Dominate the Chesapeake Real Estate Market

Chesapeake 2025: The State of the Market, Economic Resilience, and the Digital Imperative

Executive Market Intelligence: The Pivot Point of December 2025

As of December 8, 2025, the Chesapeake, Virginia real estate market occupies a unique position within the broader Hampton Roads economy and the national housing landscape. The narrative of the past three years—characterized first by frenetic pandemic-fueled appreciation and subsequently by the "rate shock" of 2023 and 2024—has settled into a new, albeit complex, equilibrium. For the veteran real estate professional in Chesapeake, the current climate is not one of crisis, but of calculated calibration. The anxieties pervading the agent community are understandable; transaction volumes have normalized from their historical highs, and the effort required to secure a client, list a home, and close a deal has increased measurably. However, a deep analysis of the underlying fundamentals reveals a market that is structurally sound, insulated by federal spending, and poised for specific, localized growth sectors that astute agents can exploit.

The prevailing sentiment among local realtors is often one of uncertainty regarding the macroeconomic "soft landing" and its local translation. The data clarifies this picture: Chesapeake is not experiencing a crash. Instead, it is witnessing a bifurcation of value where "turnkey" properties in high-demand school districts continue to command premiums, while outdated inventory in secondary locations faces significant price headwinds. The median home value in Chesapeake stands at approximately $410,260, reflecting a resilient 3.0% year-over-year increase. This stability is notable given the broader national context, where many "Zoom town" markets have seen corrections. Chesapeake’s resilience is underpinned by the non-negotiable demand of military Permanent Change of Station (PCS) orders and the relatively stable employment base provided by the defense and logistics sectors.

However, the "easy" business is gone. The days of putting a sign in the yard and receiving ten offers by Sunday are largely over, except for the most pristine inventory in Hickory or Great Bridge. Inventory levels are creeping upward, now sitting at approximately 2.9 months of supply , moving closer to a balanced market (typically defined as 5-6 months). This shift grants buyers—who are contending with mortgage rates that have settled in the low-to-mid 6% range —more leverage to demand repairs, concessions, and rate buydowns.

This comprehensive report is designed to arm the Chesapeake real estate professional with an exhaustive analysis of these dynamics. It moves beyond generic national talking points to dissect the hyper-local realities of the 23320, 23321, 23322, 23323, and 23324 zip codes. It explores the ripple effects of the Hampton Roads Bridge-Tunnel (HRBT) expansion on Western Branch property values, the implications of Dollar Tree’s corporate restructuring on Greenbrier, and the long-term potential of the U.S. Coast Guard’s proposed expansion. Furthermore, it addresses the fundamental shift in the agent-client relationship precipitated by the mandatory buyer representation agreements enacted in Virginia, positioning video marketing not as a vanity metric, but as the essential mechanism for building the "parasocial trust" required to survive in a low-trust, high-friction regulatory environment.

1. The Macro-Economic Landscape: Chesapeake in the Late 2025 Economy

To navigate the micro-market of Chesapeake, one must first understand the macro-economic winds blowing through the Hampton Roads region. Unlike markets driven purely by private sector tech or finance, Chesapeake is heavily insulated by the federal government. This insulation acts as a shock absorber, preventing deep recessions but also dampening the explosive highs seen in other markets.

1.1 The Interest Rate Environment and the Affordability Ceiling

By late 2025, the real estate community has largely accepted that the sub-3% mortgage rates of 2020-2021 were a historical anomaly rather than a baseline to return to. Forecasts from major entities like the Mortgage Bankers Association (MBA) and Fannie Mae place rates in the low 6% range through the end of 2025, with a slow moderation expected into 2026. This sustained rate environment has created two distinct market distortions in Chesapeake:

The "Lock-in" Effect as a Supply Constraint

The primary reason prices have not corrected significantly despite lower affordability is the scarcity of inventory. A vast majority of Chesapeake homeowners are currently holding mortgages with interest rates below 4%. The financial disincentive to sell is profound. A move-up buyer in Great Bridge selling a home with a $2,000 monthly payment at 3% to buy a slightly larger home at 6.5% faces a payment shock that often doubles their housing expense for marginal utility gain. Consequently, voluntary listing inventory remains suppressed. The inventory that does come to market is largely driven by the "D's": Death, Divorce, Debt, Displacement (job relocation), and Diapers (growing families). This "sticky" supply prevents the market from flooding, thereby putting a floor under home prices even as demand softens.

