The complete neighborhood guide & market update for Virginia Beach's most amenity-rich, school-district-famous, and military-convenient community.
Ocean Lakes (23454) is the HOA community five minutes from NAS Oceana and Dam Neck, with a near-zero vacancy rate and heavy VA-loan demand. Redfin: $440K median, up 3.5%, $289 per square foot, 21 days to contract, 43 sales and 11 active listings for the three months ending August 2026. 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
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This quick intro walks you through what you'll find here — market stats, Ocean Lakes High School, HOA amenities, local dining near Dam Neck, and everything you need to evaluate Ocean Lakes as your next home in Virginia Beach.
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Hey, welcome to the Ocean Lakes community page. If you live in Ocean Lakes, own a home here, or are planning to move to 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 real estate market. Every first Monday of the month, I update this page on what's happening in the Ocean Lakes real estate market: what homes are selling for, how many are on the market, how fast they're moving, and what that means for your equity if you own a home here. No BS, just the numbers that actually matter for you and our neighborhood. You don't have to be thinking about selling to find this useful. Knowing what your home is worth is just smart ownership. I've also included a full neighborhood guide that covers everything else aside from real estate as well. Check back the first Monday of every single month, and I'll keep you current. I hope you find this information valuable, and I'll see you around town.
Ocean Lakes checks boxes that most Virginia Beach neighborhoods can't match simultaneously: an assigned high school that houses the citywide Mathematics and Science Academy, resort-style HOA amenities that include three pools and 20 acres of common space, walking distance to the Atlantic Ocean, and some of the shortest commutes to NAS Oceana and Dam Neck Annex you'll find anywhere in Virginia Beach. Ocean Lakes is roughly five minutes from the NAS Oceana gate, which is why so much of the demand here is military — the full base-by-base breakdown is in the NAS Oceana housing guide.
Located in the southern end of Virginia Beach along the General Booth Boulevard and Dam Neck Road corridor, Ocean Lakes is a large, well-established residential community encompassing single-family homes, townhomes, and condos on streets that back up to lakes, creeks, and natural areas. The neighborhood is zoned for Ocean Lakes High School.
The combination of HOA amenities, military proximity, and near-zero vacancy rate makes Ocean Lakes one of the most durable value propositions in the entire Hampton Roads market — a neighborhood where demand never disappears regardless of broader market conditions.
Ocean Lakes sits on land that was still being farmed when the world's largest naval air station was being built next door. Its story is inseparable from the growth of NAS Oceana and the broader transformation of Princess Anne County into Virginia Beach — a merger that turned quiet agricultural land into one of the most sought-after family neighborhoods on the East Coast.
The land that is now Ocean Lakes was part of Princess Anne County — Virginia's easternmost county, named for the daughter of King James II, and incorporated in 1691. Through the 19th and early 20th centuries, this section of the county was agricultural: truck farms growing potatoes, corn, and produce for regional markets, interspersed with the natural lakes and wetlands that give the neighborhood its name. The county was one of the most productive vegetable-growing regions on the East Coast at its peak. In 1940, the US government purchased the farmland that would become Naval Air Station Oceana, just a few miles to the north; runways were built through 1941, and the station was formally commissioned in August 1943 — a facility that would anchor the area's identity for generations to come, and whose military families would eventually populate the neighborhood entirely.
On January 1, 1963, Princess Anne County merged with the small independent City of Virginia Beach to form the modern independent city — an act driven in part by the desire to prevent Norfolk from annexing more of Princess Anne's territory. Kempsville became one of seven boroughs; the land around Ocean Lakes, still largely undeveloped, became part of a rapidly urbanizing city. The timing set off one of the most sustained suburban expansions in Virginia history. Within a decade, real estate developers were platting subdivisions across what had been farmland, and the Ocean Lakes corridor — close to Oceana, close to Dam Neck Fleet Combat Training Center, and just minutes from the ocean — was among the first to develop.
Development of Ocean Lakes took place primarily during the 1970s and 1980s and was substantially complete by the close of the decade that followed. The neighborhood was designed around the area's natural assets: the multiple ponds and retention lakes that dot the landscape — a legacy of the old farm drainage systems — were incorporated into the community plan, giving the neighborhood a distinctive character of water views from interior lots. The Ocean Lakes Community Association formed during this era and today oversees five playgrounds, three swimming pools, three double tennis courts, three small clubhouses, and a large main clubhouse — one of the most robust HOA amenity packages in Virginia Beach.
