If you’re thinking about buying or selling in Virginia Beach in 2026, here’s what the numbers actually say. According to the latest data from Redfin, the median sale price in Virginia Beach hit $657,000 — a 6.3% increase year-over-year. Homes are selling in about 45 days on average and closing at 99.2% of list price. That tells me this market still has real demand, even with rates sitting at 6.38% on a 30-year fixed loan.
I’ve worked this market since 2021, and what I keep seeing is the same thing: the range of what “Virginia Beach” means pricewise is enormous. You can buy a solid home in Kempsville or Bayside for under $400,000, or you’re looking at $600K and up near the oceanfront. Understanding which submarket you’re actually shopping in makes all the difference.
In This Article
Virginia Beach Real Estate Market 2026: By the Numbers
Here’s a snapshot of where the Virginia Beach real estate market stands right now. All figures are from the Redfin Data Center for the three-month period ending February 28, 2026, and mortgage rate data comes from Federal Reserve Economic Data (FRED).
| Metric | Virginia Beach (2026) |
|---|---|
| Median Sale Price | $657,000 |
| Year-Over-Year Change | +6.3% |
| Median Days on Market | 45 days |
| Sale-to-List Ratio | 99.2% |
| Active Inventory | 994 homes |
| Homes Sold (90 days) | 1,966 |
| 30-Year Fixed Rate | 6.38% |
The 994 active listings put inventory on the tighter side, which is part of why prices have held up. New listings came in at 1,927 during the same period — essentially matching the pace of sales, which keeps supply from building up the way buyers would need to see real softening.
Neighborhood-Level Prices: Where the Real Deals Are
The city-wide median doesn’t tell the whole story. Virginia Beach has a lot of distinct submarkets, and prices vary dramatically depending on proximity to the water, the school zone, and the age of the housing stock. Here’s what the data shows at the neighborhood level:
| Neighborhood | Median Sale Price | YoY Change | Avg Days on Market |
|---|---|---|---|
| Bayside | $335,000 | -1.5% | 32 days |
| Holland | $345,000 | Flat | 28 days |
| Green Run | $335,000 | +15.5% | 32 days |
| Kempsville | $385,000 | +2.7% | 29 days |
| Great Neck | $430,000 | -11.2% | 40 days |
| Little Neck | $500,000 | +14.1% | 28 days |
| Courthouse-Sandbridge | $510,000 | +4.6% | 33 days |
| Oceanfront | $580,000 | -1.2% | 69 days |
| Bayfront | $630,000 | +12.5% | 49 days |
Green Run and Little Neck both saw double-digit appreciation — that’s meaningful for anyone who bought there in the last few years and is now wondering whether to stay or sell. Bayside and Holland are still the workhorses of the market: high volume, fast-moving, and priced where a lot of first-time buyers and military families can actually qualify.
What This Means for Military Buyers at NAS Oceana, Little Creek, and Dam Neck
Virginia Beach is home to some of the most active military installations in the country — NAS Oceana, JEB Little Creek-Fort Story, and Dam Neck Fleet Combat Training Center. If you’re PCSing here, your BAH under the VA298 military housing area will depend on your rank and dependency status. An E-5 with dependents gets $2,430 per month; an O-3 with dependents gets $2,694. At current rates, that covers a mortgage in the $330K-$400K range — which aligns well with what’s available in Kempsville, Holland, and Bayside.
The VA loan is still the best financing tool available for anyone with military service. No down payment, no PMI, and competitive rates even in a 6.38% environment. If you’re eligible, there’s no real argument for going conventional unless you’re buying above the loan limit. I covered the basics on how I help military families navigate this process — worth a read if you’re new to Hampton Roads.
Should You Buy in Virginia Beach Right Now?
The honest answer: it depends on what you’re buying and where. The oceanfront and luxury segment has slowed — that 69-day average DOM at the Oceanfront tells you those sellers are waiting longer, which gives buyers more leverage. In the inland neighborhoods, it’s still competitive. Homes in Holland and Kempsville are spending under 30 days on market and selling within 1% of list price.
Rates at 6.38% aren’t where anyone wants them, but the market hasn’t responded the way some analysts predicted. Inventory is still limited enough that prices are holding, and in some pockets — Green Run, Little Neck — they’re still climbing. If you’re waiting for a price crash, the data doesn’t support that bet in these neighborhoods.
For sellers, the 99.2% sale-to-list ratio means properly priced homes are still moving close to asking. The window for overpriced listings has mostly closed — buyers are doing their homework, and they’ll pass on anything that doesn’t pencil out.
Virginia Beach Real Estate Market 2026: What to Watch
A few things I’m keeping an eye on: the active listing count metro-wide sits at 3,934 as of February 2026, according to FRED data. That’s up from where it was a year ago, but not dramatically. If inventory builds materially through spring, we could see some price softening heading into summer. That’s not a prediction — it’s a scenario worth monitoring.
The other factor is mortgage rates. The Federal Reserve Economic Data shows the 30-year fixed holding at 6.38% as of late March 2026. Any meaningful move downward would unlock a wave of sidelined demand — which could push prices up, not down. Anyone waiting for rates to drop before buying needs to factor in that possibility.
If you’re buying in Virginia Beach this year — whether you’re military, a first-time buyer, or moving up — let’s run the numbers for your specific situation. I work this market daily and I can tell you quickly whether a particular neighborhood and price point makes sense for where you are financially. Reach out here and we’ll put together a real plan.