All homes and bedroom counts
RENTAL MARKET INTELLIGENCE
Virginia Beach, VA
Virginia Beach merits investigation by income-focused buyers comfortable with weak labor and migration signals; buyers dependent on strong local growth should avoid it.
Median price$377k
Median rent$1,878
Gross yield6.0%
Job growth▼ 0.4%
Composite Market ScoreRank #175 of 571 scored US market areas
Direct rental answer
How much is rent in Virginia Beach, VA?
Zillow's metro-wide Observed Rent Index is $1,878 per month for 2026-06-30. That is up 5.47% from a year earlier.
Studio, 1BR and 2BR listings
Occupied rental units paying rent
Two-bedroom standard
These figures are not averaged together. Zillow and Realtor describe asking-rent markets, ACS measures rent paid by surveyed households, and HUD publishes administrative bedroom standards.
Exact county schedules
HUD rent benchmarks inside Virginia Beach
Every row keeps its own county FIPS schedule. No county is selected as a metro proxy and no synthetic metro FMR is calculated.
| County | Studio | 1 BR | 2 BR | 3 BR | 4 BR |
|---|---|---|---|---|---|
| Virginia Beach city, VAFIPS 51810 | $1,492 | $1,512 | $1,713 | $2,376 | $2,797 |
| Chesapeake city, VAFIPS 51550 | $1,492 | $1,512 | $1,713 | $2,376 | $2,797 |
| Norfolk city, VAFIPS 51710 | $1,492 | $1,512 | $1,713 | $2,376 | $2,797 |
| Newport News city, VAFIPS 51700 | $1,492 | $1,512 | $1,713 | $2,376 | $2,797 |
| Hampton city, VAFIPS 51650 | $1,492 | $1,512 | $1,713 | $2,376 | $2,797 |
| Suffolk city, VAFIPS 51800 | $1,492 | $1,512 | $1,713 | $2,376 | $2,797 |
| Portsmouth city, VAFIPS 51740 | $1,492 | $1,512 | $1,713 | $2,376 | $2,797 |
| James City County, VAFIPS 51095 | $1,492 | $1,512 | $1,713 | $2,376 | $2,797 |
| York County, VAFIPS 51199 | $1,492 | $1,512 | $1,713 | $2,376 | $2,797 |
| Isle of Wight County, VAFIPS 51093 | $1,492 | $1,512 | $1,713 | $2,376 | $2,797 |
| Gloucester County, VAFIPS 51073 | $1,492 | $1,512 | $1,713 | $2,376 | $2,797 |
| Currituck County, NCFIPS 37053 | $1,492 | $1,512 | $1,713 | $2,376 | $2,797 |
| Williamsburg city, VAFIPS 51830 | $1,492 | $1,512 | $1,713 | $2,376 | $2,797 |
| Poquoson city, VAFIPS 51735 | $1,492 | $1,512 | $1,713 | $2,376 | $2,797 |
| Camden County, NCFIPS 37029 | $1,121 | $1,139 | $1,287 | $1,790 | $2,159 |
| Gates County, NCFIPS 37073 | $1,489 | $1,513 | $1,709 | $2,364 | $2,794 |
| Mathews County, VAFIPS 51115 | $1,492 | $1,512 | $1,713 | $2,376 | $2,797 |
| Surry County, VAFIPS 51181 | $905 | $920 | $1,039 | $1,445 | $1,743 |
The read
Why this market scores where it does
Virginia Beach merits investigation by income-focused buyers comfortable with weak labor and migration signals; buyers dependent on strong local growth should avoid it. Median asking rent rose 5.47% while jobs fell 0.37%, separating current rent momentum from economic support.
The opportunity is a 5.98% gross yield and 2.2 months of supply, which indicate usable income and a tight resale market. However, the $376,711 median home value equals 4.58 times median household income, limiting affordability.
Risk also sits in tenant and property fundamentals: net migration was -1,562 households, and inland flood is the dominant hazard. Buyers should verify neighborhood-level demand, insurance, and flood exposure before underwriting.
Frequently Asked Investor Questions
What income does the current asking rent imply relative to the purchase price?
The published gross yield is 5.98%, based on a $1,878 median monthly asking rent and a $376,711 median home value.
