If you're searching for Charlestowne homes for sale in Virginia Beach, you're looking at one of the city's most distinctive neighborhoods — characterized by quiet family subdivision near princess anne, $Kellam High School school zone, and a median sale price near $485k in 2026.
This buyer's guide covers what Charlestowne actually offers, where the price tier sits relative to the broader Virginia Beach market, which schools serve the area, the local lifestyle, and the practical things buyers should know before going under contract. Every number below is grounded in current REIN MLS data and Virginia Beach city tax records.
Key takeaways at a glance
- Charlestowne median sale price is $485k in 2026 (REIN MLS, 12-month rolling).
- Median days to pending: ~22 days — consistent with the broader Virginia Beach market.
- Top schools: Brookwood Elementary (elementary), Princess Anne Middle (middle), Kellam High School (high).
- Best for: Families wanting Princess Anne / Kellam school feeders in a quiet established subdivision
- Virginia Beach real estate tax rate: $0.99 per $100 of assessed value (FY 2025–2026) — among the lowest in Hampton Roads.
In this guide
In Virginia Beach, neighborhoods like Charlestowne aren't interchangeable — the school zone, the price tier, the resale demand, and the daily commute all shift inside the same city.
About Charlestowne
Charlestowne is an established family subdivision in the 23456 ZIP of southern Virginia Beach, near Princess Anne Road and Kellam High School. The neighborhood features primarily 1980s–2000s construction, mature trees, and a mix of two-story colonials and contemporary homes. Strong school zone (Kellam High) is the main resale driver.
Charlestowne real estate market — 2026
Charlestowne's 2026 median sale price is approximately $485k, with a median time-to-pending of about 22 days. Inventory varies by season — spring and early summer typically bring the most listings, while late fall and winter offer more negotiation room.
For a broader picture of Virginia Beach pricing across the entire city, see our Hampton Roads neighborhood comparison or our urban-vs-suburban Hampton Roads guide. Browse current Virginia Beach listings directly.
| Metric | Charlestowne | Virginia Beach Overall |
|---|---|---|
| Median sale price | $485k | ~$420k |
| Median days to pending | ~22 | ~20 |
| Real estate tax rate | $0.99/$100 | $0.99/$100 |
| High school zone | Kellam High School | Various |
Source: REIN MLS 12-month rolling medians, 2026. School zones can shift; verify the specific address with VBCPS.
Schools serving Charlestowne
Charlestowne typically falls under Virginia Beach City Public Schools (VBCPS) with the following assigned schools (always verify the specific address):
- Elementary — Brookwood Elementary
- Middle — Princess Anne Middle
- High school — Kellam High School
Virginia Beach school zones can shift as the division rebalances enrollment. Confirm the assigned school for the specific address via VBCPS or the listing detail before going firm. School zone is a major resale-demand factor in Virginia Beach.
Lifestyle, amenities & outdoor
Charlestowne's appeal stems from its quiet family subdivision near princess anne. The broader Virginia Beach lifestyle adds:
- 35+ miles of coastline — Atlantic Ocean from Resort Area through Sandbridge, plus Chesapeake Bay shoreline
- First Landing State Park — 2,888 acres of protected coastal habitat with trails and beach access
- Town Center — Virginia Beach's walkable mid-rise downtown with dining, shopping, and entertainment
- Strong restaurant scene — concentrated at Town Center, the Resort Area, and Pungo
- Naval Air Station Oceana, Joint Expeditionary Base Little Creek-Fort Story — major military commands that anchor the local economy
- Easy I-264 access to Norfolk for non-VB employment
Cost of ownership in Charlestowne
Virginia Beach has the second-lowest real estate tax rate among the major Hampton Roads cities (after Williamsburg), which keeps cost of ownership reasonable even at higher sale prices.
- Real estate tax — $0.99 per $100 of assessed value (FY 2025–2026). On a $485k home that's roughly $4,802/year.
- Homeowners insurance — $1,200–$3,500/year depending on construction and proximity to coast
- Flood insurance — required only if the property is in a FEMA Special Flood Hazard Area; verify on the FEMA Flood Map Service Center
- HOA dues (if applicable) — vary by subdivision; older established neighborhoods often have no HOA, newer subdivisions have $30–$300+/month
- Stormwater fee — small monthly fee per parcel
💡 Always pull the FEMA flood map for the specific address.
Virginia Beach has substantial flood-zone variation, even within a single neighborhood. A home one block from another can have a $0/year flood premium or a $2,500/year flood premium. Pull the address on the FEMA Flood Map Service Center BEFORE going firm.
How to buy a home in Charlestowne
The buying process is the standard Virginia process. Here's the practical sequence for Charlestowne:
- Get fully pre-approved. A real underwritten letter beats a higher offer with weak financing — see our first-time home buyer guide for Hampton Roads.
- Hire a Virginia Beach buyer's agent. Sign a written buyer agency agreement (Virginia law as of 2024). Use an agent who knows Charlestowne specifically — there are local quirks (school zone boundaries, flood pockets) that don't show up on listings.
- Tour at the right time of day. Drive your real commute, see the home in afternoon light, walk the neighborhood. Don't rely solely on photos.
- Make a competitive offer. Pull recent comparable sales for the specific neighborhood. Build seller-concession requests into the offer to reduce your cash to close.
- Inspection + appraisal + flood quote. Always get a flood insurance quote in writing if any part of the parcel is near an SFHA boundary.
- Close at a Virginia title company. Standard 30–45 day timeline. Verify wire instructions by phone before sending funds.
Common mistakes buyers make in Charlestowne
- Not pulling the school zone for the specific address. Virginia Beach school zones can split inside a neighborhood.
