Chic's Beach is a good fit if you want a laid-back Chesapeake Bay beach community with calmer water, sunsets over the bay and quick access to JEB Little Creek-Fort Story and Norfolk. Homes range from condos along Shore Drive to beach cottages and newer elevated homes. Check flood zones and insurance costs carefully, since much of the area is low-lying.
Key facts
- Chic's Beach sits on the Chesapeake Bay along Shore Drive, west of Lynnhaven Inlet and near the southern end of the Chesapeake Bay Bridge-Tunnel.
- Joint Expeditionary Base Little Creek-Fort Story is nearby, which makes for a short commute to the base.
- Boats reach the bay through Lynnhaven Inlet under the Lesner Bridge, which has 45 feet of vertical clearance above mean high water.
- Lenders require flood insurance for homes in FEMA Special Flood Hazard Areas when the loan is federally backed or regulated.
- Whole-home short-term rentals are generally not allowed outside grandfathered properties, Sandbridge and the Oceanfront overlay.
What is it like to live in Chic's Beach?
Chic's Beach has a casual beach-town feel. Streets run down to the bay, many homes are a short walk from the sand, and Shore Drive has restaurants and bars with water views. Compared with the Oceanfront, there are fewer hotels and visitors, and the bay water is usually calmer.
What people enjoy:
- Bay beaches that are often calmer than the Atlantic.
- Sunsets over the water.
- Boating and fishing through Lynnhaven Inlet.
- First Landing State Park a short drive east on Shore Drive, with trails and more bay beach.
- Quick commutes to JEB Little Creek-Fort Story and, via Northampton Boulevard and I-64, to Norfolk.
What to plan for:
- Flood risk on low-lying streets.
- Wind and salt air that wear on homes, decks and HVAC units.
- Parking, especially near the beach on summer weekends.
How is a bay beach different from the ocean?
| Chic's Beach (Chesapeake Bay) | Oceanfront (Atlantic) | |
|---|---|---|
| Waves | Usually smaller and calmer | Larger surf |
| Crowds | Fewer visitors | Busy with visitors in summer |
| Amenities | Neighborhood beach accesses, Shore Drive restaurants | Boardwalk, hotels, resort-area events |
| Boating | Lynnhaven Inlet access to the bay | Rudee Inlet access to the ocean |
| Short-term rentals | Generally not allowed | Allowed only in the Oceanfront overlay with a permit |
Conditions on any beach change with wind and weather. Check before swimming.
Does Chic's Beach flood?
Some parts do. Chic's Beach is close to the bay, Lynnhaven Inlet and tidal creeks, and many streets are low. Here's how to size up a home:
- Look up the flood zone on FEMA's Flood Map Service Center or the city's "My Flood Zone" tool.
- Ask for the elevation certificate. It can make a big difference to your flood premium.
- Ask for the current flood policy and any claims history. Sellers must disclose if they know the home is a repetitive-risk-loss structure.
- Get quotes for homeowners, wind and flood insurance during your due diligence period.
- Look at the street. Ask neighbors how the road handles heavy rain and high tides.
The city is investing in flood protection. In 2021, voters approved a $567.5 million flood protection bond referendum for drainage, pump stations and other projects across the city. My guide to flood insurance in Virginia Beach covers costs and lender rules.
Should I buy a condo or a single-family home here?
Condos and townhomes are common along Shore Drive and near the water. They offer:
- Bay views, sometimes direct bayfront.
- Less maintenance, since the association handles the exterior.
- Monthly fees and rules on rentals, pets and renovations.
- An association master insurance policy. Ask what it covers and what you need to insure.
Single-family homes range from older beach cottages to newer, elevated homes. They offer:
- More space and privacy.
- Control over your property.
- Full responsibility for maintenance, insurance and flood mitigation.
If you're using a VA or FHA loan for a condo, confirm early that the project is approved. And read the resale certificate the day it arrives. Under Virginia's Resale Disclosure Act, you generally have three days after receiving it to cancel.
