The complete neighborhood guide & market update for Virginia Beach's most amenity-rich, school-district-famous, and military-convenient community.
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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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Ocean Lakes checks boxes that most Virginia Beach neighborhoods can't match simultaneously: a legitimately top-rated high school with a nationally recognized Math 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.
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 feeds into what many consider the most desirable public high school pipeline in Virginia Beach.
The combination of school quality, 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. The surrounding elementary and middle schools consistently rank among the highest-performing in the district. 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, excellent schools, community amenities, and a tight-knit family culture that was baked in from the beginning. 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 families 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 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 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 families with children, this is a feature worth paying for. 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. For families where school quality is a primary decision driver, Ocean Lakes offers something that generic Virginia Beach home searches don't surface: a path to a selective public program within the neighborhood's assigned school. This is worth investigating if you have middle or upper elementary school-age children.
Have questions about Ocean Lakes specifically?
I know this neighborhood block by block. Call or text me directly — no scripts, no runaround.
The Ocean Lakes school pipeline is widely regarded as one of the best in all of Virginia Beach — anchored by Ocean Lakes High School, which carries an A+ rating from Niche and 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 families who chose this neighborhood specifically for its schools and lifestyle.
Ocean Lakes draws a mix of active-duty Navy and Special Operations personnel from NAS Oceana and Dam Neck Annex, young families who chose this neighborhood specifically for the school pipeline, and long-term Virginia Beach residents who moved in when the neighborhood was established and stayed. The combination of school quality and HOA amenities creates 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 May 2026 · Source: Redfin / REIN MLS · Updated monthly
| Address | Specs | Sold Price | Date |
|---|---|---|---|
| 1100 Strauss Dr | 3 bed · 2 bath · 1,487 sf | $440,000 | Mar 31, 2026 |
| 1113 Nipigon Ct | 4 bed · 2.5 bath · 2,000 sf | $485,000 | Mar 20, 2026 |
| 1212 Faulkner Rd | 4 bed · 2.5 bath · 2,350 sf | $575,000 | Feb 23, 2026 |
| 1116 Cardston Ct | 3 bed · 2 bath · 1,500 sf | $449,999 | Feb 10, 2026 |
| 2009 Schubert Dr | 4 bed · 2.5 bath · 2,457 sf | $573,000 | Jan 30, 2026 |
| Address | Specs | List Price | Notes |
|---|---|---|---|
| 2100 Schubert Dr | 4 bed · 2.5 bath · 2,315 sf | $619,619 | Active |
| 1616 Wasserman Ct | 3 bed · 2 bath · 1,879 sf | $500,000 | Active |
| 1888 Tolstoy Dr | 3 bed · 2 bath · 1,530 sf | $439,900 | Active |
| 819 Avatar Dr | 3 bed · 2 bath | Active | Check MLS for details |
Source: REIN MLS March 2026 Report (published April 10, 2026) · 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. Hampton Roads REIN data for March 2026 shows settled sales up 7.06% and pending sales up 11.95% year-over-year, with the region's median sale price at $360K up 3.75%. $/sqft is trending up strongly year-over-year. Spring is the strongest window — Oceana and Dam Neck families on orders are actively shopping now.
Ocean Lakes moves consistently — ~26 days on market with strong demand at every price point. The school pipeline alone creates a durable buyer pool that doesn't 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. The combination of a top-rated high school and military proximity means you'll always have qualified buyers. Call me for a no-obligation valuation.
"We PCSed from San Diego to Virginia Beach on a VA loan and John had us in contract before our report date. He knew exactly which neighborhoods fit our E-6 BAH and walked us through everything remotely. Closed without ever setting foot in Virginia before move-in day."
"Listed on a Thursday, had multiple offers by Sunday, closed above asking price. John's digital marketing strategy — the video, the Facebook ads, the professional photos — brought buyers I never would have reached through a traditional listing. Unreal results."
"First time buyer and I was terrified. John walked me through every step, explained the VA loan process in plain English, and never once made me feel rushed. He found us our home in Kempsville and we closed with zero out of pocket. I tell every military friend to call him first."
"John knows Alanton better than anyone. He gave us a market analysis that was more detailed than anything we'd seen online, negotiated a price reduction after inspection, and was available every time we called. This is what a top-tier agent looks like."
"Needed to sell fast due to retirement relocation. John had a buyer in 8 days at full asking price. His knowledge of the Ocean Lakes market and his network of ready buyers made what felt impossible completely seamless. Five stars doesn't cover it."
"Navy to Navy — John just gets it. He understood the PCS timeline, the BAH calculations, the urgency, and the stress. He wasn't just a realtor, he was a guide. We found a house in Chic's Beach that we love and the whole process was smoother than anything I expected."
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 $374,000, 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, Niche A+). 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 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 consistently ranks among the most family-stable 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 buyers often consider these neighborhoods as alternatives or next steps in their Virginia Beach real estate journey.
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More Ocean Lakes articles dropping monthly — subscribe to the newsletter →
John King is a U.S. Navy veteran and top-rated Realtor with Berkshire Hathaway HomeServices RW Towne Realty — 13+ years experience, 400+ 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