- Skipping the FEMA flood check. Flood insurance can swing your monthly payment by hundreds.
- Overlooking HOA dues and rules. Newer subdivisions have meaningful HOAs; pull the resale package and read it.
- Touring only at one time of day. A house feels different at 5pm than at 11am. Visit twice.
- Maxing the pre-approval. Carry a comfortable PITI, not the maximum the lender will approve.
- Ignoring stormwater and special assessments. Confirm all line items before closing.
Charlestowne Homes for Sale — FAQ
What is the median home price in Charlestowne in 2026?
Approximately $485k in 2026 (REIN MLS 12-month rolling). Compare with the Virginia Beach overall median of about $420k.
What schools serve Charlestowne?
Charlestowne typically feeds into Brookwood Elementary (elementary), Princess Anne Middle (middle), and Kellam High School (high school) in Virginia Beach City Public Schools. Always verify the specific address.
How long does it take to sell — or buy — a home in Charlestowne?
Median time to pending is approximately 22 days in 2026. Well-priced homes tend to move faster; luxury inventory and homes priced above market sit longer.
Is Charlestowne a good place to live?
For buyers matching the profile of families wanting princess anne / kellam school feeders in a quiet established subdivision, yes. The quiet family subdivision near princess anne combined with VBCPS schools and Virginia Beach amenities makes it a popular choice.
Are there flood-zone homes in Charlestowne?
Some Virginia Beach neighborhoods have substantial flood exposure; others don't. Always verify the specific address on the FEMA Flood Map Service Center and get a flood insurance quote in writing before going firm.
What are property taxes in Charlestowne?
Virginia Beach's real estate tax rate is $0.99 per $100 of assessed value (FY 2025–2026), the same across the entire city. On a $485k home that's roughly $4,802/year before exemptions.
Can I use a VA loan to buy in Charlestowne?
Yes — VA loans are widely used throughout Virginia Beach, including Charlestowne, especially given the area's high concentration of military families. Browse VA-loan-friendly homes in Hampton Roads.
What's the commute from Charlestowne to Naval Station Norfolk?
From most of Virginia Beach to Naval Station Norfolk runs about 25 minutes off-peak via I-264, longer during peak hours. Specific commute time varies by your sub-area within Charlestowne.
Is Charlestowne good for first-time buyers?
Depends on the median price. Charlestowne's median of $485k is in range for many first-time buyers using FHA, VA, or conventional 97 financing. See our first-time home buyer guide for Hampton Roads.
What's the best time of year to buy in Charlestowne?
Inventory peaks in late spring and early summer. Late fall through winter typically offers more negotiation room and less buyer competition. Spring brings more selection but also more competing offers.
Ready to tour Charlestowne homes for sale?
Get current Charlestowne listings and connect with a Virginia Beach buyer's agent who knows the school zones, flood pockets, and HOA quirks specific to this neighborhood.
Sources & further reading
- City of Virginia Beach — official site
- Virginia Beach City Public Schools (VBCPS)
- FEMA — Flood Map Service Center
- Virginia Beach Real Estate Assessor
- Virginia Housing — first-time buyer programs
- VA — Home Loan Programs
- VDOT 511 — traffic conditions
Median price, days to pending, and school zones reflect 2025-2026 data and shift over time. Always confirm current numbers and the specific address with a Virginia Beach buyers agent.
About the Author
The VaHome Team is dedicated to providing expert real estate insights for Hampton Roads, Virginia. Contact us at (757) 777-7577 or tom@vahomes.com.
About the Hampton Roads Real Estate Market
Hampton Roads is one of the most dynamic real estate markets on the East Coast, anchored by the largest naval complex in the world at Naval Station Norfolk and home to roughly 120,000 active-duty, reserve, and civilian Department of Defense personnel. The region spans seven cities — Virginia Beach, Norfolk, Chesapeake, Suffolk, Portsmouth, Hampton, and Newport News — plus the Peninsula communities of Williamsburg, Yorktown, and Poquoson, with each market carrying its own personality, school district, and price profile.
Buying or selling here means thinking about more than just a house. Tidewater geography means flood zones, hurricane preparation, and waterfront premiums matter. Military presence means BAH affordability, PCS season inventory crunches (May through August), and VA loan eligibility are top of mind for a meaningful share of every neighborhood. School quality varies block by block, especially across the seven independent city school divisions, and is often the deciding factor for relocating families.
Why Buyers and Sellers Choose VaHome
The VaHome Team — Tom and Dariya Milan with LPT Realty — focuses on the Hampton Roads region with deep expertise in military relocation, VA financing, and the trade-offs that local buyers actually face. From listing strategy that gets your home in front of the right relocating buyer to buyer representation that respects your BAH cap and PCS timeline, the team treats every transaction as a long-term relationship. The site is built to make decisions clearer: BAH-aware search, drive-time mapping to every major installation, neighborhood guides written by people who live here, and a calculator that shows real monthly cost — taxes, insurance, HOA, and PMI included — instead of a teaser headline number.
Plan Your Next Move
Whether you are buying your first home with a VA loan, moving up while your kids transition between school districts, or selling a Hampton Roads property to relocate to your next duty station, the resources on this site are organized around the questions you are actually asking. Browse listings filtered by base proximity, paygrade-aware BAH cap, and commute time. Read neighborhood guides for Virginia Beach, Norfolk, Chesapeake, Suffolk, Hampton, Newport News, Williamsburg, and the Peninsula communities. Use the mortgage calculator to compare conventional, FHA, VA, USDA, and jumbo loan scenarios side by side. When you are ready to talk, the contact form goes directly to a specialist who knows the area, the lenders, and the timing.