The First-Time Buyer Squeeze

For first-time homebuyers, particularly in entry-level neighborhoods like Deep Creek and South Norfolk, the combination of prices hovering near $400,000 and rates above 6% has created an affordability ceiling. The median household income in Chesapeake, while healthy relative to the region, is stretched thin by these metrics. This has led to a reliance on creative financing and, crucially for this market, the VA loan.

Table 1: Current Market Metrics Snapshot (Chesapeake, VA - Late 2025)

Metric	Current Status	Year-Over-Year Trend	Strategic Implication	Source
Median Home Value	~$410,260	+3.0% (Steady)	Equity growth continues, though slower.
Median List Price	$415,000	Flat / Slight Increase	Seller expectations remain high.
Sold Price	~$398,000	-0.49% (Softening)	Buyers are negotiating successfully.
Days on Market (DOM)	35-40 Days	+3 Days (Slowing)	Marketing duration is critical.
Inventory Supply	2.9 Months	Increasing	Moving toward a balanced market.
Sales Over List	37.6%	Decreasing	Bidding wars are the exception, not the rule.

1.2 Employment Anchors: The Federal and Corporate Pivot

Chesapeake's economy is a hybrid engine fueled by defense spending, logistics, and retail headquarters. Significant shifts in 2025 are altering the landscape for housing demand.

The Dollar Tree / Family Dollar Restructuring

Dollar Tree, a Fortune 500 company headquartered in Chesapeake, has historically been a major driver of white-collar housing demand in the Greenbrier and Great Bridge corridors. The strategic decision to divest the Family Dollar business segment represents a massive corporate restructuring. While Dollar Tree has committed to keeping its headquarters in Chesapeake , such significant corporate events often lead to workforce consolidation or relocation. Real estate agents should closely monitor the executive and mid-level management housing stock in the 23320 zip code. If a consolidation occurs, we may see an uptick in listings in the $500,000 to $700,000 price range as relocated employees offload properties. Conversely, the newly independent Family Dollar, remaining in Chesapeake , could eventually spur its own hiring waves, potentially stabilizing demand.

The Coast Guard's Strategic Expansion

Perhaps the most significant "alpha" for long-term investors and agents is the U.S. Coast Guard’s active solicitation for a new training center capable of supporting a workforce growth of 15,000 personnel. While this search is national, the Hampton Roads region—and Chesapeake specifically—is a prime candidate due to its existing maritime infrastructure, the presence of the Coast Guard Finance Center, and the availability of undeveloped land in the southern sectors (Fentress/Blackwater).

Implication: If Chesapeake or a neighboring municipality secures this facility, the demand for workforce housing (rentals and starter homes) will skyrocket. Agents advising investor clients should be looking at land and multifamily opportunities in the southern corridors now, speculating on this potential federal injection.

Port of Virginia and Logistics

The Port of Virginia remains a relentless economic engine. As the port continues to automate and expand capacity, the demand for "back-of-port" logistics—warehousing, trucking, and supply chain management—grows. Chesapeake, with its vast industrial zoning in the Cavalier Industrial Park and areas along Route 58, serves as the logistics hub for the port. This drives steady demand for blue-collar workforce housing in Western Branch (23321) and Deep Creek (23323), insulating these markets from the volatility seen in purely white-collar suburbs.

2. Infrastructure as Value Driver: The Tunnel Effect

In Hampton Roads, geography is destiny, and bridges are the arteries of value. The region is defined by its water crossings, and 2025 sees us in the thick of the most significant infrastructure project in Virginia's history: The Hampton Roads Bridge-Tunnel (HRBT) Expansion.

2.1 The HRBT Expansion: The 2027 Horizon

The $3.9 billion HRBT expansion project is currently underway, with a target for substantial completion in early 2027. This project involves boring new twin tunnels to alleviate the notorious congestion that chokes I-64.

The Current Pain: In late 2025, the construction phase is likely causing significant traffic disruptions. This paradoxically hurts the "cross-tunnel" real estate market in the short term. Buyers who work in Hampton or Newport News are currently hesitant to buy in Chesapeake due to the unpredictable commute times caused by active construction.

The Future Gain (The Arbitrage Opportunity): However, the astute agent knows that real estate values price in future accessibility. Once the expansion opens in 2027, the flow between the Peninsula (Langley AFB, Newport News Shipbuilding) and Chesapeake will smooth out. Western Branch (23321) is geographically positioned to be the primary beneficiary of this. It offers a suburban lifestyle superior to much of the Peninsula's aging stock but is currently undervalued due to the "tunnel stigma."

