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Virginia Beach › ALL OTHERS AREA 42 › 318 Living Water Way✓ Source: REIN MLS #10649512 · record updated Aug 17, 2026 · synced every 2 min · your inquiry is never resold
318 Living Water WAY, VIRGINIA BEACH VA 23451 - Main photo
318 Living Water WAY, VIRGINIA BEACH VA 23451 - Photo 2
$527,825
$293 / sqft · est. $3,532/mo →
4beds
3.1baths
1,800sqft
0days on market

318 Living Water Way, Virginia Beach, VA 23451

Under ContractResidential · built 2026 · ALL OTHERS AREA 42

Chapter · The Water

Life on the water

The waterfront is the reason this home exists. Its water record, straight from the listing: Bay.

Frontage

Bay ✓ VERIFIED

Source: REIN MLS listing record · waterfront features as listed

Facts & features

Type

Residential

Year built

2026

Price / sqft

$293

Condo fee

$199/mo

Taxes

$5,278/yr

County

Virginia Beach VA

Waterfront

Yes

MLS #

10649512

Condo association includes

Dock

$199/mo condo fee · Lookout Point, a Condominium · per the REIN MLS listing record — confirm inclusions with the association.

Interior

Bedrooms
4
Full baths
3
Half baths
1
Approx. sqft
1,800
Stories
3
Flooring
Carpet, Ceramic, Laminate/LVP
Ensuite bedrooms
2
Total rooms
5
Appliances
Dishwasher, Disposal, Dryer Hookup, Microwave, Gas Range, Washer Hookup
Equipment
Ceiling Fan

Construction & exterior

Style
Lo Rise
Subtype
Attached
Foundation
Slab
Roof
Asphalt Shingle
Exterior
Vinyl
Pool
No Pool
Fencing
Partial
Waterfront
Bay

Utilities & systems

Heating
Forced Hot Air, Heat Pump
Cooling
Central Air, Heat Pump
Water heater
Gas
Water
City/County
Sewer
City/County

Lot, parking & ownership

Subdivision
ALL OTHERS AREA 42
Unit / floor
1
Ownership
Condo
Garage
Yes
Parking
Garage Att 1 Car, 1 Space
Possession
CLOSING
Disclosures
Common Interest Community, Disclosure Statement, Resale Certif Req

See more Virginia Beach waterfront homes.

Sources: REIN MLS record · null fields are suppressed, never faked

About this home

The Grandview combines the comfort of a traditional home with low-maintenance townhome living. The open-concept main level connects the great room, dining area and kitchen for easy everyday living and entertaining. The kitchen features a center island, pantry and generous workspace, while a rear concrete patio extends the living space outdoors. A welcoming front porch, powder room, attached one-car garage and driveway parking add everyday convenience. Upstairs, the primary suite includes a walk-in closet and private bath with dual vanities. Two additional bedrooms share a full hall bath, and the centrally located laundry area simplifies daily routines. A spacious third-floor bonus room offers flexible space for a home office, media room, playroom, fitness area or guest retreat, with full bath.

Listing courtesy of Stacy Potts · Focus Realty LLC · REIN MLS #10649512

VaHome team overview

Our read on this home

by Tom & Dariya Milan, REALTORS® · LPT Realty

At a glance

318 Living Water Way is a brand-new 2026-built, four-bedroom, three-and-a-half-bath home in Virginia Beach, just four minutes from NAS Oceana. With 1,800 square feet of fresh construction and groceries, parks, and dining all within a half mile, daily life here is genuinely easy.

Keep searching in Virginia Beach

See all Virginia Beach homes for sale, including homes for sale in 23451, homes for sale zoned for Cox High School, and homes for sale zoned for King's Grant Elementary School. Browse every listing among homes for sale in Virginia Beach — updated from the REIN MLS every few minutes. Nearby, look at Herons Cove homes for sale, Virginia Beach waterfront homes for sale, Virginia Beach condos and townhomes for sale, and new construction homes in Virginia Beach.

Read the full overview ↓

Why this home stands out

New construction in 2026 means everything — systems, finishes, fixtures — is yours from day one, with no deferred maintenance inherited from a previous owner. Four bedrooms and three and a half baths give growing households real breathing room, and the location is the quiet ace up the sleeve: you're four minutes from NAS Oceana and twelve from Dam Neck Annex, yet surrounded by neighborhood parks and walkable dining rather than base-adjacent sprawl.

