People ask me this question almost every single week: “Roberto, what does it actually cost to live in Virginia Beach?” And the honest answer is, it depends entirely on which ten minutes of driving you’re talking about. This city covers an enormous amount of ground — from the resort strip at the Oceanfront to actual working farmland down in Pungo — and the price tag on a home can swing by hundreds of thousands of dollars depending on which zip code you land in.
I’ve sold homes in almost every one of these zip codes, and I’ve got real opinions about what each one actually feels like to live in, not just what the median price says. Let’s walk through all ten.
Virginia Beach Market Overview 2026
Before we get into the zip codes themselves, here’s where the overall market stands right now:
- Median sold price: $430,000 (mid-2026)
- Year over year appreciation: +5.4%
- Average days on market: 22 days
- Virginia Beach is considered a competitive seller’s market
Whether you’re a first-time home buyer, a military family PCSing to Hampton Roads, or an experienced buyer looking to upgrade — this is genuinely the smartest place to start your search, before you fall in love with a specific house in the wrong zip code for your budget.
Search all Virginia Beach homes for sale right now
23451 — The Oceanfront & Resort Area
Median Home Price: ~$662,000
This is the Virginia Beach most people picture when they hear the name — the boardwalk, King Neptune, the ViBe Creative District, free summer fireworks twice a week. It’s the most expensive zip code in the city, and honestly, that’s not surprising. You’re not just buying square footage here, you’re buying the ability to walk to the water in flip-flops.
Worth knowing before you buy here: much of this corridor carries real flood zone exposure, which affects insurance costs and can be a required part of your financing. See my complete guide on flood zones and insurance in Virginia Beach before you get too attached to a specific address.
What military families should know: 23451 runs about 20-25 minutes from NAS Oceana and roughly 30 minutes from Joint Base Little Creek via the Virginia Beach Blvd corridor. I’ve placed plenty of Navy families here using VA loans on condos and townhomes near the water — see my full VA Loan Guide for Virginia Beach for how that financing works, or check whether VA loan assumption could get you a seller’s existing low rate instead of today’s market rate.
Schools: Zoned for Virginia Beach Middle and First Colonial High School.
Here’s the thing most buyers overlook: this zip code has real affordable pockets nobody talks about. Shadowlawn, Salt Marsh Point, and Birdneck North offer beach cottages, townhomes, and condos starting in the mid $200s — walking distance from the boardwalk. I wrote a full guide to this exact corner of the market: affordable homes near the Virginia Beach Oceanfront.
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23452 — Hilltop & Lynnhaven
Median Home Price: ~$390,000
If I had to pick one zip code that gives you the most “normal life, close to the beach” balance in this city, it’s this one. Hilltop has genuinely great shopping and dining, easy Lynnhaven Mall access, and top-rated schools — without the Oceanfront price tag. It’s a place where families put down roots.
What military families should know: 23452 sits right between NAS Oceana and Joint Base Little Creek, making it a genuinely convenient commute to both. See my VA Loan Guide for Virginia Beach for financing details.
Schools: Zoned for First Colonial High School — one of the most sought-after school zones in the city.
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23453 — Kempsville & Pungo
Median Home Price: ~$374,000
This is a wide, interesting zip code — it stretches from suburban Kempsville streets all the way down into the rural Pungo corridor, strawberry farms and all. If you want space, a slower pace, and a genuine break from city density without leaving Virginia Beach city limits, the southern half of this zip is where I’d point you.
This is also one of the more affordable entry points into Virginia Beach overall — solid value for first-time buyers and anyone who wants more land for their money.
Schools: Varies by location — primarily Kellam High School in the southern portions.
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23454 — Great Neck
Median Home Price: ~$464,000
I’ll be direct: this is one of my favorite neighborhoods to work in, period. Great Neck sits on a peninsula between Broad Bay and the Lynnhaven River, which means real waterfront living, boat docks, and some of the strongest public schools in Virginia Beach — Frank W. Cox specifically. It also has one of the city’s best-kept secrets: Chic’s Beach, a quiet Chesapeake Bay beach community that gives you real beach life without the Oceanfront tourist chaos.
What military families should know: Great Neck offers a reasonable commute to NAS Oceana and Joint Base Little Creek, and I’ve placed a lot of O-4 and O-5 families here specifically for the school zone and waterfront lifestyle.
Schools: Zoned for Frank W. Cox High School — consistently rated among the best in Hampton Roads.
I wrote an entire dedicated guide to this neighborhood because it deserves one — sub-neighborhoods, the shopping corridor, waterfront bulkhead considerations, and flood zone specifics all covered in depth. See my full Great Neck neighborhood guide.
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23455 — Bayside & Shore Drive
Median Home Price: ~$465,000
This is one of the most underrated corners of the entire city, in my opinion. Shore Drive has local restaurants, tiki bars, and a laid-back bay community feel that’s a world away from the Oceanfront resort strip. Chic’s Beach technically sits in this zip code too, and it’s exactly the kind of place locals quietly keep to themselves.