As the population grew, Ocean Lakes developed its own civic identity anchored by its school system. Ocean Lakes High School opened and earned a regional reputation for academic performance, later housing the Math and Science Academy — a specialized program drawing students from across Virginia Beach who test into the advanced curriculum. Elementary and middle school assignments vary by street, so confirm them with VBCPS. This school corridor became one of the primary reasons military families chose to put down roots here permanently rather than leave at the end of their tour — a pattern that shaped the unusually low vacancy rate and strong long-term homeownership the neighborhood carries today.
Ocean Lakes today carries a near-zero vacancy rate — one of the lowest of any neighborhood in Hampton Roads — driven by the same forces that built it: military proximity, community amenities, and long-time owners who stayed. Homes move quickly when they come to market, and a significant share of buyers are former residents returning, or military families sent to the area on orders who already know the neighborhood by reputation. The Back Bay Wildlife Refuge, Sandbridge Beach, and Rudee Inlet are minutes away. The neighborhood has no dramatic founding story — it was simply planned well, built well, and has been cared for by owners who stayed.
Ocean Lakes sits in the southern end of Virginia Beach along the General Booth Boulevard and Dam Neck Road corridor — one of the most militarily convenient locations in the entire Hampton Roads region. NAS Oceana is approximately 5–8 minutes away. Dam Neck Annex is approximately 10 minutes. The Virginia Beach Oceanfront is less than 3 miles north.
Virginia Beach Town Center is approximately 20 minutes northwest. Norfolk International Airport is 25–30 minutes. I-264 provides access to Downtown Norfolk in approximately 30 minutes. The Chesapeake Bay Bridge-Tunnel is about 25 minutes east.
Military positioning: NAS Oceana (~5–8 min) and Dam Neck Annex (~10 min) make Ocean Lakes the closest substantial residential community to both installations. For Navy aviation families, Special Operations personnel at Dam Neck, and anyone working the southern Virginia Beach corridor, Ocean Lakes is the natural choice. VA loan buyers are well-positioned here — call me to talk through the numbers.
See exactly where Ocean Lakes sits in southern Virginia Beach — close to NAS Oceana, the oceanfront, and General Booth Boulevard.
Ocean Lakes is a large established HOA community in southern Virginia Beach — pools, recreation facilities, and a strong community character close to NAS Oceana and the oceanfront.
Ocean Lakes carries a near-zero vacancy rate — one of the lowest of any neighborhood in the country — reflecting the depth of demand for homes in this corridor. School district reputation, HOA amenities, and Oceana/Dam Neck proximity create unusually durable demand. Browse current Ocean Lakes listings here.
| Property Type | Typical Range | Notes |
|---|---|---|
| Condos & townhomes | $280K – $425K | HOA access included; strong rental demand |
| Single-family starter | $375K – $500K | Most active segment; 3–4 BR; backs to lakes |
| Updated / larger homes | $500K – $650K+ | Renovated homes, larger lots, premium finishes |
| Rental range | $1,700 – $4,500+/mo | Oceana & Dam Neck military drive year-round demand |
Ocean Lakes is one of the most misunderstood neighborhoods in Virginia Beach. Here's what I see buyers overlook.
They think it's just a neighborhood. It's a community association — and that changes everything.
Ocean Lakes has 3 swimming pools, 5 playgrounds, 3 double tennis courts, 3 small clubhouses, and a large main clubhouse. The Ocean Lakes Community Association maintains all of it, enforces standards, and organizes events. This isn't a nominal HOA that mows a median strip — it's an actively managed community infrastructure that materially affects day-to-day quality of life. For buyers who don't want HOA involvement, it's worth knowing upfront.
The NAS Oceana flight path isn't a problem — it's a price stabilizer.
Ocean Lakes sits within NAS Oceana's noise contour. That creates a modest price discount relative to comparable neighborhoods that don't have the flight path. But it also creates something valuable: a steady, reliable demand base from Oceana-assigned military families who specifically want proximity to base. When you sell an Ocean Lakes home, you're not just marketing to civilian buyers — you're marketing to every E-6 through O-5 reporting to Oceana. That floor on demand is real and it doesn't disappear.
The school's Math/Science Academy track changes the math for academically-oriented families.
