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Virginia Beach › BLACKWATER › 6616 Blackwater Rd✓ Source: REIN MLS #10621085 · record updated May 18, 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
164days 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

A 2026-built, 4-bedroom, 3.1-bath farmhouse-style home on 3.248 private acres in the rural southern reaches of Virginia Beach — 3,057 square feet of new construction space where the pace slows down and the land stretches out around you.

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

What sets 6616 Blackwater Road apart is the combination of new construction quality and genuine acreage inside city limits. You get 3.248 acres of elbow room — space for a detached workshop, a garden, animals, or simply the kind of quiet that most Virginia Beach addresses can't offer — wrapped in a freshly built 3,057-square-foot home with four bedrooms and three and a half baths. That pairing is rare, and it's the whole story here.

BLACKWATER and the Virginia Beach real estate market

The 23457 zip code covers the southernmost corner of Virginia Beach, where the city quietly gives way to farmland, wetlands, and long stretches of sky. This is Area 44 — a loose-knit rural district that draws people who want acreage without leaving city services behind. Blackwater Road runs through one of the most unhurried corridors in the entire region, lined with working farms, wooded lots, and properties measured in acres rather than square feet. Among homes for sale in 23457, this kind of new construction on a multi-acre parcel is genuinely uncommon. Virginia Beach as a whole spans over 400 square miles, and much of that footprint is exactly this: open, green, and deliberately uncrowded. If you've been searching Virginia Beach homes for sale and kept hitting suburban subdivisions, the southern end of the city is a different world entirely.

What's nearby

Day-to-day errands pull you north toward the Pungo and Creeds communities, where you'll find a handful of local shops, farm stands, and the kind of small-town rhythm that fits the landscape. The Pungo Strawberry Festival draws the whole region each spring to this corner of the city. For a broader grocery run or a sit-down meal, Princess Anne Road and the Courthouse area are roughly 20 to 25 minutes away. Outdoor enthusiasts have easy access to the Northwest River Park and trails in the surrounding rural corridor. The Atlantic Ocean beaches are about 30 to 35 minutes northeast — close enough for a weekend morning, far enough that the crowds stay there.

For different buyers

For military families relocating

Dam Neck Annex sits roughly 35 minutes northeast, and the USCG Finance Center in Chesapeake is about 33 minutes away — both manageable commutes from Blackwater Road. A VA loan can make financing a new-construction home like this more accessible, and the acreage gives military families the space to spread out between deployments, host extended family, or simply decompress in a way that tighter suburban lots rarely allow.

For buyers drawn to character

If you've been comparing homes for sale zoned for Floyd Kellam High School and homes for sale zoned for Creeds Elementary School while also hunting for something with real land and new construction quality, 6616 Blackwater Road is worth a close look. Three-plus acres, a 2026 build, four bedrooms — it's the kind of property that shows up once in a while and doesn't look like anything else on the list.

More buyer questions

How far is 6616 Blackwater Road from Dam Neck Annex?

Dam Neck Annex is approximately 35 minutes northeast of 6616 Blackwater Road under typical traffic conditions. The route runs primarily along rural and suburban roads through the southern Virginia Beach corridor.

What is the lot size at 6616 Blackwater Road?

The lot measures 3.248 acres, which is among the larger residential parcels available in the Virginia Beach city limits. That acreage provides meaningful space for outbuildings, gardens, animals, or simply open land around the home.

Is 6616 Blackwater Road in a flood zone?

Flood zone information for this address is covered in the FloodRisk tile on this page — check that section for the current FEMA designation and what it means for insurance requirements.

What year was the home at 6616 Blackwater Road built?

The home was built in 2026, making it new construction. Buyers get the benefit of modern building standards, fresh systems, and no deferred maintenance from prior ownership.

Where is 6616 Blackwater Road located within Virginia Beach?

The address sits in the far southern section of Virginia Beach, in the rural Area 44 district along Blackwater Road in the 23457 zip code — one of the most open and least densely developed parts of the city.

Tom and Dariya Milan at LPT Realty know this corner of Virginia Beach well. Reach out to talk through what 3.248 acres and a 2026 build could mean for your next chapter.

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

Looking up FEMA flood zone…

Hurricane Evacuation Zone

Evacuation Zone A

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

Explore this neighborhood

Blackwater

Blackwater is the rural, agricultural heart of southern Virginia Beach, sitting near the North Carolina line along the banks of the North Landing River in ZIP 23457.

$840K

Median sale · 12 mo

$287

Sold $/sq ft

21d

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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