Chic's Beach (23455) is Virginia Beach's Chesapeake Bay beach neighborhood beside the bridge-tunnel — about 10 minutes to JEB Little Creek and 20 to Naval Station Norfolk with no tunnel. Homes trade around $425K with bayfront well above; the 23455 ZIP ran a $475K median, up 15.6%, with 26 days to contract for the three months ending August 2026 (Redfin). Written and kept current by John King — U.S. Navy veteran and REALTOR® with Berkshire Hathaway HomeServices RW Towne Realty, Virginia license 0225211050 — 441 closings across Hampton Roads since 2014, 44.2% of the 428 MLS transactions VA-financed, 5.0 stars on 117 Google reviews. Call or text (757) 270-3994.
Last reviewed October 11, 2026 · Market figures: Redfin, three months ending August 31, 2026 · Closing record: REIN MLS, June 2014 – August 2026
★ 5.0·117 Google Reviews·441 Closings·13 Years Experience·U.S. Navy Veteran
Chic's Beach Neighborhood Insider
If you're even looking at Chic's Beach, you need to see what's actually hitting the market — before it's gone.
Get notified when new Chic's Beach listings hit, see what homes are selling for, and stay connected to everything happening on the Shore Drive corridor — straight to your inbox.
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Welcome to Chic's Beach
Get a feel for what this page has to offer
This quick intro walks you through what you'll find here — market stats, schools, Chesapeake Bay lifestyle, Shore Drive dining, and everything you need to evaluate Chic's Beach as your next home in Virginia Beach.
Read the transcript — “Chic's Beach Homes You Can Actually Afford”
Hey, welcome to the Chic's Beach community page. If you live in Chic's Beach, own a home here, or are planning to move into the area, this page is built for you. I'm John King, real estate agent and Navy veteran with Berkshire Hathaway HomeServices RW Towne Realty, and I cover the entire Hampton Roads market. Every first Monday of the month, I update this page with what's happening in the Chic's Beach real estate market: what homes are selling for, how many are on the market, how fast they're moving, and what that means for you and your equity if you own here. No BS, just the numbers that actually matter to you and your neighborhood. You don't have to be thinking about selling to find this information useful. Knowing what your home is worth is really just smart home ownership. I've also included a full neighborhood guide that covers everything else aside from real estate. Check back the first Monday of every month, and I'll keep you updated. I hope you find this information valuable. I'll see y'all around town.
Neighborhood Guide
Virginia Beach's best-kept secret on the Chesapeake Bay
Known officially as Chesapeake Beach — though nobody calls it that — Chic's Beach runs along the Chesapeake Bay in the northern part of Virginia Beach, anchored by Shore Drive and bordered on the west by Joint Expeditionary Base Little Creek. The area developed in the early 1900s as a beachfront residential community. Its namesake was a beachfront restaurant famous for limeade and ice cream — the site is now Buoy 44, the neighborhood's anchor gathering spot today.
What sets Chic's Beach apart is its character. It's a genuinely mixed streetscape — beach cottages tucked between oak trees, newer three-story duplexes closer to the water, and million-dollar bayfront estates along the shoreline. The sub-neighborhoods of Ocean Park, Baylake Pines, Baylake Beach, Aeries on the Bay, Marina Shores, and Cape Story by the Sea each have their own personality, but share the same Shore Drive soul.
This is the place where Navy SEALs run on the beach at sunrise, families spend entire summers without ever getting in a car, and longtime residents have zero interest in living anywhere else.
Neighborhood History
How Chic's Beach got its name — and its soul
Most Virginia Beach neighborhoods were platted by developers and named after concepts. Chic's Beach earned its name the old-fashioned way — from a man who made a really good hot dog. The history behind the place runs surprisingly deep, from Revolutionary-era lookouts to a colonial tavern widow to a half-century of spelling arguments settled by trademark.
1700s
Colonial Era
Chesapeake Beach — on the maps before Virginia Beach existed
Maps from the 18th century already recorded this stretch of shoreline as "Chesapeake Beach." During the Revolutionary War, the elevated bay-facing land served as a military lookout — soldiers scanning the Chesapeake for British naval vessels. That function gave Lookout Road its name, a street that still runs through the neighborhood today, connecting Seaview Avenue to the water's edge.
