Blackwater Homes for Sale in Virginia Beach, VA

Living in Blackwater

Daily life in Blackwater revolves around land and open space. Farms, pastures, and horse facilities line Blackwater Road and the country lanes near the North Landing River. The pace is rural and slow. Yet the area is still inside Virginia Beach. The Oceanfront is roughly a 25-to-30-minute drive. Nearby, the Pungo crossroads has farm stands, a local winery, and seasonal produce. Each spring brings the well-known Pungo strawberry harvest. Nature is a major draw. The North Landing River Natural Area Preserve is close for paddling, fishing, and wildlife watching. Back Bay National Wildlife Refuge and False Cape State Park are to the southeast. For commuters, Naval Air Station Oceana is within a reasonable drive. So is Naval Auxiliary Landing Field Fentress in nearby Chesapeake. Larger shopping, dining, and big-box stores cluster near Red Mill Commons and Nimmo Parkway, closer to the coast. Homes range from large farmhouses and updated ranch homes to custom new builds. Barndominium-style homes on multi-acre lots are here too. Many have room for barns, gardens, and livestock.

Blackwater's homes are a mix of older farmhouses and ranch homes plus new custom builds. Most of the older homes date from the 1980s and 1990s. The new builds sit on cleared and wooded acreage, and their share is growing. Inventory tends to be thin, with only a handful of active listings at any given time. Much of the land sits in protected AG-2 agricultural districts. Those keep lots large and density low. Demand comes from buyers who want acreage, privacy, and rural land use. That includes room for horses, hobby farms, and a custom home or barndominium on their own land. Larger tracts, river access, and existing farm features such as barns and outbuildings set listings apart. Those tend to draw the most interest.

What Blackwater homes actually sell for

Computed from REIN MLS closed sales over the trailing 12 months — updates with every MLS sync, not a third-party monthly aggregate.

Source: REIN MLS closed sales, trailing 12 months, computed by VaHome.

Recently sold in Blackwater

The latest 10 closings from the REIN MLS. Each opens the home's full sold record.

1. 

   6465 Crags CSWY, VIRGINIA BEACH VA 23457

   3 bd · 3.1 ba · 3,101 sqft

   $1,190,000

   Sold Sep 2026

2. 

   2985 Indian Creek RD, VIRGINIA BEACH VA 23457

   4 bd · 2.1 ba · 2,955 sqft

   $900,000

   Sold Sep 2026

3. 

   2713 Shirley Landing DR, VIRGINIA BEACH VA 23457

   3 bd · 2.1 ba · 2,062 sqft

   $600,000

   Sold Aug 2026

4. 

   2704 Indian Creek CT, VIRGINIA BEACH VA 23457

   5 bd · 4 ba · 3,718 sqft

   $1,050,000

   Sold Aug 2026

5. 6385 Blackwater RD, VIRGINIA BEACH VA 23457

   4 bd · 4 ba · 2,256 sqft

   $830,000

   Sold Aug 2026

6. 

   5365 Blackwater LOOP, VIRGINIA BEACH VA 23457

   5 bd · 3.1 ba · 3,516 sqft

   $1,275,000

   Sold Jun 2026

7. 

   3348 Head River RD, VIRGINIA BEACH VA 23457

   3 bd · 1 ba · 1,425 sqft

   $137,750

   Sold Jun 2026

8. 

   3229 Old Carolina RD, VIRGINIA BEACH VA 23457

   5 bd · 3.1 ba · 3,534 sqft

   $850,000

   Sold May 2026

9. 

   5880 Blackwater RD, VIRGINIA BEACH VA 23457

   5 bd · 3.1 ba · 3,234 sqft

   $885,000

   Sold May 2026

10. 

    3501 Baum Road, Virginia Beach VA 23457

    2 bd · 1 ba · 1,488 sqft

    $1,250,000

    Sold May 2026

What buyers should know

Neutral counts from the 67 Blackwater homes VaHome has mapped against federal and state hazard layers — shown the same way for every neighborhood.

Sources: FEMA National Flood Hazard Layer · U.S. Navy AICUZ via city GIS · Virginia Dept. of Emergency Management.

Census profile of the Blackwater area

Source: U.S. Census Bureau, American Community Survey 2024 5-Year Estimates (2020–2024), census-tract level for the Blackwater area. Shown identically for every neighborhood.

Bases & commutes

Straight-line distances from the center of Blackwater. Every listing page shows live drive times with traffic.

Blackwater real estate FAQ

About Virginia Beach

Homes for sale in Virginia Beach, VA span every price point and lifestyle. Options run from oceanfront condos along the famous Boardwalk to large waterfront estates. Those estates sit on the Lynnhaven River and Linkhorn Bay. Virginia Beach is the largest city in Hampton Roads. Its real estate market is more varied than most. Great Neck in ZIP 23454 has established neighborhoods. Kempsville in 23464 has golf-course neighborhoods. Town Center in 23462 has modern townhomes close by. Sandbridge in 23456 has beach-cottage living. You might want a starter home under $300K. You might want a home in a top-rated school district. Or you might want a luxury home north of $2 million. The active MLS inventory here covers all three. It syncs from REIN every 2 minutes. Buyer demand stays strong year-round. The mild coastal climate helps. So do the Virginia Beach City Public Schools, top-ranked year after year. Kempsville High, Floyd E. Kellam High, Princess Anne High, and Cox High are among them. Naval Air Station Oceana is here too. It is the largest master jet base in the country. VA loan financing is widely used here. First-time buyers tend toward the inland ZIPs 23464, 23456, and 23452. Second-home and luxury buyers tend toward 23451, the Oceanfront and North End, and 23454, Great Neck and Bay Colony. Below you'll find every active Virginia Beach home for sale. It is pulled live from the REIN MLS and refreshed every 2 minutes.

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Schools serving Virginia Beach

Browse Virginia Beach homes by VBCPS attendance zone. Zoning is assigned by address and can change — always confirm a specific home’s zoned schools with the school division.

All Virginia Beach school profiles and scores →

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What residents say about Blackwater

Honest, moderated reviews from people who’ve lived in Blackwater. Share your own experience to help future neighbors decide.

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