Is the for-sale market loose enough to give buyers broad choice?
The record shows 2.2 months of supply and a 28-day median time on market; 23.92% of listings had price drops.
Are higher-income households moving into the metro?
Average income was $64,402 for inbound movers and $65,016 for outbound movers, an inbound gap of -$614.
Investor Quick Takeaways
Gross Yield: 6.0%
Computed from the current Zillow rent and home-value medians.
Rent Momentum: ▲ 5.47%
Zillow ZORI rent growth trend over trailing 12 months.
Investor Activity: 7.3%
Originated investment purchase share (CFPB HMDA).
Climate Exposure: FEMA NRI
Annualized loss ratio evaluated for flood & hurricane risk.
Put the evidence to work
Test the market, then test the deal
Keep Virginia Beach as the starting point or move into a more specific property and rent check.
Run cash flowStarts with this market's measured price and rentSave to shortlistCompare this metro with up to four other placesCheck rent by ZIPMove from metro context to a local rent benchmarkFind a comparison marketRead a curated two-market decision analysisShare this analysisEmail the canonical link without adding page scriptsReport a data issueSend the figure, source and release period to review
Market pulse
The current market in eight signals
Fast-moving Redfin conditions sit beside the slower fundamentals so a buyer can separate today's negotiating climate from the long-run investment case.
Months of supply2.2 mo.unchanged from a year ago
Median days on market28 days▲ from 26 days a year ago
Listings with price drops23.9%▲ from 23.4% a year ago
Sale-to-list ratio99.8%2026-05-01
Home value growth▲ 2.6%Zillow ZHVI · trailing 12 months
Rent growth▲ 5.47%Zillow ZORI · trailing 12 months
Gross rental yield6.0%Rent × 12 ÷ price
Payroll job growth▼ 0.4%CES · 12m to 2026-06
Release-to-release evidence
What actually changed
This comparison exists because at least one underlying source period advanced. Rebuilding the same data never creates a new observation.
Published score held steady58→58
0 ptsThe published component scores did not move in this release.
Weights were unchanged at metro-2026-07-v2-omb2023, so the movement comes from refreshed evidence and percentile ranks.
The named source periods advanced, but the measured values on this page held steady.
The one chart
Rents versus prices, indexed to 2019
Both series start at 100. The gap between the lines is the investment case, and which line is closing it tells you what kind of market this is.
Reindexed Price vs. Rent Growth
2019 = 100 · annual · 2019–2026
Since 2019, prices are up 50% and rents 54%. Rents running ahead of prices is what lifts yield. ✓ recomputed from series
Composite breakdown
What each component measures
Weights are published, not hidden, and the arithmetic is shown. Five components, each measured as a national percentile across all tracked metros.
Published arithmeticComponent × weight = points
58| Signal | Score | Weight | Points |
|---|---|---|---|
| Job growth | 30 | 30% | 9.00 |
| Rent trend | 80 | 25% | 20.00 |
| Affordability | 34 | 15% | 5.10 |
| Supply pressure | 65 | 15% | 9.75 |
| Climate risk | 91 | 15% | 13.65 |
| Published score | 58 | ||
Virginia Beach, VA scoreRank #175
58Job growth30/100
Job: 0.37% annual job contraction -> tenant demand lacks support from employment growth.
Rent trend80/100
Rent: 5.47% annual asking-rent growth and a 5.98% gross yield -> current income performance is the market's main opportunity.
Affordability34/100
Affordability: a 4.58 price-to-income ratio and 27.37% rent-to-income ratio -> acquisition affordability is constrained while median rent burden remains measurable.
Supply pressure65/100
Supply: 2.2 months of listings and 3.76 permits per 1,000 residents -> resale inventory is tight, but new construction remains present.
Climate risk91/100
Climate: a 0.0911% annual building-value loss ratio with inland flood as the dominant hazard -> property-level flood and insurance review is essential.
The numbers
What this market costs and what it earns
Every derived ratio below recomputes from the same source record used by the article and score.