1600s–1800s
Pleasure House Road
The Pleasure House — a name that appears on the oldest maps
Pleasure House Road takes its name from a structure known as the "Pleasure House" — documented on maps from the Revolutionary War era and the War of 1812, situated on the Lynnhaven Bay waterfront in what is now the Baylake Pines area. The entire corridor sat within Adam Thoroughgood's 1635 land grant of 5,350 acres, and the area served for generations as a waypoint for travelers crossing to the Eastern Shore by ferry. Some local accounts associate the Pleasure House name with the Thoroughgood family lands, though the specific history of the structure has not been definitively resolved by historians. What is certain is that Pleasure House Road has carried this name since before Virginia Beach existed as a city.
Early 1900s
Community Roots
Cottages, calm water, and the first beachfront community
The area began developing in the early 1900s as a residential beach community. Families seeking an escape from the heat built small cottages along the shoreline. The bay's reliably calm water — a marked contrast to the Atlantic oceanfront — made it a preferred destination for families with young children. The bones of those early beach lots are still visible today in the smaller footprint homes scattered among newer duplexes and waterfront estates throughout the corridor.
1948
The Name
Luther "Chic" Leddington opens the stand that names a neighborhood
In 1948, Audrey and Luther "Chic" Leddington purchased a parcel on Fentress Avenue along the shoreline and opened Chic's Hot Dog Stand — famous for a specially flavored sauce that kept a loyal following coming back all summer long. Chic's became a community anchor. Within years, locals were calling the entire stretch "Chic's Beach" in reference to the man and his stand. Nearby competition appeared — Buster's Barracks sold hot dogs on the corner of Seaview and Ocean View — but Chic's name was the one that stuck.
1967
The Stand Lives On
The Ledingtons sell — but Chic's name stays on the map
The Leddington family sold the property in 1967. The Baynor family purchased it and continued operating the restaurant on the same site. Years later, Cynthia Baynor wrote a letter to the Virginian-Pilot to officially set the record straight on the spelling: not "Chick's" — named after the man, not the word. The location continued operating as a popular waterfront restaurant through the decades, eventually becoming Alexander's on the Bay and then the Buoy 44 Seafood Grill that anchors the beach today.
Today
CXB
The spelling war ends — with a trademark
The debate over "Chic's," "Chick's," or "Chix" became something of a neighborhood institution for decades. The Chesapeake Beach Civic League resolved it definitively by trademarking CXB as the unified community brand — now found on merchandise at local art shows, the Walgreens on Shore Drive, and businesses throughout the corridor. The official name in real estate records and legal descriptions remains Chesapeake Beach. But everyone here calls it Chic's — spelled correctly, with pride.
Location
Where is Chic's Beach and how do you get around?
Chic's Beach sits in the northern end of Virginia Beach along the Shore Drive corridor, fronting the Chesapeake Bay from the Lynnhaven Inlet west toward the Chesapeake Bay Bridge-Tunnel. It is one of the most strategically located residential areas in all of Hampton Roads for military families.
Joint Expeditionary Base Little Creek is literally next door — approximately 5 minutes from most Chic's Beach addresses. NAS Oceana and Naval Station Norfolk are both approximately 20–30 minutes away. Norfolk International Airport is about 8 miles west. Downtown Norfolk is a 15–20 minute drive.
Military positioning: Chic's Beach is the single best-positioned Virginia Beach neighborhood for JEB Little Creek and Fort Story personnel. SEAL Teams operate out of Little Creek — many can literally run or bike to work. As a Navy veteran myself, I know this corridor well — call me directly to talk through your options.
Explore the Area
Chic's Beach on the map — neighborhood & nearby
See exactly where Chic's Beach sits on Shore Drive — the Chesapeake Bay waterfront, the Lesner Bridge, and the local dining strip.
Chic's Beach runs along Shore Drive on the Chesapeake Bay — a tight-knit waterfront community with golf cart culture and a genuine year-round resident identity.
Real Estate
Chic's Beach real estate: what to expect
The Chic's Beach market is one of the most varied in Hampton Roads — offering genuine entry points at every price level, from bay-adjacent condos in the $400s to bayfront estate properties above $3M. New construction activity continues with builders replacing older beach bungalows with modern three-story duplexes the market supports well. Browse current Chic's Beach listings here.