Ocean Lakes High School houses one of the Virginia Beach City Public Schools' selective magnet programs — the Math/Science Academy. Students in the zone can apply for admission. Ocean Lakes offers something generic Virginia Beach home searches do not surface: its assigned high school also houses a selective citywide program students apply to. Admission requirements and timelines are set by VBCPS.
Have questions about Ocean Lakes specifically?
I know this neighborhood block by block. Call or text me directly — no scripts, no runaround.
Ocean Lakes is zoned for Ocean Lakes High School, which houses one of the first STEM magnet programs in the city.
Ocean Lakes is one of the most amenity-rich neighborhoods in Virginia Beach — the HOA includes three pools, 20+ acres of common space, and a community character built around owners who chose it for the lifestyle.
Ocean Lakes draws a mix of active-duty Navy and Special Operations personnel from NAS Oceana and Dam Neck Annex, buyers drawn by the amenities and beach access, and long-term Virginia Beach residents who moved in when the neighborhood was established and stayed. The HOA amenities create a community-minded atmosphere where neighbors invest in their surroundings.
Ocean Lakes doesn't have restaurants within its boundaries — the community association keeps the neighborhood entirely residential, which is part of the character. But within a 5–10 minute drive you have some of Virginia Beach's most interesting dining: waterfront spots, local BBQ institutions, and a coffee bakery that became a neighborhood staple. If you're looking for restaurants near Ocean Lakes VA or best places to eat near NAS Oceana Virginia Beach, this is your guide.
Live mortgage rates, payment calculator, and current listings — updated automatically.
Estimates only · Tax at 1.1% VA rate · Insurance at 0.5%
Updated September 2026 · Source: Redfin / REIN MLS · Updated monthly
Ocean Lakes is a neighborhood where a huge number of Virginia Beach families are actually buying, and it is moving: 40 homes in play right now, 12 sales in the last month — more than any neighborhood I've covered in Virginia Beach — and homes going under contract in about four days. Ocean Lakes is a large, established community built mostly in the late 1980s and 1990s; it is the heart of the entry-level and family market, especially for military and first-time buyers. Prices run from the low $200s up to about $600,000, and that affordability is exactly why demand is so deep. For June 2026: 18 active listings, 10 under contract and 12 closed. The 12 closings ran from about $240,000 to $640,000, averaging around $403,000, and on average they sold right at asking — a 100% sale-to-list ratio — with an average time to contract of about 14 days; half were under contract in under a week. One closing is a perfect snapshot of the market: a home on Teasdale Drive sold with an assumable mortgage at about $300,000 and a 2.75% interest rate. In a world where new buyers are staring at much higher rates, that buyer stepped into a payment locked in years ago — a low assumable loan can be worth real money, and it's worth asking about. (Excerpt — full update in the video.)
Updated monthly · Watch on YouTube →
| Address | Specs | Sold Price | Date |
|---|---|---|---|
| 1869 Tolstoy Dr | 4 bed · 3.5 bath · 3,000 sf | $555,000 | Sep 8, 2026 |
| 1069 Guest Dr | 3 bed · 2 bath · 1,313 sf | $429,510 | Aug 31, 2026 |
| 1852 Haviland Dr | 3 bed · 2 bath · 1,348 sf | $445,000 | Aug 28, 2026 |
| 1607 Aldrich Ln | 3 bed · 2.5 bath · 1,692 sf | $345,000 | Aug 28, 2026 |
| 1089 Gershwin Ct | 3 bed · 2 bath · 1,313 sf | $395,000 | Aug 21, 2026 |
| Address | Specs | List Price | Notes |
|---|---|---|---|
| 1816 Mullholand Dr | 3 bed · 2 bath · 1,500 sf | $419,900 | Active |
| 997 Culver Ln | 3 bed · 2 bath · 1,410 sf | $425,000 | Active |
| 1609 Aldrich Ln | 2 bed · 2.5 bath · 1,692 sf | $349,900 | Active |
| 704 Hecate Dr | 3 bed · 3 bath · 1,373 sf | $345,000 | Active |
Source: Redfin, three months ending August 31, 2026 · REIN MLS · View all current listings →
Ocean Lakes carries a near-zero vacancy rate — one of the lowest of any neighborhood in the country — reflecting the depth of demand for homes in this corridor. The Oceana/Dam Neck military presence, school district reputation, and HOA amenity package create unusually durable demand that holds through any market cycle. Redfin's Ocean Lakes polygon shows a $440K median sale price for the three months ending August 2026, up 3.5% year-over-year, $289 per square foot (up 10.3%), a median 21 days to contract versus 25 a year ago, 43 sales in the period versus 37, sellers averaging 100.7% of list and only 11 homes active. 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. Oceana and Dam Neck families on fall orders are actively shopping now.