ALL OTHERS AREA 42 and the Virginia Beach real estate market

Virginia Beach is one of the largest cities by land area in the country, but the area around 318 Living Water Way has a genuinely neighborhood feel — the kind where you actually walk to the park. The address sits in a pocket of Virginia Beach where residential streets give way quickly to green space, local restaurants, and everyday conveniences. Eureka Park is literally steps away, and Pinewood Gardens Park and Gatewood Park are both under a mile. The broader Virginia Beach identity here leans residential and community-oriented rather than resort-strip touristy, which means quieter streets and neighbors who tend to stay put. You're close enough to the oceanfront to enjoy it on your terms, but far enough that it doesn't define your daily routine. For military households, the geography is particularly practical — NAS Oceana is four minutes away, making this one of the more commute-friendly pockets in the city.

What's nearby

Groceries are covered from multiple angles: Food Lion is 0.6 miles away, and right alongside it you'll find 中国小超市 and Tienda Mundo Latino — a genuinely diverse set of options within the same short stretch. For a quick meal or morning coffee, Wawa is 0.2 miles out and pulls double duty. De'Flavour LLC Caribbean Restaurant and Just One More Bar and Grill are both a tenth of a mile away, making weeknight dinner decisions almost too easy. If fitness is part of your routine, Performance Pilates LLC (0.3 mi), Studio 8 Hot Yoga (0.4 mi), and Simply Balanced Physical Therapy & Pilates (0.5 mi) give you solid options without a drive.

For different buyers

For military families relocating

Four minutes to NAS Oceana is as close as it gets without living on base. Dam Neck Annex is twelve minutes out. A VA loan fits naturally here, and the new 2026 construction means you're not inheriting someone else's deferred maintenance mid-deployment. Four bedrooms handle a growing family, and Eureka Park is right outside for the kids.

For families upgrading

If your current place is feeling tight, 318 Living Water Way answers with four bedrooms, three and a half baths, and 1,800 square feet of brand-new space — no renovation projects waiting for you on move-in day. Eureka Park is steps away, two more parks are under a mile, and a walkable mix of restaurants and grocery options means the logistics of family life get simpler, not harder.

More buyer questions

How far is 318 Living Water Way from NAS Oceana?

NAS Oceana is approximately four minutes from 318 Living Water Way, making it one of the closest off-base addresses you'll find in Virginia Beach. The short commute is a consistent draw for active-duty personnel stationed there.

How far is 318 Living Water Way from Dam Neck Annex?

Dam Neck Annex is about twelve minutes away, a straightforward drive that works well for personnel splitting time between the two installations.

Is 318 Living Water Way in a flood zone?

Flood zone designation for this address is displayed in the FloodRisk tile on this page — check that section for the current FEMA map classification and any relevant details.

What year was 318 Living Water Way built?

318 Living Water Way was built in 2026, making it new construction with all-new systems, finishes, and fixtures.

Are there parks near 318 Living Water Way?

Yes — Eureka Park is 0.1 miles away, essentially at your doorstep, and both Pinewood Gardens Park and Gatewood Park are within 0.7 miles. It's a notably green pocket for an in-city Virginia Beach address.

Want to know how 318 Living Water Way fits your timeline and goals? Tom and Dariya Milan at LPT Realty are here to walk you through every detail — reach out and let's talk.

Summary generated by AI from public records and publicly available information.

Schools

VaHome School Score

Our own 1–10 rating, scored from Virginia Department of Education data.

VaHome School Score — calculated by VaHome.com from Virginia Department of Education assessment, progress, and attendance data. Attendance zones come from the MLS listing record; confirm the current zone with the school division before making an offer.

Flood & environment

FEMA flood zone AE · base flood elevation 7 ft · Special Flood Hazard Area (flood insurance typically required) · FIRM 515531

Flood Risk

Looking up FEMA flood zone…

Zone AE typically means lenders require flood insurance — factor it into the monthly numbers below.

Explore this neighborhood

Herons Cove

Herons Cove is a small condominium community in the Great Neck section of Virginia Beach, set among mature woods along the eastern branch of the Lynnhaven River.

$335K

Median sale · 12 mo

$205

Sold $/sq ft

8d

Days on market

3

For sale now

$67K

HH income

54.8%

Owner-occupied

REIN MLS closed sales, trailing 12 mo · U.S. Census ACS 2024 5-year

Explore Herons Cove →
Map of Herons Cove with neighborhood boundaryNeighborhood

Virginia Beach real estate →

Location intelligence

Minutes to real places, not a score

Location & Neighborhood

Places within ~1 mile, ordered by distance from this property. Powered by Google Places.

