebuyer's Orientation Guide

Moving to a new city should feel exciting, not overwhelming. If you’re relocating to Virginia Beach, you’re likely juggling timelines, housing options, and unknowns about neighborhoods, commutes, and coastal living. This guide gives you a clear, step-by-step orientation so you can choose the right area, understand local risks and costs, and move forward with confidence. Let’s dive in.

Why choose Virginia Beach

Virginia Beach sits on the Atlantic coast within the Hampton Roads region. You get ocean beaches, Chesapeake Bay access, and a wide range of suburban neighborhoods. The local economy blends military, healthcare, maritime, tourism, and services, which supports steady housing demand. Many buyers choose the city for coastal lifestyle, regional job options, and strong community amenities.

How the city is laid out

Virginia Beach is big and varied. Your day-to-day experience changes a lot by neighborhood, especially when it comes to beach access, commute time, and flood risk. Start by deciding if you want coastal living or an inland suburban feel.

Coastal and oceanfront areas

• Oceanfront/Resort: High-rise condos, hotels, and short-term rentals line the Boardwalk. You’ll have easy beach access and strong vacation-rental demand. Expect higher prices, seasonal traffic, and stricter rental rules. Exposure to storm surge and erosion is greater here.
• Sandbridge: A quieter, lower-density beach community south of the main Oceanfront. You’ll find mostly single-family homes and a slower pace. Plan for longer drives to central services and bases, plus elevated flood and evacuation considerations.

Bayfront and boating access

• Shore Drive and Chesapeake Bay/Lynnhaven areas offer a boating lifestyle and beaches on the bay. Prices vary with water access and flood zone status. Ask early about flood insurance needs and elevation details.

Established inland suburbs

• Great Neck/First Landing: Mix of mid-century and newer homes with access to parks and the bay.
• Kempsville: Large, convenient suburban area with diverse housing and shopping.
• Princess Anne/Green Run/Bayside/Landstown: Broad selection of neighborhoods, including newer subdivisions in parts.
• Pungo: Semi-rural with larger lots and agricultural character; some homes may be on well and septic.

Urbanizing Town Center

Town Center is Virginia Beach’s mixed-use core, with condos, restaurants, and entertainment. If you want walkability and newer construction, this is a strong option. Per-square-foot prices can be higher than in typical suburbs.

Commute and transportation

Many residents commute within Virginia Beach or to nearby Norfolk, Chesapeake, Newport News, and Hampton. Main corridors include I-264, I-64, US-60, and US-13/58, plus arterials like Virginia Beach Blvd., Shore Drive, and Great Neck Road. Traffic can stack up at choke points during rush hour and in summer.

Transit tips

Hampton Roads Transit bus service runs in the city, while light rail operates in neighboring Norfolk. Transit is more limited than larger metros, so most buyers rely on cars. If commute time matters, drive the route at rush hour before you decide on a neighborhood.

Climate, hazards, and maintenance

Virginia Beach has a humid subtropical climate with hot, humid summers and mild winters. Coastal hazards include hurricanes and tropical storms, storm surge, and tidal flooding. These risks shape insurance needs, building standards, and maintenance.

Flood zones and insurance basics

Flood risk can vary block by block. Lenders often require flood insurance if a home is in a mapped Special Flood Hazard Area. Ask about elevation certificates, confirm flood zone status, and get insurance quotes early in your search. Sea-level rise and nuisance flooding are long-term considerations in low-lying areas.

Coastal home care

Salt air can shorten the lifespan of exterior systems, HVAC units, and metal fasteners. Plan for more frequent roof and exterior envelope checks. Impact-rated windows or shutters can add resilience, and moisture control is essential.

Storm planning

Hurricane season preparedness is part of coastal living. Review evacuation routes and consider backup power options. Your agent can help you factor storm shutters, roof age, and insurance wind deductibles into your evaluation.

Military and PCS buyers

Hampton Roads is a major military hub, and Virginia Beach hosts key installations like Naval Air Station Oceana and Joint Expeditionary Base Little Creek–Fort Story. You’ll find steady long-term rental demand and services tailored to military households.

VA loans and BAH

If you’re eligible, VA loans can allow no down payment and competitive terms. Your Basic Allowance for Housing depends on rank and dependency status and can guide your budget. Work with a local lender who understands VA entitlement, local appraisals, and coastal insurance requirements.

PCS timing tips

Start 2 to 4 months ahead if you can. Align house-hunting with your reporting date and build in time for inspections, insurance quotes, and closing. Base relocation and housing offices can provide checklists and counseling to streamline steps.

Remote search support

Use live video tours, recorded walkthroughs, and neighborhood drive-bys. Request key documents early, including disclosures, recent surveys, HOA rules, and repair invoices. A local agent can coordinate vendors and keep your timeline on track.