Median Sale Price
~$425K
↑ Active seller's market
Avg. $/Sq Ft
~$390
↑ Strong appreciation
Avg. Days on Market
~40 days
Bay-adjacent moves faster
Active Listings
~17
Med. list price $684K
Price ranges by type
Property Type
Typical Range
Notes
Condos & 2BR units
$350K – $600K
Strong rental demand; great investor or starter buy
Duplexes & townhomes
$600K – $900K
3BR units; new construction common; popular with military
Private boat docks; 6,000+ sf; premium bay frontage
Rental range
$1,800 – $4,500+/mo
Military renters absorb inventory quickly spring/summer
Chic's Beach is one of the strongest rental markets in Virginia Beach due to its proximity to Little Creek and Fort Story. If you're buying as an investment property or plan to PCS out in a few years and want to hold the asset, this corridor has consistently supported strong rental demand — approximately 57% renters, 43% owners. Let's talk about the numbers.
From the Agent
What most buyers get wrong about Chic's Beach
I've sold homes in this corridor for over a decade. Here's what I see buyers misread about Chic's Beach consistently.
1
Flood zone status varies dramatically within the neighborhood — and most buyers don't check.
Chic's Beach sits on Chesapeake Bay, and flood zone designations vary block by block. Two homes on the same street can have meaningfully different flood insurance costs — sometimes by thousands of dollars per year. Before you fall in love with a listing, understand the FEMA zone, the current flood insurance premium, and whether the home has been elevated. This is due diligence that should happen before you make an offer, not after.
2
The calm water is the product — not just a feature.
The Chesapeake Bay side of Virginia Beach is fundamentally different from the Atlantic oceanfront. The water is calm, the waves are minimal, and families with young children specifically seek this out. Chic's Beach attracts a buyer who has made a deliberate choice to prioritize bay access over oceanfront prestige. That distinction creates a very specific and loyal demand base that doesn't fluctuate with oceanfront market conditions.
3
The name confusion actually works in your favor as a seller.
Buyers search 'Chic's Beach,' 'Chick's Beach,' 'Chix Beach,' and 'Chesapeake Beach Virginia Beach' — all for the same neighborhood. If you're selling here, you rank for all of it. If you're buying, understand that the official real estate description says 'Chesapeake Beach' while everything local says 'Chic's.' Know both names and you'll find listings that other buyers miss.
Have questions about Chic's Beach specifically?
I know this neighborhood block by block. Call or text me directly — no scripts, no runaround.
Chic's Beach is served by Virginia Beach City Public Schools, with a pipeline that feeds into Frank W. Cox High School — one of the strongest public high schools in the state with 56 state athletic titles.
🏫
Hermitage Elementary School
Virginia Beach City Public Schools · PK–Grade 5
PK–5
🏫
John B. Dey Elementary School
Virginia Beach City Public Schools · PK–Grade 5 · serves portions of the corridor
PK–5
📚
Great Neck Middle School
Virginia Beach City Public Schools · Grades 6–8
6–8
🎓
Frank W. Cox High School
Virginia Beach City Public Schools · Grades 9–12 · 56 state athletic titles · 2,046 students · strong college placement
9–12
🏛️
Cape Henry Collegiate School
Private · PK–12 · Great Neck corridor · highly regarded for college placement · draws students from across the Shore Drive area
PK–12 Private
Lifestyle
Living in Chic's Beach: amenities & community
Life in Chic's Beach moves at the rhythm of the tides. In the summer, golf carts outnumber cars on the side streets. Volleyball nets stay up on the sand. Neighbors meet at Buoy 44 for happy hour with a bay view. It's the kind of neighborhood where you know you've arrived somewhere real — not a resort, not a suburb, but an actual community built around the water.
🏖️
Chesapeake Bay Beach
Calm, kid-friendly bay waves along a two-mile stretch of beach. No crowds, no tourist infrastructure — just locals, volleyball nets, and some of the best sunsets in Hampton Roads.
⛵
Marina Shores & Long Shore Marinas
Deep-water marina access for boat owners within the neighborhood. World-class fishing near the Chesapeake Bay Bridge-Tunnel is minutes out by water.
🛺
Golf Cart Culture
One of the few Virginia Beach neighborhoods where golf carts are genuinely part of daily life. Residents cruise to the beach, the brewery, and the farmers market on weekend mornings without getting in a car.
🌲
First Landing State Park
Virginia's most visited state park is approximately 5 miles away — 2,888 acres, trails through bald cypress swamps, camping, fishing, and kayak launches on the Chesapeake Bay.
🦢
Pleasure House Point Natural Area
118 acres of tidal marsh, sand, and maritime forest just south of the bay. One of the largest undeveloped parcels remaining in Virginia Beach — kayaking, birding, hiking.