Ocean Lakes moves consistently — a 21-day median on market with strong demand at every price point. Military demand alone creates a durable buyer pool that does not disappear in soft markets. If you're using a VA loan, this neighborhood is an excellent fit. Get pre-approved and call me before you start the search — I can show you what's available before it hits the public market.
Ocean Lakes sellers benefit from a deep, motivated buyer pool — military families targeting the school district, Oceana and Dam Neck personnel, and investors who understand the near-zero vacancy rate. Military proximity and beach access mean you will always have qualified buyers. 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."
"I served in the Navy with this man and when I found out he was a realtor it was a no-brainer. 10/10 would recommend to anyone!"
"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."
Ocean Lakes sits in 23454, the fastest-moving ZIP in my Virginia Beach record at a median of nine days to contract, with a heavily VA-financed buyer pool. The speed is real. What slows deals here is rarely demand — it is paperwork that could have been ready before the home went on the market.
Ocean Lakes carries association obligations, and the resale packet, financials and any assessment history are routinely the slowest part of a closing here. At a nine-day median to contract, documents that take three weeks to produce become the critical path almost immediately.
Parts of this area sit under Oceana's air installation compatible use zones, and buyers financing with VA or FHA will encounter the disclosure. Knowing exactly where your property stands, and being able to answer plainly, prevents a question that otherwise reads as a problem late in the deal.
This is the quickest part of my Virginia Beach book. Sellers here regularly find themselves under contract before they have settled where they are going, which weakens their position on rent-back terms and closing dates. Decide that before you list, not after.
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.
Prices, days on market and how fast this neighborhood moves.
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Ocean Lakes is in zip code 23454 in Virginia Beach, Virginia, located in the southern part of the city along the General Booth Boulevard and Dam Neck Road corridor.
Ocean Lakes homes range from approximately $280,000 for condos and townhomes to $650,000+ for larger updated single-family homes. The median sale price is approximately $440,000, with the most active segment in the $375K–$500K range for 3–4 bedroom homes.
Ocean Lakes is served by Virginia Beach City Public Schools: Ocean Lakes Elementary or Corporate Landing Elementary (PK–5), Corporate Landing Middle School (6–8), and Ocean Lakes High School (9–12). Ocean Lakes HS houses one of Virginia Beach's first STEM magnet programs — the Math and Science Academy.
Yes — it's one of the best. NAS Oceana is approximately 5–8 minutes away, Dam Neck Annex approximately 10 minutes. For Navy aviation families and Special Operations personnel at Dam Neck, Ocean Lakes is the closest substantial residential community to both installations. The near-zero vacancy rate also makes it an excellent PCS hold property if you receive orders in a few years.
The Ocean Lakes HOA includes three community pools, 20+ acres of common space, walking trails, and community facilities — one of the most substantial HOA amenity packages of any Virginia Beach neighborhood at this price point. HOA fees vary by sub-community within Ocean Lakes.
Back Bay National Wildlife Refuge is a 9,250-acre federal wildlife refuge south of Ocean Lakes — pristine barrier island, bay, and marsh habitat with birding, hiking, cycling on beach roads, and kayaking. One of the largest undeveloped natural areas in coastal Virginia and a major draw for outdoor-oriented Ocean Lakes residents.
The Virginia Beach Oceanfront is less than 3 miles north of Ocean Lakes — approximately a 5–7 minute drive. Residents can access the full Atlantic Ocean beach experience including the boardwalk, surfing, and events without living in the tourist corridor.
Yes — Ocean Lakes is one of the most stable owner-occupied communities in Virginia Beach. The Ocean Lakes Community Association amenities (3 pools, 5 playgrounds, 3 tennis courts, multiple clubhouses), proximity to NAS Oceana, and Ocean Lakes High School's Math/Science Academy create a profile with long-term appeal. Near-zero vacancy rate and stable resale history reflect demand that doesn't depend on market cycles.
