PCS to Norfolk/Oceana in 2026? Your Local VA Loan Guide

Welcome to the 757! Receiving PCS orders to Hampton Roads is exciting, but securing the right home near bases like NAS Norfolk or NAS Oceana presents unique challenges—especially for first-time homebuyers.

Fortunately, the VA Home Loan is the most powerful tool in your financial arsenal, offering $0 down payment and no private mortgage insurance (PMI). However, navigating the local market requires expertise. Here is your essential 2026 guide to mastering your VA loan and conquering the Hampton Roads housing landscape.

Your VA Loan: No Limits, But Local Rules Apply

The biggest news for military buyers is that if you have full VA loan entitlement, the VA no longer sets a maximum loan limit. This means you can purchase a home at nearly any price point without a down payment, as long as the lender approves the loan amount.

Mandatory Local VA Requirement: The WDI Inspection

Unlike many other states, Virginia typically requires a Wood-Destroying Insect (WDI) Inspection (checking for termites, etc.) as a condition of the VA Appraisal. This is a non-negotiable step that needs to be scheduled early. Don't let it be a last-minute surprise!

NAS Norfolk: Conquering the Commute (The Tunnel Trap)

If your duty station is at Naval Station Norfolk (NSN), your housing decision must be dominated by one factor: The Tunnels.

The Norfolk Commute Reality

The Hampton Roads Bridge-Tunnel (HRBT) and the Downtown/Midtown Tunnels are notorious for traffic. A 20-mile drive can easily take 45 to 90 minutes during peak PCS season and rush hour.

  • Best Strategy: Live on the Norfolk Side. Focus your search on areas that are either within Norfolk (like Ghent or Ocean View) or immediately adjacent to avoid the headache of a cross-water commute every day.

  • Neighborhoods to Explore:

    • Norfolk: Ghent, Wards Corner, Ocean View (urban, historic, shortest commute).

    • Chesapeake (North): Areas near the Downtown Tunnel may offer slightly better prices but still require a daily toll/traffic gamble.

For up-to-date BAH rates and specific neighborhood school info, check out our full NAS Norfolk Housing Guide. https://www.vachoicemortgage.com/military-base-guides/

NAS Oceana: Embracing Virginia Beach Living

A PCS to NAS Oceana (or Dam Neck Annex) puts you on the Virginia Beach side of the region, offering a distinct, more suburban and coastal lifestyle. The biggest local challenge here is not traffic congestion, but noise.

The Oceana Commute & Jet Noise Factor

The commute for Oceana personnel is generally smooth, as most housing avoids the tunnels. However, you must be aware of the Air Installation Compatible Use Zone (AICUZ).

  • The Jet Noise Zone: NAS Oceana is a Master Jet Base. Homes in certain areas of Virginia Beach (often those closest to the runways) fall into high-noise zones.

  • Your VA Loan Safety Check: While the VA loan won't prevent you from buying in a noise zone, you will be required to sign a disclosure stating you understand the risk. Your real estate expert should show you the AICUZ map before you put in an offer.

  • Popular Neighborhoods (Less Noise): Red Mill, Salem, and areas further south in Virginia Beach often provide a quieter experience while maintaining a short, 15-20 minute commute.

5 Steps to a Smooth VA Loan PCS

  1. Get Your COE FIRST: You cannot move forward without your Certificate of Eligibility (COE). Apply for this online as soon as you receive your orders.

  2. Verify Your BAH: Know exactly how much your housing allowance is for the 757 area (Norfolk/Virginia Beach) based on your rank and dependents.

  3. Choose a Local VA Lender: Work with a lender who understands the Virginia-specific VA appraisal process and the compressed PCS timeline.

  4. Find a Military-Focused Agent: Choose a local real estate agent who has deep knowledge of the tunnel system, jet noise, and military clauses (for rentals).

  5. Budget for More Than the Mortgage: Factor in closing costs (which sellers can pay via the VA loan), flood insurance (a major coastal expense), and local tolls.

Ready to find your Hampton Roads home?

Don't navigate this complex market alone. As a trusted local real estate expert specializing in military relocation, I help families every day master their VA loan benefit and find the perfect home near NAS Norfolk or NAS Oceana.

Get your free VA Loan rate quote below!

Phone Number - (757) 633-3346

Email: corey@vachoicemortgage.com


* Specific loan program availability and requirements may vary. Please get in touch with your mortgage advisor for more information.