If you are hunting for the Virginia Beach top neighborhoods to target in 2025, this guide breaks down my five favorites across price ranges, styles, and lifestyles. Whether your budget is in the low 300s, mid 400s, or pushing into the 900s and millions, each neighborhood below offers something unique. I focus on location, housing stock, schools, commute access, nearby shopping and dining, and the pros and cons so you can decide which area checks your boxes.

Table of Contents

• Introduction to Virginia Beach top neighborhoods
• 5. Fairfield: The all-around value in central Virginia Beach
• 4. Trant Berkshire: Great Neck value with water access
• 3. Indian Lakes: The best mix of price and amenities
• 2. Carolanne Farms: Quiet, convenient, and surprisingly affordable
• 1. Mathews Green: The top pick for style, quality, and location
• Final thoughts on Virginia Beach top neighborhoods
• FAQs about Virginia Beach top neighborhoods
• Next steps if you want to move to Virginian Beach

Introduction to Virginia Beach top neighborhoods

Every year I review neighborhoods across Virginia Beach and rank the areas I think will perform best for people moving or buying in that year. When I say Virginia Beach top neighborhoods, I mean places that offer a strong mix of value, schools, commute access, and local amenities. My goal is pragmatic: find neighborhoods that get a lot of boxes checked for buyers in 2025.

I consider four main criteria:

• Location and commute access to major routes and employment centers
• Home styles and lot sizes for the price range
• School districts and family-friendly features
• Nearby shopping, dining, parks, and lifestyle perks

Throughout this post I call out specific price ranges you can expect, common home styles, and potential downsides like flood risk or older systems that need renovation. I also include screenshots from the area to help you visualize what I’m describing.

5. Fairfield: The all-around value in central Virginia Beach

Fairfield lands at number five on my Virginia Beach top neighborhoods list because it checks an enormous number of boxes for the money. Located west-central in Virginia Beach near the intersection of Kempville and Princess Anne Road, Fairfield offers established homes, quiet streets, and quick access to 264 and I-64. You get the peace of a neighborhood with cul-de-sacs and mature trees while still being just minutes from Town Center and regional highways.

Location and commute

Fairfield is centrally placed. You can be on I-264 in minutes for a short drive across to Norfolk or toward the oceanfront. I-64 is also roughly a six-minute drive to its interchange, giving quick access to Chesapeake and beyond. That accessibility is a major reason Fairfield ranks among Virginia Beach top neighborhoods for buyers who want both calm streets and regional mobility.

Homes and lot sizes

Most homes in Fairfield were built in the 1970s and include a healthy mix of brick ranches, brick two-stories, and expanded ranches. Typical sizes range from 2,000 to 3,000 square feet for the majority of single-family homes, and some properties are larger. Lot sizes are comfortable—nice backyards, but not huge. If you find a house that backs to waterways or the Elizabeth River at the neighborhood corners, those properties often come with larger yards and higher demand.

Price ranges in Fairfield open at the low 400s for smaller or dated homes, with most inventory between the mid 400s and high 500s. Larger homes or those on larger lots are now creeping into the 600s.

Schools

Fairfield is served by Fairfield Elementary, Kempsville Middle, and Kempsville High. These schools are conveniently close to the neighborhood, adding value for families with school-aged children.

Amenities and dining

The Fairfield Shopping Center sits right in front of the neighborhood with everyday conveniences like Food Lion and hardware stores. Dining options include classic diners and ethnic eateries nearby—local ramen spots and Mesob Cafe for Ethiopian food are favorites among residents.

Drawbacks to consider

Because many homes were built in the 1970s, some properties have not been updated for decades. Expect potential renovation needs in older listings: electrical updates, cast-iron drain lines, roof or window replacements, and general interior upgrades. Also, certain waterfront corners may require flood insurance, which raises monthly carrying costs.

Overall, Fairfield ranks among Virginia Beach top neighborhoods for buyers looking for a balanced mix of space, ease of commute, and neighborhood feel.

4. Trant Berkshire: Great Neck value with water access

Great Neck is one of the most sought-after regions in Virginia Beach, and the western edge—Trant Berkshire—offers one of the best values within that prestigious area. If you want the Great Neck lifestyle without paying the maximum premium, this is one of the Virginia Beach top neighborhoods to watch.

Why Trant Berkshire stands out

Homes here were primarily built in the 1960s and 1970s, which leads to varied architecture and unique elevations not seen in many other modern neighborhoods. You will find ranches with large vertical windows that let in a lot of natural light, sprawling footprints, mature trees, and longer driveways. The neighborhood has excellent water access, linking into Lynnhaven River, Chesapeake Bay, and beyond—so boating and water lifestyle are real possibilities for residents.

Home sizes and prices

Most homes fall between 2,500 and 3,500 square feet, though larger waterfront estates can be 5,000 to 7,000 square feet. Off-water homes often start in the 600s to 800s, and waterfront properties regularly hit the million-dollar range and beyond. There are still opportunities to find value if you do not need a waterfront lot.