Ocean Lakes is approximately 1.5–2 miles from the main NAS Oceana gate — a 5–8 minute drive. This makes it one of the closest residential neighborhoods to the base and one of the most consistently sought-after communities for Oceana-assigned personnel, contributing to stable demand and low vacancy.
Military families assigned to NAS Oceana wanting base proximity with community amenity access, families interested in Ocean Lakes High's Math/Science Academy, buyers who value the structured community association over a standard HOA, and long-term residents whose children are now buying in the same neighborhood.
Most of Ocean Lakes residential areas are in FEMA X zone — low to moderate flood risk. The community's lakes and drainage system are well-engineered. However, properties near the southern boundary closer to Sandbridge and Back Bay may have higher risk. Flood insurance is generally not required for most Ocean Lakes homes, which is a cost advantage over waterfront neighborhoods.
Virginia Beach property tax is approximately $1.045 per $100 of assessed value. On a $400,000 Ocean Lakes home, that is roughly $4,180 per year. HOA fees are separate — Ocean Lakes HOA covers the amenities package. Factor both into your total monthly budget when comparing to non-HOA neighborhoods.
Ocean Lakes HOA fees are typically $50 to $100 per month and cover access to the community's extensive amenities — pools, playgrounds, lakes, tennis courts, basketball courts, and community events. Compared to condo HOAs at $200 to $600+ per month, Ocean Lakes HOA is modest for what you get. The amenity package is one of the best values in Virginia Beach.
Check the Ocean Lakes HOA covenants for rental restrictions before buying — this is critical for military families who may PCS. Some sections of Ocean Lakes allow rentals; others have restrictions. Annual rental demand near NAS Oceana is strong. If you plan to keep the property when you PCS, confirm the rental policy during your due diligence period.
Ocean Lakes offers resort-style amenities (pools, lakes, community events) in a gated setting. Kempsville offers no HOA in many areas and a more traditional neighborhood feel. Ocean Lakes homes run $320K to $500K; Kempsville runs $280K to $450K. Both are within 15 minutes of NAS Oceana. Choose Ocean Lakes for built-in lifestyle. Choose Kempsville for lower costs and fewer restrictions.
Sandbridge is Virginia Beach's quiet southern beach — less touristy than the Oceanfront, popular for vacation rentals and nature lovers. It is approximately 10 minutes south of Ocean Lakes. Back Bay National Wildlife Refuge and False Cape State Park are adjacent. Ocean Lakes residents get easy access to Sandbridge's uncrowded beach without the Sandbridge price tag or flood insurance costs.
Ocean Lakes values vary by section, lake or water proximity, and condition. John King has closed 23 transactions in 23454, the ZIP containing Ocean Lakes, with a median of 9 days to contract — the fastest Virginia Beach ZIP in his record. A valuation built from closed comparables is free and usually ready within a day.
Very fast. Across John King's 23 closings in 23454 the median time to contract was 9 days, against a Virginia Beach median of 23 days across 139 closings. Sellers should have their next move settled before listing, because offers here frequently arrive within the first week.
Parts of the area fall within Oceana's AICUZ noise and accident potential zones, and the disclosure comes up during financing. It is manageable and routine when handled up front. Knowing your property's exact zone before you list lets you answer the question directly rather than having it surface as a late surprise.
Request the resale disclosure packet, current financials, reserve information, insurance certificate and any special assessment history the week you list. At a nine-day median to contract in this ZIP, association paperwork is the item most likely to become the critical path in the transaction.
Spring sells fastest in John King's record, but it is not automatically the best time for you. Homes he listed in May went under contract in a median of 19 days against 55 for October listings, and May places you ahead of the summer PCS buyer wave that drives a meaningful share of Virginia Beach demand. Faster is not the same as more money, though: waiting months for spring adds mortgage, tax, insurance and upkeep payments and exposes you to rate and price changes. If you are ready now, price from current comparable sales and list now.
Ocean Lakes buyers often consider these neighborhoods as alternatives or next steps in their Virginia Beach real estate journey.
Military relocation guides, market data, and neighborhood deep dives — with Ocean Lakes-specific content dropping monthly.
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Buying or selling on military orders? John builds a free move plan around your base, report date, and budget within 24 hours.
Golf cart culture, Shore Drive dining, bay beach access, and what daily life actually looks like in Virginia Beach's most laid-back waterfront community.
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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 Oceana or Dam Neck, or want to know what your Ocean Lakes home is worth today, reach out directly.
Or call directly: (757) 270-3994
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