⛳
Bayville & Broad Bay Country Club
Both Bayville Golf Club and Broad Bay Country Club serve the Chic's Beach corridor — golf, social memberships, and member-only amenities for residents who want a club experience close to home.
Community life
Chic's Beach has the kind of community character that's hard to manufacture — it developed organically over decades of people choosing to stay. The Shore Drive Farm Market every Saturday is a neighborhood ritual. Floatopia on the 4th of July draws the whole neighborhood to the bay. Jazz at Froggie's every Tuesday. Weekend live music at Buoy 44, Hot Tuna, and Shorebreak. The golf cart parade on summer evenings is the kind of thing you'd see on a postcard and not believe was real — but it is.
Dining & Local Food
Best Restaurants Near Chic's Beach, Virginia Beach
Chic's Beach has a dining scene that feels genuinely local — these aren't chain restaurants, they're waterfront spots where people come specifically because they know the place. Most are on or just off Shore Drive, within minutes of the water. If you're searching for restaurants near Chic's Beach VA, best places to eat Chesapeake Beach Virginia Beach, or Shore Drive dining Virginia Beach, these are the spots that actually matter.
September 2025 – August 2026 · Source: Redfin, rolling 3-month median sale price · Updated monthly
Current Median
$475K
↑ 15.6% YoY
Redfin rolling 3-month median sale price for ZIP 23455 (Chic’s Beach plus the wider Shore Drive/Bayside corridor), September 2025 – August 2026. Ask John for a street-level REIN MLS series.
Opens in John King's IDX portal · Lead capture enabled · REIN MLS data
Sale Details
$200K$425K$5M
$0$0$2.5M
1%5%6%
$0$0$50K
Estimated Net Proceeds
Sale Price$—
Agent Commission-$—
Mortgage Payoff-$—
VA Transfer Tax (0.1%)-$—
Title & Settlement (~$1,200)-$1,200
Repairs / Concessions-$—
Estimated Net Proceeds$—
Estimates only. Actual proceeds vary. Get an exact net sheet from John King — free home valuation →
Financial Indicators
Live · Source: Federal Reserve (FRED) · Updates daily
📊
10-Year Treasury
Key mortgage rate driver
4.40%
May 29, 2026
🏠
30-Year Fixed
Freddie Mac PMMS weekly
7.40%
Oct 8, 2026
🏦
Federal Funds Rate
Fed benchmark rate
4.5%
September 2026
📈
Case-Shiller HPI
National home price index
332.1
Feb 2026
Why This Matters
How financial markets affect your real estate decision
10-Year Treasury
The single most important rate in real estate. Mortgage rates track the 10-yr directly — when it rises, 30-yr fixed rates follow within days. Watching it tells you where mortgage rates are heading before they move.
Federal Funds Rate
The Fed's benchmark rate. Directly affects home equity lines (HELOCs) and ARMs. When the Fed cuts rates, borrowing gets cheaper — a signal that can unlock buyer demand.
Case-Shiller HPI
The national benchmark for home price appreciation. A rising HPI means home equity is growing — important for both sellers calculating proceeds and buyers building wealth.
Real Estate News
Real Estate News · HousingWire · Updated continuously
Updated September 2026 · Source: Redfin / REIN MLS · Updated monthly
📺 Monthly Market Update
Read the transcript — “Your Chic's Beach Home Worth More Than You Think? May 2026 Report”
Hey everyone, here's your Chic's Beach real estate market for the month of May 2026, with 20 total transactions tracked this month. Chic's Beach is giving us a lot to talk about right now, because there are 16 active listings on the market with an average list price of about $690,000, and homes are averaging about 31 days on the market. That's a healthy amount of inventory, which means buyers have real options to choose from throughout Chic's Beach right now. On the sold side, we had three homes close in May with an average sold price of $620,000. Sellers did very well here in the month of May: homes closed at an average of 100% of their list price and an average of just 14 days on the market. The homes that are priced right are moving quickly and at full price. The takeaway for Chic's Beach: inventory is building, but well-priced homes are still selling fast and strong. If you're a seller, pricing strategy is everything right now. If you're a buyer, there are more choices than we've seen in Chic's Beach in quite some time. Whether you're buying or selling here in Chic's Beach, I'd love to help you make the most of this market. Reach out to me anytime. I'm John King with Berkshire Hathaway HomeServices RW Towne Realty. Thanks for watching, I'll see you around town.