Schools and nearby amenities

Trant Berkshire sits in desirable school districts: Trantwood Elementary, Great Neck Middle, and Cox High School. North Great Neck Road provides easy access up towards Shore Drive and Chic's Beach, and south toward Hilltop shopping, Trader Joe’s, and Whole Foods. If proximity to Hilltop’s restaurants and boutiques matters, this is a strong selling point.

Drawbacks and considerations

Homes age back to the mid 20th century, so condition varies widely. Waterfront prices are high and inventory can be limited. Still, if water access and character matter to you, Trant Berkshire is high on the list of Virginia Beach top neighborhoods for buyers wanting more unique architecture and established trees.

3. Indian Lakes: The best mix of price and amenities

Indian Lakes earns my number three spot as one of the most practical Virginia Beach top neighborhoods. It blends price flexibility, an active HOA with pool access, and proximity to major roads without feeling overcrowded.

Neighborhood character

Indian Lakes spreads along Indian Lakes Boulevard with a mix of townhouses and single-family homes. The HOA gives residents pool access for a modest fee and keeps common areas tidy. Homes were generally built in the 1970s and 1980s and now show a range of conditions—some updated, others ripe for renovation and sweat equity.

Home sizes and price ranges

If your budget is in the 300s to 400s, Indian Lakes offers a wide range of options. Expect to see small single-family homes around 1,200 square feet priced in the low 300s, mid-sized homes in the 1,800 to 2,400 square foot range in the mid 300s to low 400s, and larger renovated homes in the 2,500 square foot range pushing into the mid 400s. Townhouses also start in the mid 200s to low 300s, making the neighborhood friendly to first-time buyers and move-up buyers alike.

Benefits

• Low HOA dues (about $30 per month) for pool access
• Good variety in home sizes and styles
• Two-car garages common in the 400s price range
• Easy access to I-64, Indian River Road, and shopping

Schools and shopping

Indian Lakes falls into Indian Lakes Elementary, Brandon Middle, and Salem High. Grocery chains, a Harris Teeter, and multiple shopping options are nearby, making day-to-day tasks convenient.

Drawbacks

Because some inventory dates back several decades, condition and update needs vary. If you want a turnkey modern home, you may need to pay for renovations. On the flip side, buying a fixer can be a way to build equity in one of the Virginia Beach top neighborhoods at a lower entry point.

2. Carolanne Farms: Quiet, convenient, and surprisingly affordable

Carolanne Farms is one of the more underrated entries on the Virginia Beach top neighborhoods list. It sits just off Princess Anne Road and offers three and four-bedroom homes at aggressive mid 300s into the 400s price range depending on size and condition. If you want a quiet neighborhood with tree-lined streets and a neighborhood park with kayak access, Carolanne Farms delivers.

Park access and the kayak launch

One of Carolanne Farms’ best features is its neighborhood park and direct kayak launch into the Elizabeth River. I cannot overstate how much access to green space and water elevates a neighborhood for families and active buyers. The park, trees, and back areas of the subdivision feel especially calm and private.

Homes, schools, and price

Homes usually range from 1,400 to 2,250 square feet — a sweet spot for many buyers. Carolanne Farms sits in Arrowhead Elementary, Larkspur Middle, and Kempsville High, all solid draws for families. The neighborhood is close to the shopping nodes that serve Fairfield and the Princess Anne corridor, and it is only a few minutes from Costco and major interstates.

Drawbacks

One trade-off for Carolanne Farms is proximity to aged areas along Newtown Road and some industrial pockets nearby. That can feel unfamiliar to buyers from out of town who do not know the local context. Development and facelift projects are happening, but patchwork older commercial areas remain. For many buyers, the neighborhood’s park, schools, and quiet streets outweigh that drawback.

Mathews Green: The top pick for style, quality, and location

My number one pick among Virginia Beach top neighborhoods for 2025 is Mathews Green. It is small, architecturally unique, and close to high-demand amenities in southeastern Virginia Beach. If your budget allows—mid 800s through the low millions—Mathews Green is worth pursuing aggressively because inventory is scarce and quality is high.

Why Mathews Green tops the list

Mathews Green is distinctive because of custom and semi-custom homes with strong curb appeal, modern materials, and open floor plans. Builders like Stephen Alexander have built homes in Mathews Green that stand out for thoughtful window placement, natural light, and design details you do not always find in newer neighborhoods. Homes were mostly built between 2008 and the mid-teens, so you get relatively new construction with modern layouts.

Home sizes and price expectations

Expect homes from the mid 2,000 square foot range up to 4,000 or more. Typical price ranges now start in the upper 800s and frequently sit between 900k and 1.1 million for move-in-ready homes. Because the neighborhood is small, homes rarely come on the market—often one or two sales a year—so when something hits, competition can be stiff.

Schools and nearby shopping

Mathews Green is in the Three Oaks Elementary, Princess Anne Middle, and Kellam High district. These school zones are highly desirable in southeastern Virginia Beach and often factor heavily in buyer decisions for this area. You are also minutes from Red Mill and Strawberry Plains shopping centers, big box stores, and great seafood restaurants like Blue Seafood. Sanbridge and the open coastal areas are closer too, making beach day trips more convenient.