Strategy: Agents should be pitching Western Branch to Peninsula workers now, arguing that they can buy at 2025 prices and enjoy 2027 appreciation when the commute becomes seamless. The completion of the project will likely compress the price spread between North Suffolk/Western Branch and the rest of the region.

2.2 The High-Rise Bridge and Southern Arteries

The widening of the High-Rise Bridge (I-64) in Chesapeake has already begun to alleviate the bottleneck between Greenbrier and Deep Creek/Western Branch. This completed infrastructure project validates the development in the Dominion Blvd corridor. The ease of access from the southern "farmette" areas to the interstate system has cemented neighborhoods like Edinburgh and Grassfield as viable commuter locations for those working in Norfolk or Virginia Beach, supporting their high price points despite their distance from the urban core.

2.3 The "Ripple Effect" of Tolls

It is impossible to discuss Chesapeake real estate without mentioning tolls. The tolls on the Dominion Blvd bridge and the impending dynamics of the Express Lanes network influence buyer behavior. Buyers are increasingly calculating the "total cost of ownership," which includes mortgage, taxes, insurance, and tolls. For a daily commuter crossing the Dominion Blvd bridge, the monthly toll cost can exceed $100. Agents must be proactive in these calculations. Marketing homes in Great Bridge (23322) to buyers working in Downtown Norfolk requires an honest conversation about the toll vs. taking the congested Battlefield Blvd route.

3. Neighborhood Micro-Climates: A Tale of Five Cities

Chesapeake is geographically vast, covering over 350 square miles. It is not a monolith. It acts more like five distinct cities, each with its own market velocity and buyer profile. In late 2025, the performance divergence between these sectors is stark.

3.1 Great Bridge (23320/23322): The "Blue Chip" Stock

Market Status: Strong Seller’s Market

Median Price Trend: High appreciation, median sales price approaching $542,000 (+11.8% YoY).

The Narrative: Great Bridge remains the "blue chip" stock of Chesapeake real estate. It offers the holy grail of stability: top-tier public schools (Great Bridge High School), established community infrastructure, and safety.

Buyer Profile: This market is dominated by senior military officers (O-4 and above), medical professionals, and established families trading up. They are less sensitive to interest rates and more sensitive to school zones.

Agent Strategy: In Great Bridge, the listing presentation must focus on school district stability and community heritage. Video content here should highlight the "Friday Night Lights" atmosphere and the walkability of the Great Bridge Lock Park area.

3.2 Hickory (23322): The Rural Luxury Bastion

Market Status: High Demand / Low Inventory

Price Range: $475,000 - $1M+.

The Narrative: Hickory represents the "rural rebound." The post-pandemic desire for space has not waned. Hickory offers a unique value proposition: 3-acre lots ("farmettes") within 20 minutes of a Target.

Supply Constraint: The primary driver of value here is zoning and infrastructure. Much of Hickory lacks city water and sewer , requiring septic systems and wells. This physical constraint limits density; developers simply cannot build high-density townhomes here. This scarcity ensures that Hickory remains an exclusive enclave.

Agent Strategy: Marketing here requires technical knowledge. Agents must be conversant in septic inspections, well water quality tests, and agricultural zoning rights. A video explaining "What to know before buying a home with a septic system" is high-value content for this demographic.

3.3 Western Branch (23321): The Value Play

Market Status: Undervalued / Rising

Median Price: ~$408,000 (+11.1% YoY).

The Narrative: Western Branch is the sleeper hit of 2025. Historically discounted due to its separation from the rest of Chesapeake by the Elizabeth River, it offers significantly more square footage for the dollar than Great Bridge.

Future Catalyst: As noted, the HRBT expansion is the key value unlock here. Additionally, the retail center at Chesapeake Square, while aging, is seeing revitalization efforts.

Buyer Profile: Commuters to the Peninsula (Shipyard/Langley) and younger families priced out of Great Bridge.

Agent Strategy: Pitch the "Smart Money" angle. "Buy in Western Branch to get the 4th bedroom that would cost you $100k more in Hickory."

3.4 Deep Creek (23323): The Entry-Level Battleground

Market Status: Cooling / Buyer’s Market

Median Price: ~$393,000 (-3.1% YoY).

