Kings Grant is one of those Virginia Beach neighborhoods that gets passed around in conversation but rarely shows up on a typical first-time buyer’s list. Tucked between Great Neck Road and First Colonial, it sits in the sweet spot between the oceanfront and the Lynnhaven River — close enough to drive to either in about ten minutes. I get asked about it a lot by military families coming in from out of state, especially folks who want larger lots, mature trees, and a real “established neighborhood” feel without paying North End or Bay Colony prices.
This guide walks through what Kings Grant Virginia Beach homes actually look like in 2026 — the price range, what’s selling, the schools, the commute to the bases, and the things I tell every buyer to look at before they write an offer here. If you’re considering Kings Grant or comparing it against neighborhoods like Great Neck, Thalia, or Kings Forest, the numbers in this post will give you a real starting point.
In This Article
Kings Grant Virginia Beach Homes — The Latest Market Numbers
According to the latest data from Redfin, the median sale price for Kings Grant homes in the rolling 3-month window ending March 31, 2026 was $660,000, with 12 homes sold and a median 44.5 days on market. That’s a meaningful step above the city of Virginia Beach as a whole, which is currently sitting at a $657,000 median — almost identical, but with very different inventory dynamics. Citywide there were 1,981 closed sales and 1,139 active listings; Kings Grant runs much tighter because it’s a defined neighborhood with a fixed number of houses.
The sale-to-list ratio in Virginia Beach as a whole is 99.1%, which tells you most homes are still going at or just under list. In Kings Grant specifically, I’m seeing well-presented homes get full asking, and the dated ones sit longer. The 44.5-day median DOM here is right in line with the Virginia Beach city average of 46 days, which surprises buyers who assume premium neighborhoods always move faster — they don’t. Kings Grant buyers tend to be picky, and sellers price for that.
What You’re Actually Buying in Kings Grant
Kings Grant was developed primarily through the late 1960s and 1970s, and most of the housing stock reflects that era. You’ll see a lot of split-levels, traditional colonials, contemporary ranchers, and a fair number of waterfront properties on Linkhorn Bay tributaries. Lot sizes are larger than the newer Virginia Beach builds — quarter-acre and up is common, and some of the deeper lots near the water push toward a full acre.
Square footage in the typical Kings Grant home runs 2,000 to 3,500. Most have 4 bedrooms, a real dining room, a fireplace, and a side or rear-loading garage. Many original homes still have hardwood floors hiding under carpet — something I always check during showings. Major systems vary widely: some homes have been fully renovated with new HVAC, roof, and windows; others are still on original equipment from the 80s. Inspections matter here more than in newer construction.
Schools, Location, and Commute to the Bases
Kings Grant feeds into Kings Grant Elementary, Lynnhaven Middle, and First Colonial High School in the Virginia Beach City Public Schools system. Buyers can verify the most current attendance zones at Virginia Beach City Public Schools before writing — boundaries occasionally shift. First Colonial High is consistently one of the higher-performing high schools in the city, and that drives a lot of the demand here from families with school-aged kids.
For military families, the commute math is simple. NAS Oceana is about 10-15 minutes via Great Neck Road and Oceana Boulevard. JEB Little Creek-Fort Story is roughly 15-20 minutes north on Great Neck. Naval Station Norfolk is the longer haul — plan on 30-40 minutes through the tunnel during peak hours. Dam Neck is also right around 15 minutes via Birdneck or General Booth. If you’re stationed at NAS Oceana or Dam Neck, this neighborhood is one of the better lifestyle picks for the price.
Does Your BAH Cover a Kings Grant Home?
Virginia Beach falls inside the Norfolk/Portsmouth Military Housing Area (MHA VA298). Here are the 2026 BAH rates with dependents for that MHA: an O-3 receives $2,694, an O-4 gets $3,054, an E-7 receives $2,604, an E-8 gets $2,661, and a W-3 receives $2,697. Those are the rates the DoD published for 2026, and you can verify any rank at the DoD BAH calculator.
