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Virginia Beach › BLACKWATER › 6616 Blackwater Rd✓ Source: REIN MLS #10621085 · record updated Sep 21, 2026 · synced every 2 min · your inquiry is never resold
6616 Blackwater RD, VIRGINIA BEACH VA 23457 - Main photo
6616 Blackwater RD, VIRGINIA BEACH VA 23457 - Photo 2
6616 Blackwater RD, VIRGINIA BEACH VA 23457 - Photo 3
6616 Blackwater RD, VIRGINIA BEACH VA 23457 - Photo 4
4beds
3.1baths
3,057sqft
212days on market

6616 Blackwater Rd, Virginia Beach, VA 23457

Under ContractResidential · built 2026 · BLACKWATER

Facts & features

Type

Residential

Year built

2026

Price / sqft

$246

HOA

None

Taxes

$7,500/yr

County

Virginia Beach VA

MLS #

10621085

Interior

Bedrooms
4
Full baths
3
Half baths
1
Approx. sqft
3,057
Stories
2
Flooring
Carpet, Vinyl
Total rooms
9
Other rooms
Breakfast Area, Foyer, Loft, PBR with Bath, Office/Study, Pantry, Porch, Utility Room
Appliances
Dishwasher, Dryer Hookup, Microwave, Elec Range, Washer Hookup
Equipment
Water Softener

Construction & exterior

Style
Ranch
Subtype
Detached
Foundation
Other
Roof
Asphalt Shingle
Exterior
Vinyl
Pool
No Pool

Utilities & systems

Heating
Heat Pump
Cooling
Central Air
Water heater
Electric
Water
Well
Sewer
Septic

Lot, parking & ownership

Lot size
3.2000
Subdivision
BLACKWATER
Zoning
AG-2
Ownership
Fee Simple
Garage
Yes
Parking
Garage Att 2 Car
Possession
CLOSING
Miscellaneous
Warranty Plan
Disclosures
Contract Owner, Environmental Restrictions, Exempt from Disclosure/Disclaimer, Occupancy Permit, Owner Agent

See more Virginia Beach new construction homes.

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

About this home

PRESOLD!! WITH MORE HOMESITES AVAILABLE! NO HOA! Build your dream home on this stunning 3.3-acre wooded homesite! Featuring the popular Ambler floor plan, this design offers a great blend of luxury and functionality. The heart of the home is a bright, open layout centered around a massive 8-foot kitchen island—great for entertaining! Work from home with ease in the dedicated office/flex, and enjoy the peace of a magnificent primary suite. The thoughtful split-living design ensures everyone has their own space, placing the guest bedrooms tucked away on the opposite side of the home. Situated on a unique lot with approximately one acre already cleared and the rest beautifully wooded, you get the rare combination of a ready-to-build site with ultimate seclusion. Contact us today to explore the 'Price' and other versatile plans available to build on this serene Blackwater retreat, all while personalizing it to your tastes and needs!

Listing courtesy of Deana Renn · AtCoastal Realty · REIN MLS #10621085

Tom & Dariya's overview

Our read on this home

by Tom & Dariya Milan, REALTORS® · Brokered by LPT Realty

At a glance

Brand-new four-bedroom, three-bath home on 3.2 acres in Virginia Beach's ALL OTHERS AREA 44. Built in 2026 with over 3,000 square feet of living space. About 20 minutes to NSA Northwest Annex. Quiet, spacious setting for anyone seeking room to spread out.

Keep searching in Virginia Beach

See all Virginia Beach homes for sale, including homes for sale in 23457, homes for sale zoned for Floyd Kellam High School, and homes for sale zoned for Creeds Elementary School. Browse every listing among homes for sale in Virginia Beach — updated from the REIN MLS every few minutes. Nearby, look at Blackwater 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

This 2026-built home sits on a rare 3.2-acre parcel—far more land than typical Virginia Beach homes for sale in suburban settings. Four bedrooms and three full baths give you genuine flexibility for a home office, guest room, or hobby space. The newer construction means modern systems and minimal maintenance concerns. Plenty of privacy and natural light across the property. You're not squeezed into a standard subdivision lot here.

BLACKWATER and the Virginia Beach real estate market

ALL OTHERS AREA 44 is a quieter corner of Virginia Beach, where larger lots and open space define the character. Tree-lined roads and gentle density make for a peaceful setting while staying within the city limits. Virginia Beach itself is a thriving coastal city with strong job markets, outdoor recreation, and reliable infrastructure. Daily life here balances rural calm with urban access—you're about 20 minutes to NSA Northwest Annex and roughly 30 minutes to downtown Norfolk and the waterfront. Shopping, dining, and services are within reasonable drive. The 23457 zip code anchors homes for sale in Virginia Beach's less-crowded eastern neighborhoods. Getting around is straightforward on major roads like Military Highway and Indian River Road.

What's nearby

Nearby conveniences include grocery stores, gas stations, and casual dining within five to ten minutes. Parks and outdoor space are plentiful in this part of Virginia Beach—good for walking, biking, or just enjoying quiet land. Medical facilities and pharmacies are accessible without long drives. The rural character means you're not walking to coffee shops, but you're also not isolated. A short drive opens up all of Virginia Beach's amenities and the broader Hampton Roads region.

