Your Essential 2025 PCS Housing Guide for Hampton Roads Military Families
- Donavan McFadden
- 2 days ago
- 4 min read
Moving to a new area can be both exciting and overwhelming, especially for military families preparing for a Permanent Change of Station (PCS). If you’re heading to Hampton Roads in 2025, you’re in for a treat. This vibrant region is home to several military installations, including Naval Station Norfolk, NAS Oceana, JEB Little Creek–Fort Story, and Langley AFB. This guide will help you navigate the housing landscape in Virginia Beach, Chesapeake, Norfolk, and Hampton, ensuring a smooth transition for you and your family.
Why Hampton Roads Works for PCS
Hampton Roads is uniquely suited for military families. With multiple installations close together, the area has commute-friendly neighborhoods and a strong rental market. Statistics show that the average housing rental price in the region is around $1,800 a month, but prices can vary significantly based on location and size. Families can also find sellers who are knowledgeable about VA loans, simplifying the buying process. This combination makes it an ideal spot for those relocating due to military orders.
The area also boasts a rich history, stunning beaches, and a wide variety of recreational activities. In fact, 80% of residents say they enjoy living in Hampton Roads, drawn by the low crime rate and friendly communities. Whether you prefer the suburban feel of Virginia Beach or the urban vibe of Norfolk, there’s something for everyone.
Virginia Beach (Oceana/Little Creek)
Virginia Beach is renowned for its exceptional schools and picturesque beaches. Popular neighborhoods include Great Neck, Red Mill, and Kempsville, which are known for their family-friendly parks and recreational facilities. For example, the Great Neck Park includes a large playground, sports fields, and walking trails.
Norfolk (Naval Station)
Norfolk offers a blend of historic charm and modern conveniences. Neighborhoods like Ghent, Larchmont/Edgewater, and Bayview are popular among military families. Here, you can find homes ranging from classic Victorian houses to contemporary condos, with nearby vibrant dining and shopping options to explore.
Chesapeake
Chesapeake is known for its larger lots, well-rated schools, and newer builds. Areas like Greenbrier, Great Bridge, and Western Branch are favorites for families looking for more space and a suburban feel. The Greenbrier Mall and numerous parks make this community welcoming and convenient.
Hampton (Langley)
Hampton offers affordability and close access to Langley AFB. Neighborhoods such as Fox Hill, Buckroe Beach, and areas along the Mercury/Langley corridors provide a variety of housing options, from affordable condos to single-family homes. This area is perfect for those who prioritize both cost and convenience.
National Factors That Matter
As you prepare for your PCS, consider national factors that may impact your housing search:
Rate Volatility: Interest rates can change, so it’s smart to lock in a rate early. Certain buyer incentives, like seller rate buydowns, can help reduce monthly mortgage costs by 0.5% to 1%.
Cost of Goods Stabilized: When the costs of goods stabilize, budgeting for move-in renovations becomes easier. You may find that your preferred paint and flooring options become more affordable.
Strong Rental Demand: The rental market in Hampton Roads remains robust, with vacancy rates around 5%, making house hacking a viable option for those utilizing a VA loan. If you’re considering this strategy, partner with a local expert to structure a profitable investment.
Timeline & Tactics for a Smooth PCS
To ensure a seamless transition, follow this timeline and set of tactics:
90–120 Days Out: Begin by getting pre-approved for a mortgage and outlining your base commute. This will help you identify neighborhoods that meet your needs.
60 Days: Conduct virtual tours of potential homes and create a shortlist. Negotiating seller concessions can make your move smoother, so don’t hesitate to ask.
30 Days: Schedule home inspections, secure insurance, and finalize a walkthrough. Ensure utilities are arranged and familiarize yourself with any homeowners’ association (HOA) rules.
Community-First Service
At our core, we prioritize serving veterans and their families. Each PCS closing contributes to local veteran programs and youth initiatives, ensuring that our efforts help those who have served.
By working with a community-focused service, you’re not just finding a home; you’re supporting opportunities that benefit fellow veterans and their families.
Final Thoughts
Moving to Hampton Roads in 2025 provides military families with abundant opportunities and resources. With diverse neighborhoods, a strong rental market, and a supportive community, you’ll find a place that truly feels like home.
As you prepare for your PCS, utilize this guide to navigate the housing landscape effectively. For additional resources, including a PCS checklist and neighborhood series, be sure to download our materials designed to assist you every step of the way.
By planning ahead and leveraging the resources available, your transition to Hampton Roads can be a positive and fulfilling experience. Welcome to your new home!
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