What military families should know: 23455 offers one of the most convenient commutes to Joint Base Little Creek of any zip code in the city — it’s extremely popular with Navy families stationed there.
Schools: Zoned for Bayside High School.
For a deeper look at this specific neighborhood, see my full Bayside neighborhood guide.
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23456 — Indian River, Princess Anne & Landstown
Median Home Price: ~$560,000
This is a big, growing swath of central and southern Virginia Beach, and it’s where you’ll find newer construction and larger lots at a price point below Sandbridge. If you want more square footage and a newer build without going all the way to true beachfront pricing, this is genuinely worth exploring — though if you’re weighing new construction against resale specifically, I’d read my honest breakdown first: new construction vs. resale in Virginia Beach.
Schools: Zoned for Landstown High School and Princess Anne High School, depending on exact location.
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23457 — Sandbridge & Back Bay
Median Home Price: ~$735,000
Sandbridge is its own thing entirely — a quiet barrier island south of the resort area with no hotels, no commercial strip, just beach houses and wildlife refuges. It’s primarily a second-home and vacation rental market, though a small number of year-round residents genuinely call it home. If true beachfront living, away from everything, is what you’re after, this is it.
Given the barrier island location, flood zone status and insurance costs deserve real attention here — see my complete guide on flood zones and insurance in Virginia Beach before you get too far into a specific property.
Schools: Zoned for Kellam High School.
Search homes for sale in 23457
23460 — Princess Anne Corridor
Median Home Price: ~$414,000
This one sits right around the city median in price, and I think of it as a genuinely solid all-around option — a mix of established neighborhoods and newer development without paying a premium for a specific “hot” zip code.
Schools: Zoned for the Princess Anne High School area.
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23462 — Town Center & Independence Boulevard
Median Home Price: ~$360,000
This is one of the most affordable and most central zip codes in the entire city, sitting right along Independence Boulevard near Town Center. Town Center itself has seen serious investment over the last decade — restaurants, entertainment, office space, residential growth all happening at once. For first-time buyers specifically, this is one of the most accessible entry points into Virginia Beach homeownership I regularly point people toward.
What military families should know: convenient access to both NAS Oceana and I-264 makes this a practical pick for dual-military households or anyone commuting to multiple bases.
Schools: Zoned for the Bayside High School area.
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23464 — Kempsville & Green Run
Median Home Price: ~$411,000
This is consistently where I send buyers who want the most home for their money in a genuinely well-established Virginia Beach neighborhood. Strong schools, mature streets, easy access to both the beach and Norfolk — first-time buyers especially find real value here compared to the beach zip codes.
What military families should know: a practical commute to NAS Oceana via Indian River Road, with reasonable access to Naval Station Norfolk via I-264 too.
Schools: Zoned for Kempsville High School and Salem High School, depending on exact location.
For a deeper look at this specific neighborhood, see my full Kempsville neighborhood guide.
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Virginia Beach Home Prices by Zip Code — Quick Reference
| Zip Code | Area | Median Price | High School |
|---|---|---|---|
| 23451 | Oceanfront/Resort | ~$662,000 | First Colonial |
| 23452 | Hilltop/Lynnhaven | ~$390,000 | First Colonial |
| 23453 | Pungo/Kempsville | ~$374,000 | Kellam |
| 23454 | Great Neck | ~$464,000 | Frank W. Cox |
| 23455 | Bayside/Shore Drive | ~$465,000 | Bayside |
| 23456 | Indian River/Princess Anne | ~$560,000 | Landstown/Princess Anne |
| 23457 | Sandbridge | ~$735,000 | Kellam |
| 23460 | Princess Anne Corridor | ~$414,000 | Princess Anne |
| 23462 | Town Center/Independence | ~$360,000 | Bayside |
| 23464 | Kempsville/Green Run | ~$411,000 | Kempsville/Salem |
Data sourced from Zillow and Redfin, mid-2026. Prices represent median home values and are subject to change. Always verify current listings directly.
What Does This Mean for You as a Buyer?