Drawbacks to weigh

The main drawback is price and rarity. Mathews Green is expensive relative to many other parts of the city, and the scarcity of inventory means you must be ready to move quickly when a listing appears. The convenience of nearby shopping and rec centers can also insulate you—some homeowners find they rarely leave the area, which can be a pro or con depending on how social you want to be.

Final thoughts on Virginia Beach top neighborhoods

Virginia Beach is a large and diverse city, and the neighborhoods I picked for my 2025 watch list each represent different buyer needs:

• Fairfield: Central, established, family-friendly with solid value for square footage
• Trant Berkshire: Great Neck character, water access, and unique mid-century architecture
• Indian Lakes: Practical value, HOA pool, and a wide range of price points
• Carolanne Farms: Quiet, park and kayak access, excellent family neighborhood vibe
• Mathews Green: High-quality modern homes and top-tier school zones, but rare inventory

When people ask me where to look among Virginia Beach top neighborhoods, I start by matching budget, lifestyle, and school needs. If you want character and water, look at Trant Berkshire. If you want convenience and a pool without a big HOA, Indian Lakes delivers. If you want to be in a small neighborhood with strong modern design and top schools, Mathews Green is my pick. For a balanced value, Fairfield and Carolanne Farms both offer strong options.

How to use this list

Use this list to narrow your search by lifestyle first: do you want water access, a short commute, a neighborhood park, or a modern custom home? Then layer in schools and commute times. Finally, check the current market and be ready to act—Mathews Green and Trant Berkshire, in particular, have limited inventory and move quickly.

FAQs About Virginia Beach Top Neighborhoods

Which neighborhoods offer the best school districts for families?

Several neighborhoods on this list have highly sought school zones. Mathews Green sits in Three Oaks Elementary, Princess Anne Middle, and Kellam High. Trant Berkshire is in Trantwood Elementary, Great Neck Middle, and Cox High, which are popular choices in that part of Virginia Beach. Fairfield and Carolanne Farms feed into Kempsville schools depending on exact location, and Indian Lakes is in Brandon Middle and Salem High. Check zones for each property address as boundaries can change.

What price ranges should buyers expect in these neighborhoods?

Expect a wide range across the Virginia Beach top neighborhoods. Indian Lakes and Carolanne Farms provide entry points in the low to mid 300s for smaller or dated homes. Fairfield ranges from the low 400s up into the 600s for more updated or larger lots. Trant Berkshire can run from mid 600s off-water up into the million-plus range for waterfront homes. Mathews Green usually sits in the upper 800s to over a million due to quality and scarcity.

Are there flood or insurance concerns in any of these areas?

Yes. Neighborhood corners and properties that back to the Elizabeth River or Lynnhaven River can require flood insurance. Trant Berkshire has waterfront lots and therefore higher risk and premiums. Fairfield has some corners near waterways that may need flood coverage. Always check FEMA flood maps and consult an insurance agent when considering waterfront or low-lying properties.

How competitive is the market in Mathews Green?

Very competitive. Mathews Green is small with few sales each year, so when a home comes on market it can attract multiple offers. Buyers should be pre-approved, have a clear plan for contingencies, and be ready to act quickly.

Is Indian Lakes a good option for first-time buyers?

Yes. Indian Lakes includes townhouses and smaller single-family homes at price points attractive to first-time buyers. The HOA is low and includes pool access, and there are options for buyers who want to renovate and build equity.

Which neighborhoods have the best proximity to major shopping and grocery options?

Mathews Green and the southeastern neighborhoods offer immediate access to Red Mill, Strawberry, Home Depot, Walmart, and other big-box stores. Fairfield and Carolanne Farms are close to local shopping centers and major grocery stores. Indian Lakes is also convenient to Harris Teeter and multiple shopping nodes near the Indian River Road corridor.

Next steps if you want to move to Virginia Beach

If any of these Virginia Beach top neighborhoods sound like a fit, plan a visit with a local agent and tour the specific streets or properties to get a feel for the character, traffic, and micro-locations within each neighborhood. The same neighborhood can feel dramatically different from one block to the next based on lot orientation, tree cover, and proximity to main roads or parks.

My recommendation: make a list of your top three priorities—budget, schools, and commute—and use that to narrow to two neighborhoods. From there, drive the streets at different times of day to establish how the neighborhood feels during peak and off-peak hours. Finally, have a strategy for offers and be ready to move fast for rare inventory like Mathews Green.

Virginia Beach has many neighborhoods beyond these five, but the places I listed represent strong values and distinct lifestyles that will matter most to buyers in 2025. If you want detailed market comps, school boundary checks, or help planning a house-hunting trip, reach out to me and get the most recent sales data. The right neighborhood is the one that fits your daily life without compromise—and that is exactly what you should be looking for when exploring the Virginia Beach top neighborhoods this year.