For different buyers

Base commute and VA loan notes

About 20 minutes to NSA Northwest Annex and 33 minutes to USCG Finance Center Chesapeake. New construction qualifies for VA loan financing. The spacious lot and modern systems mean no surprises at closing or move-in. Built in 2026 with efficient layouts and quality finishes throughout.

Room to grow

Four bedrooms and three full baths across 3,000+ square feet. The 3.2-acre lot is a game-changer—room for a workshop, garden, or just breathing space. No cramped subdivision layout here. Newer construction means efficient layouts and quality finishes throughout.

More buyer questions

How far is 6616 Blackwater Road from NSA Northwest Annex?

About 20 minutes by car. It's one of the closer base commutes in this part of Virginia Beach.

What makes this lot different from other homes for sale in 23457?

At 3.2 acres, this property offers far more land than typical Virginia Beach homes. Most suburban lots are a quarter-acre or less.

Is this home in a flood zone?

Flood zone details are available through the county flood maps and a professional survey. Check the FloodRisk report for this specific address.

Can I use a VA loan to buy this home?

Yes. New construction homes in Virginia Beach are eligible for VA loan financing, and lenders are familiar with the area.

What zoning applies to this address?

This address is zoned for homes for sale zoned for Floyd Kellam High School and homes for sale zoned for Creeds Elementary School, serving the ALL OTHERS AREA 44 neighborhood.

Ready to explore this spacious Virginia Beach home? Contact Tom & Dariya Milan at LPT Realty to schedule a tour and discuss financing options.

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

Homes like this one sell fast — see the next one first

Virginia Beach$635K – $865K4+ beds

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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 X · outside the high-risk area · FIRM 515531

Flood Risk (FEMA)

Source: FEMA National Flood Hazard Layer · FIRM 515531

Low / Moderate Risk

FEMA flood zone

X (low to moderate risk)

Base flood elevation

Not applicable in low-risk zones

Zone X is outside the Special Flood Hazard Area; FEMA doesn\u2019t define a BFE here.

Property elevation

6.9 ft above sea level

USGS 3DEP digital elevation model

Outside the high-risk Special Flood Hazard Area. Federal flood insurance is NOT required, though optional preferred-rate NFIP coverage is still worth considering in coastal Hampton Roads.

Data sources: Flood zone and base flood elevation come from FEMA\u2019s National Flood Hazard Layer. Property elevation is sampled from a single point on the parcel using the USGS National Map elevation service \u2014 actual elevations across a single property can vary by several feet higher or lower than the figure shown. Use these numbers as a starting reference and do your own due diligence (a professional survey or elevation certificate) before relying on them for any financial, insurance, or construction decision.

Hurricane Evacuation Zone

Evacuation Zone A

Source: Virginia Dept. of Emergency Management — Know Your Zone

Explore this neighborhood

Blackwater

Blackwater is the rural, farming heart of southern Virginia Beach. It sits near the North Carolina line along the North Landing River, in ZIP 23457.

$885K

Median sale · 12 mo

$296

Sold $/sq ft

20d

Days on market

21

For sale now

$115K

HH income

84.7%

Owner-occupied

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

Explore Blackwater →
Map of Blackwater with neighborhood boundaryNeighborhood

VA Beach homes for sale →

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

$4,741/mo

Principal & interest

$3,897

Property tax

$625

Home insurance

$219

PMI

None

HOA/Condo (paid separately)

None

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

$684,633 – $954,409

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

6628 Blackwater RD · 0 mi · 2,984 sqft$804,826 active
MM Blackwater (DAVIDSON HOMESITE 6) RD · 0.1 mi · 3,124 sqft$792,411 active
MM Blackwater (Engle Homesite 6) RD · 0 mi · 2,766 sqft$743,094 active

Own a home nearby? See what it is worth today — What's your Virginia Beach home worth?

Sale & Tax History

List Price

$751,025

Price / Sq Ft

$246

Annual Taxes

$7,500

Monthly Tax

$625

HOA

None

Tax Rate (effective)

1.00%

Sale Timeline (this listing)

EventDatePriceDetail
ListedFeb 21, 2026$751,025—
Currently listed—$751,025—

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 6616 Blackwater Rd in a good school zone?+
The assigned zones on the listing record are Creeds Elementary (VaHome School Score 9.2/10), Princess Anne Middle (VaHome School Score 9.8/10), Kellam (VaHome School Score 8.8/10). School attendance zones can change — always confirm enrollment with the local school division.
Is 6616 Blackwater Rd in a flood zone?+
FEMA maps this parcel in Zone X, outside the high-risk Special Flood Hazard Area. See the flood section on this page for details and sources.
Does 6616 Blackwater Rd have an HOA?+
No — there are no HOA, condo, or association dues on the listing record for this property.
When was 6616 Blackwater Rd 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

Brokered by LPT Realty · Hampton Roads · answer their own phone

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

Listing courtesy of Deana Renn · AtCoastal Realty · REIN MLS #10621085

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.

6616 Blackwater Rd, Virginia Beach — photo

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

Call or text (757) 777-7577

6616 Blackwater Rd, Virginia Beach, Virginia 23457 · MLS #10621085 · 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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