Military Commute

Drive times to nearest bases

Drive times via Google Maps with current traffic patterns. Times are typical and may vary by time of day. Use the "Analyze" button up top to see live drive time to your saved base.

The numbers

Run the real carrying cost

Estimates only — taxes come from the public record; confirm rates with your lender. VA-eligible buyers: $0-down financing may apply.

Estimate your monthly payment

$3,333/mo

Principal & interest

$2,739

Property tax

$440

Home insurance

$154

PMI

None

HOA/Condo (paid separately)

$199

Estimate only. Association (HOA/condo) fees are paid separately and are not included in the payment above. Insurance assumed at 0.35% of home value annually. Actual taxes, insurance, and rate will vary by lender, credit, and property. Contact a lender for a personalized quote.

Value & history

Judge value on real ground

Price context — similar nearby homes

$300,000 – $408,000

The 6 most similar homes nearby (same city, within ~20% of this size, ~2.5 mi; 6 sold). Context for judging the asking price — not an appraisal or an estimate of this home's value.

2904 Augusta CIR · 2.3 mi · 1,647 sqft$408,000 sold 2026-05
804 Stratford Hall DR · 2.3 mi · 1,632 sqft$400,000 sold 2026-05
3301 Waterman RD · 2.9 mi · 1,800 sqft$330,000 sold 2026-07

Sale & Tax History

List Price

$527,825

Price / Sq Ft

$293

Annual Taxes

$5,278

Monthly Tax

$440

Condo fee

$199 / mo

Tax Rate (effective)

1.00%

Sale Timeline (this listing)

EventDatePriceDetail
ListedAug 17, 2026$527,825—
Currently listed—$527,825—

Looking for multi-year tax assessments or prior sales? REIN MLS only ships data for the current listing. For full property history, check the city assessor record:

Virginia Beach Real Estate Assessor

Tax data above from REIN public-records sync. Sale timeline tracked from this listing's first appearance in our feed forward; prior owner sales are not included.

Comparable Properties

Comps are selected by city, bed count, square footage and price proximity. Composite similarity score weights bed match, sqft variance, price variance, and straight-line distance.

Questions buyers ask

Is 318 Living Water Way in a good school zone?+
The assigned zones on the listing record are King's Grant Elementary (VaHome School Score 6.7/10), Great Neck Middle (VaHome School Score 9/10), Frank W. Cox (VaHome School Score 8/10). School attendance zones can change — always confirm enrollment with the local school division.
Is 318 Living Water Way in a flood zone?+
FEMA maps this parcel in Zone AE with a base flood elevation of 7 ft — a high-risk flood band where lenders typically require flood insurance. See the flood section on this page for the full details and sources, and verify with an elevation certificate.
Is 318 Living Water Way a waterfront property?+
Yes. The listing record shows: Bay.
Does 318 Living Water Way have a condo association?+
Yes — condo association fees are on record for this unit (the current amount is shown in the facts section on this page). The association of record is Lookout Point, a Condominium. Association amenities on record include: Dock.
When was 318 Living Water Way built?+
It was built in 2026, per the listing record.

Answers generated from the listing record, verified school zones, FEMA data, and cached nearby-places data — never invented.

The people

You'll talk to a person, not a lead queue

TD

Tom & Dariya Milan

LPT Realty · Hampton Roads · answer their own phone

✓ Your inquiry goes to Tom & Dariya — never sold to strangers

Listing courtesy of Stacy Potts · Focus Realty LLC · REIN MLS #10649512

Call or text (757) 777-7577

Ask Dariya — instant answers

Schools, flood, drive times, what it really costs to own — answered from this page's data, by chat or voice.

Schedule a private tour

Free, no obligation — your inquiry goes to Tom & Dariya, never resold.

318 Living Water Way, Virginia Beach — photo

See it in person — the record only says so much.

Call or text (757) 777-7577

318 Living Water Way, Virginia Beach, Virginia 23451 · MLS #10649512 · Source: REIN MLS + public record. Information deemed reliable but not guaranteed — verify independently. School zones subject to change; confirm with the local school division. All locations are described by neutral geographic fact. Equal Housing Opportunity.

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