The Narrative: Deep Creek is currently facing headwinds. The inventory here is often older (1980s/90s stock) and requires renovation. First-time buyers, strapped for cash by high rates and down payments, lack the funds for renovations. Consequently, "dated" homes in Deep Creek are sitting on the market longer (31+ days).

Investment Angle: This is the prime hunting ground for investors and flippers. The spread between a "needs work" home and the After Repair Value (ARV) is healthiest here.

Agent Strategy: For sellers in Deep Creek, staging and minor cosmetic updates (paint/carpet) are non-negotiable. You cannot sell a "project" to a cash-poor first-time buyer at a premium price in 2025.

3.5 South Norfolk (23324): Historic Charm vs. Flood Risk

Market Status: Emerging / High Risk-High Reward

Median Price: ~$305,000 (+9% YoY).

The Narrative: South Norfolk offers the only true walkable, historic grid in Chesapeake. It attracts a "hip" demographic priced out of Ghent (Norfolk).

The Headwind: Flood Insurance. This area is ground zero for the impact of FEMA's Risk Rating 2.0. A home that looks affordable at $280,000 can become unaffordable if the flood insurance premium is $3,000/year.

Agent Strategy: Deep expertise in flood zones is the competitive advantage here. Agents must know how to read an Elevation Certificate and explain the difference between Zone X and Zone AE.

3.6 Greenbrier (23320): The Commercial Core

Market Status: Steady / High Velocity

Price Range: $350k - $475k.

The Narrative: Greenbrier is the "downtown" Chesapeake never had. With the Summit Pointe development providing high-density urban living, the surrounding single-family market benefits from the amenities (restaurants, shopping).

Dynamics: This is the most liquid market. Homes here sell fast because they appeal to the broadest demographic: young professionals, empty nesters, and corporate relocations (Dollar Tree/Mitsubishi).

Agent Strategy: Speed is key. This is the one area where "Coming Soon" marketing campaigns are highly effective to generate buzz before active listing.

4. The Military Factor: The Bedrock of Stability

No analysis of Chesapeake is complete without factoring in the military. In 2025, the military buyer remains the single most important demographic for maintaining market stability during economic uncertainty.

4.1 PCS Trends and the 2026 Outlook

The Permanent Change of Station (PCS) cycle creates a guaranteed floor of transaction volume. Even if the civilian economy enters a recession, the Navy moves people. For 2025 and heading into 2026, the volume of transfers to Naval Station Norfolk and NAS Oceana remains robust.

The VA Loan as a "Superpower": In a 6.5% rate environment, the VA loan is the most powerful tool in the market. It allows for 100% financing, removing the down payment barrier that blocks many civilian buyers. Chesapeake agents must be experts in structuring deals that allow military buyers to use their BAH (Basic Allowance for Housing) effectively.

Agent Strategy: Agents should be marketing specifically to inbound sailors 3-6 months before they arrive. This is where video content titled "PCS to Norfolk: Where to Live?" becomes a lead generation goldmine.

4.2 The "Silent" Rental Market

Many military families, intimidated by high rates, are opting to rent. This drives the high rental demand in Chesapeake ($2,062 avg rent). Agents who work with investors should be advising them to purchase 3-4 bedroom homes in the Grassfield and Hickory zones specifically to cater to military officers who receive high BAH allowances and prefer to rent high-end homes rather than buy for a short 3-year tour.

5. Regulatory Sea Change: The Mandatory Buyer Representation Era

July 2024 marked a seismic shift in Virginia real estate practice with the implementation of mandatory written buyer broker agreements prior to showing properties. By December 2025, the market has had over a year to adjust, but friction remains.

5.1 The Death of the "Casual Showing"

Gone are the days when an agent could meet a Zillow lead at a property on a whim. Virginia law now dictates that a written agreement defining the scope of duties and compensation must be signed before substantive real estate services (i.e., showings) occur.

The Consumer Friction: Buyers, accustomed to the "on-demand" economy, often resist signing a contract just to see a house. They perceive it as "marriage on the first date."

The Agent's Dilemma: Agents fear losing leads by enforcing the agreement. However, those who do not enforce it risk regulatory non-compliance and working for free.

5.2 The Value Proposition Crisis

This regulatory change forces a fundamental question: "Why should I sign with you?" If a buyer must sign a contract to see a home, they will be far more selective about which agent they choose. They are no longer looking for a "door opener"; they are looking for a "trusted advisor."

