PCS to Norfolk? Here’s How to Buy Smart with a VA Loan

by Jason Edwards

The ULTIMATE Military Homebuyer’s Guide to Norfolk, Virginia

If you’re active duty or a veteran and planning a move to Norfolk, Virginia, welcome to one of the most unique duty stations on the East Coast — and one of the most competitive real estate markets in Hampton Roads.

I’m Jason Edwards, Navy veteran turned real estate agent with eXp Realty. I’ve helped dozens of service members and their families PCS to Norfolk smoothly — some buying entirely virtually from across the country. So today, we’re diving deep into what it takes to buy smart with your VA loan and make this move stress-free.

Norfolk Military Relocation Basics

There’s a reason Norfolk is called “The Heart of the Fleet.” With the world’s largest naval base, more than 80,000 active-duty service members call this area home. That creates a unique housing rhythm — high competition in spring and summer PCS season, and a little breathing room in the fall.

If you’re moving here on orders, the key is preparation. Get pre-approved early, know your BAH, and work with an agent who understands VA loans and the military timeline.

One of my clients found me on YouTube, bought virtually from the West Coast, and closed on their Norfolk home before even setting foot in Virginia. That’s the kind of move that’s possible when you’ve got the right team — and a plan.

VA Loan Benefits (and Myths to Ignore)

Let’s clear up a few things. The VA loan is one of the best benefits you’ve earned — zero down, no PMI, and flexible qualifying.

But myths persist:

“VA loans take longer to close.” (Not true — with the right lender, they’re as fast as any conventional loan.)
“Sellers don’t like VA buyers.” (In Hampton Roads, they’re common and respected.)

I’ve used my own VA loan twice, and I’ve helped others walk away with massive wins — like a recent Navy buyer who scored $7,000 in equity and $15,000 in seller-paid concessions. That’s $22,000+ in free value, just from negotiation and preparation.

Use your BAH as a budgeting tool, not a limit. Buy below your max comfort zone, and you’ll have breathing room for repairs, utilities, and life outside the uniform.

Military-Friendly Norfolk Neighborhoods

Norfolk’s got a mix of historic charm, waterfront living, and easy commutes — if you know where to look.

Larchmont & Edgewater: Classic brick homes, near ODU, 10–15 minutes to base.
Ghent: Walkable, cultural, historic — 10–20 minutes depending on traffic.
Ocean View & East Beach: Waterfront lifestyle, 10–25 minutes to base.
Colonial Place: Balanced affordability and proximity, 15–20 minutes to base.
Downtown Norfolk: Condo living for those who want the city vibe.

Every neighborhood has its own rhythm. Decide what matters most — commute, space, or lifestyle — and work from there.

Norfolk Market Snapshot

As of fall 2025, Norfolk’s median home price sits around $333,250, up nearly 8% year-over-year. The average days on market is 36, giving buyers a little more negotiation leverage than last year.

Homes in Virginia Beach are roughly $30,000 higher on average, making Norfolk about 10% more affordable overall. Property tax rates are slightly higher in Norfolk ($1.23 per $100 vs. $0.97 in Virginia Beach), but purchase prices typically offset that.

Bottom line: it’s still a competitive but balanced market — great for VA buyers who know their numbers and act decisively.

Hidden Costs and Special Considerations

Flooding: Norfolk has a reputation for flood-prone zones. Check FEMA flood maps and talk with your insurance agent early. If you need a trusted contact, I can connect you with someone who understands local underwriting.

Commutes: The Hampton Roads tunnels — Midtown, Downtown, and HRBT — can add 20–30 minutes at rush hour. Look at both distance and traffic flow when comparing neighborhoods.

Resale Value: With strong rental demand from the Navy and local universities, Norfolk homes often hold value well. If you get orders earlier than expected, a well-located home can easily convert into a solid rental property.

Local Spotlight: East Beach

If you want coastal living without leaving the city, East Beach delivers. This master-planned waterfront community offers beach access, restaurants, and proximity to Little Creek Base. Homes are higher-end, but lifestyle-wise, it’s hard to beat.