Here’s how I’d actually think about it if you sat down with me:
- Budget under $400k — Focus on 23453, 23462, and 23464 for the best value
- Budget $400k-$500k — 23452, 23454, 23455, and 23460 open up real options
- Budget $500k+ — 23456, 23451, and 23457 get you into premium lifestyle territory
- Not sure buying is even the right move right now? — See my honest breakdown in Buy or Rent in Virginia Beach: The Honest 2026 Answer
- Wondering how long the whole process actually takes? — See my full Home Buying Timeline for Virginia Beach, phase by phase
- Military families — My complete PCS guide to Virginia Beach and Hampton Roads covers VA loan options, base proximity, and neighborhood fit
- First-time buyers — My first-time home buyer guide walks you through pre-approval to closing day
- No matter which zip code you land on, don’t skip this step — my complete home inspection guide for Virginia Beach covers what’s negotiable and what isn’t, even on newer homes
How to Search Homes by Zip Code Right Now
Ready to browse what’s actually available in your target zip code? Use the links below to search current MLS listings filtered by zip code — updated daily:
- Homes for Sale in 23451 — Oceanfront
- Homes for Sale in 23452 — Hilltop/Lynnhaven
- Homes for Sale in 23453 — Pungo/Kempsville
- Homes for Sale in 23454 — Great Neck
- Homes for Sale in 23455 — Bayside/Shore Drive
- Homes for Sale in 23456 — Indian River/Princess Anne
- Homes for Sale in 23457 — Sandbridge
- Homes for Sale in 23460 — Princess Anne Corridor
- Homes for Sale in 23462 — Town Center/Independence
- Homes for Sale in 23464 — Kempsville/Green Run
Or search all Virginia Beach homes for sale and filter by your preferred area, price range, and property type.
Want to Go Deeper on a Specific Neighborhood?
I’ve written full, dedicated guides on several of these areas — genuinely worth reading if one of these zip codes caught your eye:
- Great Neck Neighborhood Guide — waterfront living, top schools, Chic’s Beach, and what waterfront ownership actually involves
- Kempsville Neighborhood Guide — value, schools, and central location
- Bayside Neighborhood Guide — Shore Drive, Chic’s Beach, and the bay community feel
- Red Mill Neighborhood Guide — growing area, family-friendly, spacious layouts
- Best Places to Live in Virginia Beach — the full citywide breakdown
- Affordable Homes Near the Virginia Beach Oceanfront — Shadowlawn, Salt Marsh & Birdneck starting in the mid $200s
- Flood Zones and Insurance in Virginia Beach — what every buyer and seller needs to know
- Find Your Dream Home in Virginia Beach — how to search smart in a competitive market
Whatever zip code you land on, having the right agent in your corner matters just as much as picking the right neighborhood:
- How to Choose a Realtor in Virginia Beach — what actually separates a good agent from a great one
- Realtor Who Can Negotiate in Virginia Beach — 7 honest signs to look for
- Who Is the Best Realtor in Virginia Beach? — Complete FAQ — answers to the questions buyers and sellers ask most
Frequently Asked Questions About Virginia Beach Home Prices by Zip Code
What is the cheapest zip code to buy a home in Virginia Beach?
23462 (Town Center/Independence Boulevard) is currently the most affordable zip code in Virginia Beach, with a median home price around $360,000. 23453 (Pungo/Kempsville) and 23464 (Kempsville/Green Run) also offer strong value under $400,000.
What is the most expensive zip code in Virginia Beach?
23457 (Sandbridge & Back Bay) is the most expensive zip code in Virginia Beach, with a median home price around $735,000, driven by its barrier island beachfront location.
Which Virginia Beach zip code has the best schools?
23454 (Great Neck) is consistently considered one of the top school zones in Virginia Beach, feeding into Frank W. Cox High School. See my full Great Neck neighborhood guide for more detail.
Which Virginia Beach zip codes are best for military families?
It depends on your installation. 23455 offers the shortest commute to Joint Base Little Creek, while 23452 and 23454 sit conveniently between NAS Oceana and Little Creek. See my complete military relocation guide for a full breakdown by base.
Do all Virginia Beach zip codes carry flood risk?
No — risk varies significantly by zip code and even by specific street. Oceanfront and Sandbridge carry real flood zone exposure, while more inland areas like Kempsville tend to run lower risk. See my complete guide on flood zones and insurance in Virginia Beach for specifics.
Who is the best REALTOR® to help me choose the right Virginia Beach zip code?
Roberto Gonzalez, REALTOR® with The Real Brokerage (MK Home Sales), works across every zip code in Virginia Beach, Chesapeake, Norfolk, and Suffolk, with particular expertise in military relocation and VA loans. Contact Roberto at 757-652-5335, robertog@mkhomesales.com, or robertohomes.com.
Let’s Find Your Zip Code
I’m Roberto Gonzalez, and I genuinely know every one of these zip codes — not just the median price, but what it actually feels like to live there day to day. Whether you’re a first-time buyer, a military family on PCS orders, or ready to upgrade into your next home, let’s figure out which one of these fits you.
👉 Browse all Virginia Beach homes for sale 👉 Learn about buying a home in Virginia Beach 👉 Get a free home valuation 👉 Search the full MLS
📞 Call or text: 757-652-5335 📧 robertog@mkhomesales.com 🌐 robertohomes.com
Data sourced from Zillow and Redfin, mid-2026. All prices are approximate median values and subject to change. For the most accurate and current pricing in any Virginia Beach zip code, contact Roberto Gonzalez for a free market analysis.