The Trust Gap: The gap between a cold lead and a signed agreement is trust. You cannot build enough trust in a 2-minute phone call to justify a legal contract. This is where the traditional methods of lead conversion (cold calling, generic email drips) are failing.

The Solution: Trust must be built asynchronously before the agent ever speaks to the client. This is the precise entry point for Video Marketing.

6. The Digital Pivot: Video Marketing as the Survival Mechanism

In the specific context of Chesapeake in late 2025—a market of high prices, wary buyers, and mandatory representation agreements—Video Marketing is not a "nice to have." It is the primary vehicle for business survival and growth.

6.1 Parasocial Trust: Solving the Buyer Agreement Hurdle

Video creates "parasocial interaction"—a psychological relationship experienced by an audience in their mediated encounters with performers. When a potential buyer watches five of your videos about "Living in Chesapeake," they feel they know you. They know your voice, your expertise, and your personality.

The Result: When you ask them to sign a Buyer Broker Agreement, they are not signing with a stranger; they are signing with the expert they have already been learning from. Video lubricates the friction of the new regulatory environment.

6.2 The Content Strategy: Hyper-Local Dominance

Generic videos ("How to buy a house") are useless. You are competing with HGTV and national influencers. You must win on specificity. The algorithm rewards local relevance.

Pillar 1: The "Micro-Community" Deep Dive

Stop selling "Chesapeake." Sell "Warrington Hall." Sell "Albemarle Acres."

Video Concept: "The Truth About Living in Great Bridge: It's Not Just Schools."

Content: Film the traffic on Battlefield Blvd at 5 PM (honesty). Film the Locks Park. Interview a local business owner. Discuss the specific HOA fees of key neighborhoods.

Why it works: The buyer searching "Warrington Hall Chesapeake HOA fees" has incredibly high intent. If you answer that specific question, you win the client.

Pillar 2: The "Infrastructure & Economics" Authority

Position yourself as an economist, not just a salesperson.

Video Concept: "The HRBT Expansion: Why Western Branch Real Estate is About to Pop."

Content: Show the construction progress. Show the map. Explain the commute time reduction. Show the price difference between a 2,500 sq ft home in Hampton vs. Western Branch.

Why it works: It appeals to the logical, investment-minded buyer (and the military officer looking for resale value).

Pillar 3: The "Process & Protection" Education

Address the fears directly, especially regarding the new laws and environmental risks.

Video Concept: "Why I Won't Show You a House Without a Contract (And Why That's Good for You)."

Content: Explain the law clearly. Frame it as "hiring a professional" rather than "being locked in."

Video Concept: "Flood Zones in Chesapeake Explained: Don't Buy in 23324 Without Watching This."

Content: Show a FEMA flood map. Explain an Elevation Certificate. Show a house with flood vents vs. one without.

6.3 VidFlipper: The Agent's High-Tech Arsenal for the Chesapeake Market

To execute the high-specificity video strategy required for 2026, agents need a tool that operates with military-grade efficiency. The primary barrier to video is time and complexity; VidFlipper is the solution. It is a specialized automation tool that transforms static listing assets into dynamic, algorithm-friendly video content in minutes, not hours.

Built on a robust Next.js framework, VidFlipper uses AI and programmatic rendering to empower agents, not replace them. It is the tactical weapon for winning in a market that demands both trust and specificity.

Why VidFlipper is Mission-Critical in Chesapeake:

1. It Solves the Buyer Representation Hurdle: The report establishes that mandatory buyer agreements require "parasocial trust." VidFlipper is the engine for building that trust at scale. By using the tool to create a library of hyper-local content—videos about school zones in Great Bridge, the "best dog parks in Greenbrier," or the future value of Western Branch—an agent becomes a familiar, trusted advisor. When the time comes to sign the agreement, the buyer isn't meeting a stranger; they're formalizing a relationship with the expert they've been learning from on Instagram for weeks.

2. It Dominates the Military (PCS) Market: For the thousands of military families relocating to the Hampton Roads area, a digital-first impression is the only impression. VidFlipper is the ultimate "Remote Trust Builder."

   • AI-Powered Narration: The tool's AI can generate a professional voiceover script from simple bullet points. This allows an agent to narrate the intangible benefits crucial to a military family—like the "5-minute drive to the commissary," the "quiet street perfect for kids when a parent is deployed," or the "easy commute to Naval Station Norfolk."
   • Dynamic Walkthroughs: VidFlipper uses "motion zoom" and "image focal points" to turn flat photos of a large lot in Hickory into a dynamic visual tour, giving a remote buyer the confidence to make an offer sight-unseen.