ZHVI Median Price
$377k
YoY ▲ 2.6%
ZORI Median Rent
$1,878
YoY ▲ 5.47%
Gross Rental Yield
6.0%
Rent × 12 ÷ price
$1,878 × 12 ÷ $376,711
Job Growth (YoY)
▼ 0.4%
CES payrolls
Job signal 30/100
Median Household Income
$82k
Census ACS 5-year
Rent Burden
27.4%
Annual rent ÷ household income
Price-to-Income
4.6x
Median value ÷ household income
HUD 2BR Fair Market Rent
$1,713
Market rent 109.6% of FMR
Historical affordability context
Compare aligned 2019 and 2024 asking-rent and nominal household-income endpoints across the direct-overlap metro set.
Independent rent evidence
One market, several legitimate rent benchmarks
These releases observe different homes and different moments. RentMarker keeps them separate: ZORI remains the scoring baseline, while the other sources test how sensitive the market story is to bedroom mix and measurement method.
Monthly benchmark5 of 5 reported values
Zero-based scale$1,878Primary RentMarker baseline
2026-06-30
All homes and bedroom counts
A smoothed metro rent index for observed rentals; it is the primary rent used by RentMarker scores and career ratios.
View source release ↗$1,569−$309 vs ZORI
2026-05
Studio, 1BR and 2BR listings
The median advertised rent in Realtor.com's 50-largest-metro rental report; source NAs remain unavailable.
View source release ↗$1,512−$366 vs ZORI
FY2026 FMR
One-bedroom standard
An administrative gross-rent benchmark used by HUD programs; it is neither a listing median nor a prediction of one lease.
View source release ↗$1,713−$165 vs ZORI
FY2026 FMR
Two-bedroom standard
An administrative gross-rent benchmark used by HUD programs; it is neither a listing median nor a prediction of one lease.
View source release ↗$1,478−$400 vs ZORI
ACS 2024 5-year
Occupied rental units paying rent
A five-year survey estimate of contract rent plus applicable tenant-paid utilities; it is not a current asking-rent index.
View source release ↗Take the next step
Keep Virginia Beach as context, then replace market-wide evidence with the candidate property's facts.
Direct local rental evidence
Recent leases and rental-market liquidity in Virginia Beach, VA
These Apartment List observations match the exact metro CBSA code 47260. They are kept separate from Zillow asking rent, Census occupied-home rent and property-level comparables.
Direct recent-lease rent history
Monthly overall-rent index; missing observations are not filled from another geography.
Recent-lease rent$1,7132026-07 · +5.8% year over year
Rental vacancy4.1%2026-07 · -1.2 percentage points year over year
Time on market18 days2026-07 · -1.6 days year over year
Measured rent retention
How much of gross yield survives the first two measured deductions?
This bridge subtracts direct rental vacancy and effective property tax only. It is not net yield, NOI, cap rate or property cash flow.
measured retention property tax vacancy
- Gross yield
- 6.0%
- Vacancy
- 4.1%
- Effective tax
- 0.9%
- Retained yield
- 4.9%
Regional price level
What feels expensive inside Virginia Beach
BEA compares each category with the United States, which equals 100. This is a 2024 price-level comparison—not annual inflation.
BEA Regional Price Parities · 2024US = 100
Occupation wage lens
How asking rent sits against major local occupations
Annualized Zillow asking rent is divided by each BLS annual median wage. This is a screening ratio for one wage, not a household budget or affordability verdict.
Six largest published major groupsannual rent ÷ median wage
Office and Administrative Support Occupations$45,510 median wage
49.5%
Food Preparation and Serving Related Occupations$32,210 median wage
70.0%
Transportation and Material Moving Occupations$43,240 median wage
52.1%
Sales and Related Occupations$35,080 median wage
64.2%
Business and Financial Operations Occupations$81,320 median wage
27.7%
Healthcare Practitioners and Technical Occupations$81,700 median wage
27.6%
Supply pipeline
What is being built, and for whom
Permits are the 12-to-24 month early warning. The total matters less than the mix: apartments compete with a rental the day they open.
National supply context
Compare this authorization pipeline with asking-rent growth, jobs and for-sale liquidity across the evidence-complete metro set.
Building permits by structure type
units per year · latest year annualised
6,706 units authorised in 2026, 44% of them in 5+ unit buildings. A meaningful share is apartments, which discount first when they lease up. ✓ recomputed from series
Who is arriving, and who is buying
Demand, and the competition for it
Tax filings say how many households moved and what they earn; mortgage disclosures say how many local purchases went to someone who will not live there. Moves between counties inside this metro are netted out of both flow figures.