Home types and ownership costs

You’ll see single-family homes, townhomes, condos, and some 55+ communities. Coastal and bayfront properties often command a premium. Town Center and Oceanfront condos may be priced higher per square foot but offer location benefits.

HOAs and rental rules

Short-term rentals are regulated in Virginia Beach and many HOAs set their own limits. If rental income is part of your plan, confirm city rules, permitting needs, and neighborhood covenants before you make an offer. For condos and townhomes, factor HOA fees into your monthly budget.

Your step-by-step buying roadmap

1. Clarify your must-haves.

• Commute to base or work, flood tolerance, beach vs inland, lot size, new vs older construction, and maintenance comfort.

2. Get pre-approved with a local-savvy lender.

• For VA buyers, confirm entitlement, funding fee, and appraisal expectations.

3. Partner with a local agent experienced with remote and military moves.

• Schedule virtual tours, get neighborhood insights, and compare options.

4. Request property documents early.

• Disclosures, survey, HOA covenants, insurance quotes, and utility history.

5. Write a strategic offer.

• Use contingencies for financing, inspection, and clear title. Consider shorter inspection windows if you are on a tight schedule.

6. Complete inspections and insurance due diligence.

• See inspection checklist below and order flood and homeowners quotes by address.

7. Close in person or remotely.

• Confirm remote notarization or mail-away closing with your title company early.

Inspection priorities for coastal homes

• General home inspection to scope major systems and safety items.
• Roof evaluation, window integrity, and exterior envelope condition.
• HVAC inspection for salt-air corrosion and performance.
• Termite and wood-destroying organism inspection, common in Tidewater.
• Mold and moisture assessment, especially in crawlspaces.
• Structural or pier inspections for waterfront properties as needed.
• Review any elevation certificate and drainage patterns around the home.

Taxes, insurance, and recurring costs

Property taxes are set by the city and may change yearly. Flood insurance may be required in certain zones, and wind or hurricane exposure can affect homeowners premiums. Premiums can vary by elevation, construction type, and distance to water, so get quotes early during your inspection period.

Utilities, septic, and connectivity

Most urban and suburban areas are on municipal water and sewer. Some Pungo and rural-area homes may be on well and septic, which require regular maintenance and occasional inspection. Internet availability and speeds vary by neighborhood, so verify providers by exact address before you commit.

Neighborhood fit checklist

Use this quick checklist as you compare homes:

• Commute route and time during peak hours.
• Proximity to assigned school zones and key services.
• Distance to your base or job center.
• Flood zone status and any history of nuisance flooding.
• HOA rules and short-term rental restrictions.
• Homeowners and flood insurance quotes for the address.
• Roof age, termite and moisture reports, and HVAC condition.
• Internet and utility providers at the property.

Closing from out of state

Many buyers close without being physically present. Virginia supports practices that make this smoother, but confirm details with your settlement team early.

Remote notarization and mail-away options

Remote online notarization or mail-away closings may be available through your title company. Plan ahead so documents and identity verifications are ready on time.

Power of attorney

If you cannot attend closing, a power of attorney can allow a spouse or trusted party to sign. Clear the form with your lender and title company in advance to avoid delays.

Title and settlement partners

Choose a local title company experienced with remote and military transactions. They can coordinate scheduling, escrow, and recording so your move-in timeline stays on track.

Make your move with a trusted guide

Relocating to Virginia Beach is easier when you have a clear plan and a responsive local expert by your side. From virtual tours and insurance checks to negotiations and a smooth closing, you deserve a partner who understands coastal and military moves. If you’re ready to get started, connect with Kristie Weaver for tailored guidance and a proven process.

FAQs

How do I choose a Virginia Beach neighborhood if schools and parks matter?

• Focus on proximity to assigned school zones, daily commute routes, access to parks and services, and the home’s flood zone and maintenance needs. Compare options with a local agent who knows block-by-block differences.

What flood insurance do I need in Virginia Beach?

• It depends on the property’s FEMA flood zone and elevation. If it’s in a Special Flood Hazard Area, lenders often require flood insurance. Get address-specific quotes and ask for an elevation certificate.

How long is a typical commute to Virginia Beach bases?

• Commute times vary by route and season. Test your drive during peak hours and account for summer traffic near tourist areas and choke points like I-264 and major arterials.

Can I run a short-term rental at the Oceanfront or Sandbridge?

• Short-term rentals are regulated by city ordinances and often by HOA covenants. Verify municipal rules and neighborhood restrictions before you buy if rental income is part of your plan.

What inspections are most important for coastal homes in Virginia Beach?

• In addition to a general home inspection, prioritize roof, HVAC, termite/wood-destroying organisms, and moisture/mold checks. Consider structural or pier inspections for waterfront properties.

What timeline should I expect for a PCS home purchase?

• Start 2 to 4 months ahead if possible. Allow time for pre-approval, home search, inspections, insurance quotes, and closing. Coordinate your plan with base housing resources and your agent.