Here’s the honest math on a $660,000 Kings Grant home with a VA loan, zero down: at the current Federal Reserve Economic Data 30-year fixed rate of 6.30% (as of April 30, 2026), principal and interest alone runs about $4,082 per month. Add roughly $475 for Virginia Beach property taxes (around 86 cents per $100 of assessed value) and another $200-275 for homeowners insurance — and you’re looking at $4,750 to $4,830 per month all-in before utilities. That’s well above any single BAH rate in VA298, which means dual-income or dual-military households make Kings Grant a lot more comfortable.
That doesn’t mean a single-income E-7 or O-3 can’t buy here — it just means you’ll be supplementing BAH out of base pay, and you should run the full numbers with me before you fall in love with a house. I’d rather you walk in with eyes open than stretch into a payment that puts you under stress every month.
What I Tell Every Kings Grant Buyer to Inspect
Kings Grant homes are old enough that most have had at least one major system replacement. Some have had several. Here’s what I want a Kings Grant inspection to focus on, beyond the standard checklist.
First, the crawl space. A lot of Kings Grant homes have crawl spaces rather than slabs, and Virginia Beach’s water table doesn’t forgive deferred maintenance. Look for moisture, sump pump activity, and the condition of the vapor barrier. Second, the roof — many homes are due for a second or third replacement. Third, the original cast iron drain lines if the home hasn’t been re-piped. Fourth, electrical: I’ve pulled covers on Kings Grant panels and found everything from clean modern panels to 1970s aluminum branch wiring. Fifth, the windows. A lot of these homes still have original single-pane and the cooling bills tell the story in July.
The second piece — and this matters in any older Virginia Beach neighborhood — is flood zone. Kings Grant has homes that are firmly in X (low risk) and homes that touch AE flood zone where you’ll need flood insurance. The FEMA flood map service at msc.fema.gov will show you the rating before you spend $500 on an inspection. I check this for every Kings Grant client before we write.
How Kings Grant Compares to Nearby Neighborhoods
Buyers asking about Kings Grant often ask me to compare it to Great Neck and Thalia. Here’s the honest read. Great Neck (citywide median around $360,000 for the broader area per Redfin) is a much wider geographic spread with more variety in price and home age. Thalia sits closer to I-264 and tends to be a bit more affordable. Kings Grant sits in between in size and feel — established, treed, with a stronger neighborhood identity than either Great Neck or Thalia.
Compared to North Virginia Beach (median $1.06M per Redfin) or Bayfront ($575K), Kings Grant is more accessible while still offering the larger lots and established trees that make North End so desirable. If your budget tops out around $700K and you want a real neighborhood — not a townhouse complex, not a brand-new subdivision — Kings Grant deserves a serious look.
When to Move on Kings Grant
Spring and early summer are the most active sales windows in Kings Grant — that lines up with the broader Virginia Beach pattern. With 12 sales in the most recent 3-month rolling window, you’re looking at maybe 4-5 homes coming on the market in any given month. That’s a thin pipeline. If a Kings Grant home checks your boxes and the price is reasonable, don’t wait for the perfect listing. The next one might be six weeks out.
The PCS season pressure also matters. June through August, you’ll see more out-of-state military buyers landing in Hampton Roads, and competition for the best Kings Grant homes ticks up. If you have a flexible move-in date and you’re already local, February through April is often the better window to negotiate.
Ready to Look at Kings Grant Homes?
I’m a Navy veteran and a full-time Realtor in Hampton Roads, and Kings Grant is one of the neighborhoods I show most often to buyers in the $550K-$750K range. If you want to see what’s currently active, what just sold, and what’s likely to come on market in the next 30-60 days, reach out and we’ll set up a real conversation — no pressure, no boilerplate. You can also read more about my background and how I work with military families before we talk.
Kings Grant isn’t the right fit for everyone. The houses are older, the lots are larger, and the maintenance budget you need is higher than a 2015 build in Red Mill. But for the right buyer — someone who values established neighborhoods, big trees, and proximity to both the bay and the bases — Kings Grant Virginia Beach homes are still one of the better values in this part of the city in 2026.