Net Household Move
−1,562
38,865 in vs 40,427 out (IRS SOI)
▼ 4.0% of arriving households
Mover Income Gap
−$614
Arriving $64,402 vs leaving $65,016
Average AGI per tax return (IRS SOI)
Investor Purchase Share
7.3%
1,772 of 24,288 originated purchase loans
CFPB HMDA 2024
Dominant Hazard
inland flooding
0.091% building value annual loss ratio
FEMA NRI · risk type: water
Compare yield and FEMA exposure →Households arrive mainly from: San Diego County · Fairfax County · Duval County · Richmond city · Chesterfield County
✓ 38,865 in − 40,427 out = -1,562 netDirect market links
Where tax-return households moved from and to
These are the largest flows where both counties map to a RentMarker market area. They are a documented subset of the all-US IRS totals above.
Leading inbound markets
- Washington, DC2,130 arriving
- Richmond, VA1,426 arriving
- San Diego, CA1,086 arriving
Leading outbound markets
- Washington, DC2,224 leaving
- Richmond, VA2,101 leaving
- San Diego, CA923 leaving
The other side
What would make this a bad buy
Generated from the same figures with the instruction to argue against the score, and published unedited. A page that only agrees with itself is an advertisement.
Three ways the case breaks
- Jobs declined 0.37% year over year, weakening the employment backdrop for rental demand.
- Tax-filing migration was negative, with 40,427 households moving out versus 38,865 moving in.
- Inland flood is the dominant hazard, creating property-specific exposure that the metro-level loss ratio may not capture.
Inside this metro area
Move from the market-area average to local evidence
Use the available county and city pages to add local price, rent, housing, migration and hazard context to the market-area view.
County records
County · VAVirginia Beach city$433k home · 5.7% yieldCounty · VAChesapeake city$430k home · 5.7% yieldCounty · VANorfolk city$316k home · 6.7% yieldCounty · VANewport News city$297k home · 6.4% yieldCounty · VAHampton city$283k home · 7.2% yieldCounty · VASuffolk city$393k home · 6.1% yieldCounty · VAPortsmouth city$270k home · 7.2% yieldCounty · VAJames City County$489k home · 5.3% yield
Statistical peers
Market areas that behave like Virginia Beach
Nearest neighbours on price level, income, yield and job growth — not on geography. Every market page gets a different peer set, which is the point.
| Market area | Score | Price | Rent | Yield | Job Growth |
|---|---|---|---|---|---|
| Virginia Beach, VA (Target) | 58 | $377k | $1,878 | 6.0% | ▼ 0.4% |
| Jacksonville, FL | 30 | $354k | $1,708 | 5.8% | ▼ 0.4% |
| Grand Rapids, MI | 55 | $362k | $1,645 | 5.5% | ▼ 0.3% |
| Indianapolis, IN | 45 | $297k | $1,558 | 6.3% | ▼ 0.4% |
| Cincinnati, OH | 56 | $313k | $1,583 | 6.1% | ▲ 0.2% |
Provenance
Where every figure came from
“Checked nightly” means every source is re-pulled and re-verified each night. It does not mean every source moves nightly — the release column tells you how fresh each number can possibly be.
