The Military Homebuyer’s Guide to Hampton Roads (2026)

If you’ve got PCS orders to Hampton Roads in 2025, you’re in good company. This region is home to one of the largest concentrations of military bases in the world — from Naval Station Norfolk to NAS Oceana, Langley AFB, and Portsmouth Naval Medical Center.

It’s also one of the most complex housing markets in Virginia. Each of the seven cities — Norfolk, Virginia Beach, Chesapeake, Portsmouth, Suffolk, Hampton, and Newport News — has its own market trends, commute challenges, and unique character. Whether you’re an active-duty service member, a veteran using your VA loan, or a family relocating for civilian life after the military, this guide will help you buy smart and settle in with confidence.

⚓ 1. Understanding the Hampton Roads Market

As of late 2025, Hampton Roads remains a moderate seller’s market trending toward balance. The region’s median home price sits around $400,000, with an average 22 days on market and about 2.5 months of inventory available.

That means you’ll still need to move decisively on good listings, but the wild bidding wars of 2021–2022 have cooled.
BAH rates for most ranks rose roughly 5.4% in 2025, giving buyers more flexibility — but inventory remains tight near bases and newer suburban communities like Great Bridge (Chesapeake) and Bennetts Creek (Suffolk).

If you’re looking for affordability and space, Suffolk continues to lead Hampton Roads in appreciation (+9.6% year-over-year). Virginia Beach and Chesapeake remain steady, while Norfolk and Portsmouth offer great value close to work — especially for buyers comfortable with older homes and shorter commutes.

🏡 2. Where to Live: Southside vs. Peninsula

One of the first decisions buyers make here is which side of the water they want to live on.

The Southside (Norfolk, Virginia Beach, Chesapeake, Portsmouth, Suffolk) is closer to most Navy bases. It’s ideal if your orders are for Norfolk Naval Station, Oceana, or Dam Neck, and you prefer proximity, newer homes, and access to beaches, shopping, and restaurants.

The Peninsula (Hampton, Newport News) tends to be more affordable, with quieter suburban neighborhoods and shorter commutes to Langley AFB and Fort Eustis. The tradeoff? Daily bridge-tunnel traffic if you need to cross to the Southside.

➡️ Pro tip: Whenever possible, live on the same side of the water as your duty station. Tunnel delays can turn a 25-minute drive into 90 minutes — and nobody wants that after a long watch.

💰 3. Using Your VA Loan Wisely

The VA loan is one of the best benefits you’ve earned — but there’s still a lot of misinformation floating around.
Let’s clear a few things up:

• Myth #1: Sellers don’t like VA offers.
  ✅ False — when your offer is clean and pre-approved with a local lender, VA loans close just as smoothly as conventional ones.

• Myth #2: You can’t buy an older home.
  ✅ Also false — as long as it’s safe and livable, age doesn’t matter. Hampton Roads has tons of charming homes built before 1970 that pass VA appraisals daily.

• Myth #3: You have to pay the funding fee out of pocket.
  ✅ Not true — it can be rolled into your loan.

The biggest mistake I see? Buyers using national “VA loan specialists” who don’t understand this market. Local lenders know how to navigate flood zones, termite reports, and local appraisers — and they’ll make your offer stand out.

🕒 4. PCS Timing and Strategy

PCS season in Hampton Roads typically runs May through August, with a smaller surge in December–January.
If you’re moving in the off-season, congratulations — you’ll likely face less competition and better negotiating conditions.

For those relocating in peak months, start planning early. Get pre-approved before your house-hunting leave, set realistic expectations, and partner with an agent who’s lived the PCS life.

If you’re house-hunting remotely, video walkthroughs are the norm here. I regularly tour homes for out-of-state clients — showing every detail honestly so they can make confident decisions from afar.

🌳 5. Local Spotlight: Harbour View (Suffolk)

If you’re looking for a neighborhood that balances commute, amenities, and community, Harbour View in North Suffolk is a standout.
It’s a master-planned community with restaurants, golf, healthcare, and shopping within minutes. You’re about 20–25 minutes from Norfolk Naval Station and Portsmouth Naval Hospital — without the congestion of downtown living.

Suffolk’s also where buyers tend to get more home for their money, and many military families end up keeping their homes as rental properties when they PCS out.

🏠 6. For Current Homeowners: Should You Sell or Hold?

If you’re already a homeowner in Hampton Roads, you’re sitting in a strong equity position. Prices are up across most cities, and days on market remain low.

If you’re thinking about upgrading or moving out of the area, now’s a great time to explore your home’s value — especially before interest rates shift again.
If you’re staying put, consider small updates that improve resale potential: curb appeal, paint, and minor kitchen refreshes go a long way when it’s time to list.

💬 7. Final Thoughts + Next Steps

Buying a home in Hampton Roads isn’t just about location — it’s about lifestyle, commute, and timing. Whether you’re PCSing, retiring from active duty, or just relocating for work, understanding how this market moves can save you thousands and months of frustration.

If you’re planning your next move, start with the resources below.

🎥 Watch the full video: The Military Homebuyer’s Guide to Hampton Roads (2025 PCS Edition)
📘 Download your free VA Loan Guide: https://realtorjedwards.com/buyer-guide
📅 Schedule a quick call: https://calendly.com/jedwrds

🏡 For Homeowners:

If you’re not moving anytime soon, forward this post to someone in your network who’s PCSing — or reach out for a quick home value update to see how your equity stacks up this year.