Want to see exactly what’s sold in Chic's Beach lately — real closed prices, not estimates? Run my free instant CMA and I’ll pull the most recent comparable sales for your street:
Chic's Beach inventory updates daily. For the current list of active homes — live pricing, photos, and status straight from the MLS — search my real-time feed:
Chic's Beach heads into fall with solid momentum. Redfin's numbers for the 23455 ZIP — Chic's Beach plus the rest of the Shore Drive/Bayside corridor — show a $475K median sale price for the three months ending August 2026, up 15.6% year-over-year, homes going under contract in a median 26 days versus 30 a year ago, 181 sales in the period and 104 active listings. Inside Chic's Beach itself the market stays busiest in the $500K–$800K mid-range, where military families and lifestyle buyers compete for the same limited bay-adjacent inventory. Redfin's figures for the three months ending August 2026 put the Virginia Beach median sale price at $431K, up 7.7% year-over-year, with homes going under contract in a median 25 days and 1,870 sales in the period versus 1,791 a year earlier — late summer and early fall remain strong windows here, both for buyers wanting to get settled before the holidays and for sellers wanting exposure to relocating buyers on orders.
If You're Buying
Chic's Beach moves faster than most Virginia Beach neighborhoods at equivalent price points, driven by military demand and limited supply of genuinely coastal properties. Well-priced homes closer to the water move significantly faster than the ZIP-wide 26-day median. Get pre-approved before you start shopping — and if you're eligible for a VA loan, let's talk. Call me before you start the search.
If You're Selling
Sellers in Chic's Beach benefit from a wide buyer pool: military families on PCS orders, retirees downsizing to walkable beach living, investors targeting the strong rental market, and lifestyle buyers who want the Chesapeake Bay experience without oceanfront prices. You're in peak season right now. Call me for a no-obligation valuation.
"Before working with John, we had our home listed with another agent, and it sat on the market for four months with very little traffic. […] We relaunched with John, and within just three days on the market, we saw significant traffic and received multiple offers above list price."
"He is the consummate professional, shows up strong at all times. He speaks truth and does not try to sell. He puts you in the best position to achieve your goals, providing sound guidance at every turn."
Selling in Chic's Beach: condo approval and buyer financing shape your outcome
Chic's Beach sits in 23455, and my closings there have a distinctly different financing profile from the rest of Virginia Beach — only 20 percent VA, well under the 37 percent city figure. For a condo or cottage seller here, the reason matters, because it directly limits who can buy your unit.
18 days
Median time to contract across my 25 closings in 23455 (n=25)
20%
Share of those closings financed with a VA loan, against 37% across Virginia Beach
27% vs 49%
VA share among condos and townhomes versus detached homes across my full record
Your building's VA status is a pricing input
A veteran can only use their entitlement on a condo if the project appears on VA's approved list, and most buildings in this region are not on it. Across my record, 27 percent of condo and townhome buyers used VA financing against 49 percent for detached homes. If your building is approved, that is a selling point worth stating in the listing; if it is not, expect a cash and conventional buyer pool and price accordingly.
Cash is a bigger factor here than people expect
Condo and townhome buyers in my record paid cash 24 percent of the time, against 5 percent for detached homes. Cash closings ran a median of 18 days versus 30 for VA. On a smaller unit, that certainty is often worth more than the last few thousand on price.
Resale documents cause more delays than inspections
Association financials, reserve studies, insurance certificates and the resale disclosure packet are routinely the slowest moving part of a condo closing here. Requesting them the week you list, rather than the week you go under contract, removes the most common source of a two-week slip.
Figures come from John King’s own REIN MLS closing record — 428 MLS-recorded transactions (441 client sides), 2014–2026 — not a regional average. ZIP-level figures cover every closing recorded in that ZIP code, which is a wider area than this one neighborhood; sample sizes are shown so you can weigh them. Past results do not predict what any individual home will do.
Chic's Beach primarily falls in zip code 23455 in Virginia Beach, Virginia, along the Shore Drive corridor in the northern part of the city. Some portions of the broader area may carry 23451 or 23518 addresses depending on exact location.
How much do homes cost in Chic's Beach?
Home prices range from around $350,000–$600,000 for condos and 2-bedroom units, to $600K–$1.2M for duplexes and single-family homes, to $1.5M–$3M+ for bayfront waterfront estates with private docks. The median sale price is approximately $425,000.
