Up-and-Coming Neighborhoods in Virginia Beach: Late 2026

When buyers ask me where to find value in the Virginia Beach real estate market, they are usually asking which neighborhoods still have room to run. After 24 years, my team and I have closed over 2,500 transactions in Hampton Roads. I have watched these pockets turn over more than once. Here is where the late 2026 momentum actually is, with the price data to back it up.

What Makes a Neighborhood Up-and-Coming

An up-and-coming neighborhood is one where prices are still below the city's ceiling, demand is growing, and something is changing: new development, new buyers, or a big employer nearby. These are not the neighborhoods that peaked years ago; they are where the value gap is closing. In Virginia Beach, that usually means a commute to a base, the airport, or Town Center without a tunnel, and a price point below the city median.

Burton Station: The City's Strategic Growth Area

Burton Station is the single most significant up-and-coming play in the city right now, because the city has formally designated it a Strategic Growth Area with a master plan for a residential village, a new commercial center, and an expanded industrial park near Norfolk International Airport and the Botanical Gardens. Historically one of the most affordable pockets in Virginia Beach, with older homes selling around $330,000 and vacant lots from about $180,000, it is the early-investment pick with the longest runway. If you are looking at homes for sale in Hampton Roads with appreciation potential over the next five to ten years, Burton Station is worth a serious look. The whole development picture is in our Virginia Beach neighborhoods guide.

Green Run: Double-Digit Growth, First-Time Friendly

Green Run is the value story that is no longer a secret. The neighborhood, a planned community built around a central lake and greenbelt, sits at a median sale price around $335,000 with appreciation of roughly 15.5% year over year in 2026. It is a favorite of first-time buyers in the Virginia Beach market who want a townhome or a smaller single-family home without leaving the city, and the walkable, suburban feel keeps resale demand strong.

Kempsville: The Volume Leader

Kempsville is not a secret either, but it is the proof that steady, high-volume markets keep climbing. It is one of the highest-volume submarkets in the city, with about 288 sales in a recent 90-day stretch, and medians around $385,000 to $395,000 at the moment. Sellers in the $350,000 to $475,000 range are typically seeing two to five offers. What keeps Kempsville moving is its central location: easy Interstate 64 and airport access, and no-tunnel commutes to the bases, which makes it a magnet for military and PCS-season buyers. If you are buying a home in Virginia Beach, Kempsville should be on your list.

Little Neck and Courthouse Estates: The Move-Up Pockets

Two more established areas are posting healthy growth for move-up buyers. Little Neck, with its wooded lots and waterfront-adjacent homes, sits around a $477,000 median with double-digit appreciation and a fast commute into Norfolk. Courthouse Estates, on the south side, is running roughly $549,000 to $630,000 with appreciation around 7.5%, drawing families who want newer construction, bigger lots, and strong schools. Both show that up-and-coming in Virginia Beach is not just about cheap entry; it is about where equity builds. For a deeper dive on schools, take a look at our schools guide.

Rosemont Forest: The Affordability-Plus-Upside Pick

Rosemont Forest is the one I tell value-focused families about. Its typical home value sits around $363,000, and it posted some of the strongest appreciation in the city in 2026, about 13.2% year over year by one ranking. You get a family-friendly suburban layout, good access to the interstate, and a price point well under the citywide median without sacrificing the neighborhood feel. That combination, affordability plus momentum, is the definition of up-and-coming.

The Bottom Line

The up-and-coming neighborhoods of late 2026 in Virginia Beach run from the long-term play of Burton Station to the proven momentum of Green Run and Kempsville, with Little Neck, Courthouse Estates, and Rosemont Forest filling out the move-up and value categories. Each one is different, and the right pick depends on your budget, your commute, and your timeline. As a real estate agent in Virginia Beach and a hometown native, I know every one of these streets, and I will show you the ones that fit your plan. Our buying guide covers how we would approach it, step by step. Talk soon.