3. It Enables Hyper-Local Dominance: Chesapeake is five cities in one, and your marketing must reflect that. VidFlipper's efficiency allows an agent to execute this granular strategy without being overwhelmed.

   • Atmospheric Precision: Match your marketing to the micro-climate. Use the "Film Simulation" overlay to enhance the historic charm of a home in South Norfolk, or "Sunshine" and "Sparkles" to make a starter home in Deep Creek feel bright and inviting.
   • Data Visualization: Create a short video explaining the flood zone risks in 23324, using text overlays to highlight key facts from an Elevation Certificate. This positions the agent as a technical expert, not just a salesperson.
   • Sound-Off Engagement: Every video includes "Karaoke-styled" animated captions, ensuring that critical information—like school districts or proximity to the HRBT—is communicated even when a user is scrolling silently.

6.4 Distribution: The "Search vs. Scroll" Strategy

YouTube (Search): This is your long-term library. Post the "Neighborhood Deep Dives" here. These videos will generate leads for years because people search for them on Google.

Instagram/TikTok (Scroll): This is for brand awareness and staying top-of-mind. Post short clips (Reels) of "This week's market update" or "Just listed in Greenbrier."

7. Migration Patterns: The New Neighbors

Who is buying in Chesapeake in 2025? Understanding migration flows allows agents to target their marketing geographically.

7.1 The "Half-Back" Phenomenon

We are seeing a trend of "Half-Backs"—retirees who moved from the Northeast to Florida, realized that Florida's insurance crisis and humidity were untenable, and are moving "halfway back" to Virginia.

Why Chesapeake? Virginia offers four seasons but mild winters. Chesapeake offers world-class medical facilities (Chesapeake Regional, proximity to Sentara Heart Hospital) which is a key driver for the 60+ demographic.

Targeting: Marketing campaigns targeting 55+ communities in Florida can yield results.

7.2 The NOVA to Chesapeake Pipeline

The affordability gap between Northern Virginia (NOVA) and Hampton Roads remains massive. A townhome in Fairfax County can sell for $700,000. That same equity allows a buyer to purchase a luxury single-family home on 3 acres in Hickory.

The Remote Worker: With remote work stabilizing into a permanent hybrid model, many workers only need to be in DC once or twice a month. Chesapeake is a viable home base for this demographic.

8. Forecast 2026: The Road Ahead

As we look toward 2026, the Chesapeake market appears poised for continued stability with a bias toward modest appreciation.

Price Forecast: We project a continued steady appreciation of 2-4% annually. The structural supply deficits in the southern part of the city (zoning-constrained) will prevent any significant price drops.

Volume: Transaction volume will likely tick up slightly as consumers psychologically adjust to the "new normal" of 6% rates. The "lock-in" effect will slowly thaw as life events force moves regardless of rates.

The Wild Card: The geopolitical landscape remains the ultimate variable for Hampton Roads. Any increase in defense spending or naval fleet expansion will directly translate to housing demand in Chesapeake.

Conclusion:

The Chesapeake market of December 2025 is not for the faint of heart, but it is rich with opportunity for the prepared. The agent who relies on the tactics of 2021—passive marketing, casual showings, and order taking—will starve. The agent who pivots—who becomes a micro-market economist, who masters the technicalities of flood zones and zoning, and who uses video to build trust at scale—will not just survive; they will capture market share from the exodus of part-time agents leaving the industry.

The mandate is clear: Deepen your knowledge. Sharpen your video skills. Own your neighborhood.

Appendix: Chesapeake Neighborhood Data Snapshot (Dec 2025)

Neighborhood	Market Velocity	Median Price Range	Buyer Demographic	Key Risk/Constraint
Great Bridge	Hot	$540k+	Senior Military, Families	Low Inventory
Hickory	Very Hot	$475k - $1M+	Luxury, Lifestyle Buyers	Septic/Well constraints
Western Branch	Rising	$400k - $450k	Peninsula Commuters	Tunnel Traffic (until 2027)
Deep Creek	Cooling	$380k - $400k	First-Time Buyers	Interest Rate Sensitivity
South Norfolk	Variable	$250k - $320k	Investors, Urbanites	Flood Zones (Risk Rating 2.0)
Greenbrier	Steady	$350k - $500k	Corporate Relocation	Traffic/Density