What schools serve Chic's Beach?
Chic's Beach is zoned for Virginia Beach City Public Schools: Hermitage Elementary or John B. Dey Elementary (PK–5), Great Neck Middle School (6–8), and Frank W. Cox High School (9–12, 56 state athletic titles). Cape Henry Collegiate is a popular private alternative.
Is Chic's Beach good for military families?
It's one of the best military communities in all of Hampton Roads. Joint Expeditionary Base Little Creek is literally next door — approximately 5 minutes away. SEAL Team members stationed at Little Creek can run or bike to work. NAS Oceana and Naval Station Norfolk are both 20–30 minutes away. The neighborhood has a well-established culture of military families and strong rental demand during PCS season.
What is the difference between Chic's Beach and Chesapeake Beach?
They're the same place — "Chesapeake Beach" is the official name, while "Chic's Beach" is the name locals use. The nickname comes from "Chic's," a beloved beachfront restaurant from the early days of the community that sold limeade and ice cream. Nobody calls it Chesapeake Beach in everyday conversation.
Does Chic's Beach have waterfront homes with boat access?
Yes. Bayfront homes along the Chesapeake Bay shoreline offer direct beach and water access, and many feature private docks. Marina Shores and Long Shore marinas provide deep-water slip access for boat owners throughout the community. World-class Chesapeake Bay fishing is minutes away by water.
Are there condos and investment properties in Chic's Beach?
Absolutely — and it's one of the stronger investment corridors in Virginia Beach. The high concentration of military renters (Little Creek, Fort Story, Oceana) creates consistent demand year-round, with peak absorption during PCS season. Two-bedroom condos in the $400K–$600K range are the primary investment vehicle. Approximately 57% renters, 43% owners — call me to walk through the numbers.
Is Chic's Beach in a flood zone in Virginia Beach?
Many properties in Chic's Beach (officially Chesapeake Beach) are in or near FEMA-designated flood zones due to Chesapeake Bay proximity. Flood zone designations vary by specific parcel — some are Zone AE or VE (mandatory flood insurance), while others are Zone X (lower risk). Always request the specific designation and current premium before making an offer.
What is the difference between Chic's Beach and the Virginia Beach Oceanfront?
Chic's Beach faces the Chesapeake Bay with calm, warmer water ideal for families and kayaking. The Oceanfront faces the Atlantic with surf and higher tourist traffic. Chic's Beach has a more local residential character — no boardwalk, no resort hotels — and typically lower prices than comparable oceanfront properties.
Who typically buys in Chic's Beach, Virginia Beach?
Families with young children who prefer calm bay water, buyers downsizing from larger VB homes who want bay access, military families at JEB Little Creek or NOB Norfolk wanting short commutes, and investors seeking vacation rental income from a distinctly local destination.
How far is Chic's Beach from JEB Little Creek?
Approximately 5 minutes — Chic's Beach is the closest residential neighborhood to JEB Little Creek-Fort Story. Most JEB personnel, including SEAL team families, live here specifically because of the proximity. No tunnel, no highway, just a straight shot down Shore Drive.
Can I use a VA loan to buy in Chic's Beach?
Yes. VA loans work throughout Chic's Beach. Many homes here are purchased with VA loans by active-duty families stationed at JEB Little Creek and Naval Station Norfolk. John King specializes in VA loans and has logged 441 closings across Hampton Roads, including multiple Chic's Beach properties.
What is the Chic's Beach golf cart culture?
Chic's Beach is one of Virginia Beach's only golf-cart-friendly communities. Residents drive golf carts to the beach, restaurants, and neighbors' houses. It creates a tight-knit, beach-town feel that is unique in Hampton Roads. The golf cart culture is not just a novelty — it is a genuine lifestyle feature that defines the community's character.
Is Chic's Beach a good real estate investment?
Yes. Strong rental demand from JEB Little Creek military families, limited housing inventory on a narrow strip of land, and a lifestyle that buyers pay a premium for. Rental income potential is solid — a 3-bedroom Chic's Beach home rents for $2,200 to $3,000+ per month. The supply is permanently constrained, which supports long-term value.
What are property taxes on a Chic's Beach home?
Virginia Beach property tax rate is approximately $1.045 per $100 of assessed value. On a $600,000 Chic's Beach home, that is roughly $6,270 per year. On an $800,000 bayfront property, roughly $8,360. Factor in flood insurance separately — waterfront properties in the flood zone will need it.