| Dataset Source | Method | Release Period | Pulled Date |
|---|---|---|---|
| Census ACS 5-year — household income and gross rent | direct | ACS 2024 5-year | 2026-08-05 |
| Census ACS 5-year — historical household income | direct | ACS 2019 and 2024 5-year | 2026-08-05 |
| Census ACS 5-year — population | direct | ACS 2024 5-year | 2026-07-26 |
| Apartment List Rent Estimates — recent-lease rent index | direct | Apartment List 2026-07 | 2026-08-08 |
| Apartment List Time on Market — listing liquidity | direct | Apartment List 2026-07 | 2026-08-08 |
| Apartment List Vacancy Index — rental vacancy | direct | Apartment List 2026-07 | 2026-08-08 |
| BEA County Personal Income — income and population | direct | 2024 County Personal Income (released 2026-02-05); history 1969-2024 | 2026-08-03 |
| BEA Regional Price Parities — metropolitan price levels | direct | 2024 Regional Price Parities (released 2026-02-19); history 2008-2024 | 2026-08-03 |
| BLS CES — payroll employment | direct | CES SM current | 2026-07-26 |
| BLS LAUS — resident employment | direct | LAUS current | 2026-07-26 |
| BLS OEWS — occupation employment and wages | direct | May 2025 OEWS estimates (released 2026-05-15) | 2026-08-03 |
| BLS QCEW — county employment and wages | direct | annual county employment and wages 2021-2025; latest 2025 vs 2024 | 2026-08-02 |
| OMB/BLS delineation — metro geography | direct | OMB July 2023 delineation | 2026-07-30 |
| Census Building Permits Survey — permitted units | direct | BPS through 2026 | 2026-07-26 |
| Census ACS 5-year — city population, households and housing | direct | ACS 2024 5-year | 2026-07-29 |
| Census ACS 5-year — county housing value, tenure and stock | direct | ACS 2024 5-year | 2026-07-30 |
| Census ACS 5-year — cities and communities | direct | ACS 2024 5-year | 2026-07-30 |
| Census ACS five-year — ZCTA housing and income | direct | ACS 2024 5-year ZCTA | 2026-08-08 |
| FEMA National Risk Index — hazard loss ratios | modelled | NRI counties (FEMA ArcGIS) | 2026-07-26 |
| FHFA House Price Index — annual county appreciation | direct | annual county HPI history 1975-2025; latest 2025 | 2026-08-02 |
| HMDA / CFPB — purchases by occupancy type | direct | HMDA 2024 purchase originations | 2026-07-26 |
| HUD CHAS — renter burden by HAMFI income band | direct | HUD CHAS 2018-2022 ACS 5-year (released 2025-12-23) | 2026-08-03 |
| HUD Fair Market Rents — Section 8 standard | direct | FY2026 FMR | 2026-07-26 |
| HUD USPS crosswalk and Small Area FMRs — ZIP rent fallback | direct | ZIP-CBSA 2025Q4 + SAFMR FY2026 | 2026-07-26 |
| HUD-USPS ZIP-to-county residential-address crosswalk | direct | HUD-USPS 2026Q1 | 2026-08-09 |
| IRS SOI — county migration and mover income | direct | SOI migration 2022-2023 | 2026-07-26 |
| Freddie Mac PMMS — mortgage rates | direct | week of 2026-07-30 | 2026-08-06 |
| Census ACS 5-year — effective property tax | direct | ACS 2024 5-year | 2026-08-06 |
| Realtor.com Economic Research — county listing inventory | direct | county inventory 2026-06 | 2026-07-28 |
| Realtor.com Rental Report — top-50 asking rents | direct | top-50 rental asking rents 2026-05 | 2026-08-05 |
| Redfin Data Center — inventory, days on market, and price cuts | direct | metro tracker through 2026-05-01 | 2026-07-26 |
| Redfin Data Center — ZIP resale activity and supply | direct | ZIP rolling 3 months through 2026-06-30; updated 2026-07-03 | 2026-08-12 |
| USDA ERS — Rural-Urban Continuum Codes | direct | USDA ERS 2023 Rural-Urban Continuum Codes | 2026-08-02 |
| Zillow ZHVI and ZORI — county values and rents | direct | county ZHVI/ZORI 2026-06 | 2026-07-26 |
| Zillow ZHVI — metro home values | direct | Metro_zhvi_uc_sfrcondo_tier_0.33_0.67_sm_sa_month.csv | 2026-07-26 |
| Zillow ZHVI — city home values | direct | zillow_zhvi_city.csv | 2026-07-29 |
| Zillow ZORI — metro market rents | direct | Metro_zori_uc_sfrcondomfr_sm_sa_month.csv | 2026-07-26 |
| Zillow ZORI — city market rents | direct | zillow_zori_city.csv | 2026-07-29 |
| Zillow ZORI - metro market rents, not seasonally adjusted | direct | Metro_zori_uc_sfrcondomfr_sm_month.csv | 2026-08-15 |
| Zillow ZORI — ZIP market rents | direct | ZORI ZIP 2026-06 | 2026-08-08 |