What is the Chesapeake Bay beach access like at Chic's Beach?
Chic's Beach has direct access to the Chesapeake Bay with a wide sandy beach, calmer waters than the Oceanfront, and spectacular sunset views. The bay side has gentle waves ideal for families with young children, paddleboarding, and kayaking. Public beach access points are within walking distance of most homes. It is a completely different experience from the Atlantic Oceanfront.
What is my Chic's Beach home worth?
Values in Chic's Beach turn heavily on whether the property is detached, a cottage, or a condo, and on proximity to the bay. John King has closed 25 transactions in 23455 with a median of 18 days to contract. A valuation drawn from actual closed comparables rather than an automated estimate is free.
Can a veteran buy my condo with a VA loan?
Only if the building is on VA's approved-project list, and many Hampton Roads buildings are not. This has a measurable effect on the buyer pool: across John King's 441 closings, 27 percent of condo and townhome buyers used VA financing against 49 percent of detached-home buyers. Checking your building's status before listing tells you which market you are actually selling into.
How long does it take to sell a condo in Chic's Beach?
Across John King's 25 closings in 23455 the median time to contract was 18 days. Condos and townhomes in his full record ran a median of 30 days against 27 for detached homes — nearly identical, which contradicts the common assumption that condos are slower to sell here.
What paperwork do I need before listing a condo?
Start the association resale packet the week you list rather than after you accept an offer. Financials, reserve study, insurance certificate, minutes and any special assessment history are the documents most likely to hold up a closing in this market, and associations are rarely quick about producing them.
Should I sell my Chic's Beach place or keep it as a rental?
Both work here, and the answer usually turns on your holding period. Selling costs roughly 7 to 9 percent once commissions, closing costs and Virginia's grantor tax are counted, against a median 6.25 percent annual appreciation in John King's repeat sales — so a short hold rarely covers the round trip. Proximity to the bay and to Little Creek does support steady rental demand.
Explore More
Other Virginia Beach neighborhoods worth knowing
If you're weighing your options along the Shore Drive corridor or across northern Virginia Beach, these neighborhoods are worth a close look.
U.S. Navy Veteran · Berkshire Hathaway HomeServices RW Towne Realty · 13+ years · 441 closings · Hampton Roads
Ready to make your move in Chic's Beach?
John King is a U.S. Navy veteran and REALTOR® with Berkshire Hathaway HomeServices RW Towne Realty — 13+ years experience, 441 closings, and deep roots in the Virginia Beach market. Whether you're buying, selling, PCSing to Little Creek, or want to know what your Chic's Beach home is worth today, reach out directly.
Chic's Beach might be one of the most interesting markets I'm watching right now. There are 24 homes in play — starter condos under $300,000 sitting right next to bayfront estates near $1.7 million. Well-priced homes are going under contract in about three weeks, and at the same time a couple of deals at the very top are falling apart and landing right back on the market. If you want to understand what accurate pricing really does for you, this is the neighborhood to watch. This is a true mixed market: condos and detached homes, entry level all the way up to luxury waterfront, and that range means a much wider pool of buyers than you see in tighter luxury pockets. Right now there are 17 active listings, one coming soon, four under contract, and two closed in the last month, with actives running from about $282,000 for a condo to $1.695 million for a bayfront estate. The two closings — one on Brigadoon Court at $399,000 after 18 days, one on Guam Street that sold the same day it was entered — both closed at or slightly above asking, right around 101% of list. The active inventory is where it gets interesting: average list price around $767,000, but an average of 55 days on market, noticeably slower than Alanton or East Beach, which tells you buyers here have more room to negotiate. (Excerpt — full analysis in the video.)
The Hidden Reality of Chic's Beach Housing Diversity
When people say Chic's Beach, this is what they mean: the block between Shore Drive and the Bay, near the old restaurant that gave this area its name. Now it's Chick's Laundry, HK on the Bay, the Green Parrot, Commonwealth Brewery and Buoy 44, all within golf-cart distance. The housing here is eclectic — beach cottages, duplexes, condos, and some larger builds. That diversity is this neighborhood's charm, but it also means your pricing has to be hyper-specific to your product type, because a duplex in Chic's Beach prices differently than a cottage, which prices differently than a condo. I know the market for each. Let me pull yours. I'm John King with Berkshire Hathaway HomeServices RW Towne Realty. I'll see you around town.