What features does Chic's Beach offer?
Chic's Beach offers walkable access to a calm bay beach, a short drive to JEB Little Creek-Fort Story, easy boat and paddle access near Lynnhaven Inlet, and a residential setting away from the resort area. If you want vacation rental income, look at Sandbridge or the Oceanfront overlay instead, because short-term rentals generally aren't allowed here.
Can I renovate or rebuild an older beach cottage?
Many Chic's Beach buyers see an older cottage and picture a remodel or a rebuild. Before you count on that plan, know about the floodplain rules. Under the National Flood Insurance Program, communities like Virginia Beach must apply "substantial improvement" and "substantial damage" rules in Special Flood Hazard Areas. In general, if the cost of improvements or repairs reaches 50% or more of the building's market value, the whole structure has to be brought up to current floodplain standards, which can mean elevating it.
Here's how to plan:
- Check the flood zone and base flood elevation for the lot.
- Talk with the city's permitting staff about what your project would trigger.
- Get a contractor's estimate before you write your offer, or build time for one into your due diligence period.
- Check setbacks, lot coverage and any Chesapeake Bay Preservation Act resource protection areas, which Virginia's disclosure form tells buyers to research.
A rebuild can make a lot of sense here. Just price it before you buy, not after.
What does it cost to own in Chic's Beach?
Beyond your mortgage, budget for real estate tax at the city's rate of $0.97 per $100 of assessed value, condo or HOA fees if any, homeowners or condo insurance, and flood insurance where required or chosen. Elevated homes also need regular attention to pilings, decks and stairs. Ask the seller for 12 months of utility and insurance costs so your budget is based on real numbers.
Which schools serve Chic's Beach?
School assignments depend on the street. Nearby schools with pages on this site include:
Confirm the elementary, middle and high school for any address with the VBCPS School Locator.
How does Chic's Beach compare with nearby areas?
| Area | How it compares |
|---|---|
| Bayside | More inland, mostly single-family neighborhoods near JEB Little Creek |
| Lynnhaven | Lynnhaven River waterfront and the Lynnhaven Parkway corridor |
| Great Neck | Wooded, established neighborhoods with water access on Broad Bay and the Lynnhaven River |
What should I check before buying in Chic's Beach?
- Flood zone, elevation certificate and insurance quotes.
- Condo or HOA documents, fees, reserves and rules.
- Pilings, decks and stairs on elevated homes.
- HVAC age and condition, since salt air shortens equipment life.
- Parking for your household.
- School assignment for the exact address.
Ready to look at homes in Chic's Beach?
Start with a live search of homes in Chic's Beach, read the Chic's Beach neighborhood guide, and contact me or call or text (757) 919-8874. I'll pull flood zones, elevation certificates and condo documents for every home you like.
Barry Jenkins, Legacy Home Team at LPT Realty
Sources
- Commander, Navy Region Mid-Atlantic: JEB Little Creek-Fort Story
- FIGG Bridge Group: Lesner Bridge
- Virginia State Parks: First Landing State Park
- FEMA Flood Map Service Center
- City of Virginia Beach: Flood Protection Program
- City of Virginia Beach: Short-Term Rentals
- FEMA Glossary: Substantial Improvement
- Code of Virginia § 55.1-2312: Cancellation of contract by purchaser
- VBCPS: School Locator
Frequently asked questions
What's the difference between a bay beach and an ocean beach?
Chesapeake Bay beaches like Chic's Beach usually have calmer water and smaller waves than the Atlantic Oceanfront, and they tend to be less crowded. The ocean has bigger surf and the resort-area boardwalk. Conditions vary with wind and weather, so always check before swimming.
Does Chic's Beach flood?
Parts of the area are low-lying and near the bay, inlet and tidal creeks, so some properties are in FEMA flood zones and can see tidal or storm flooding. Check the flood zone, elevation certificate and insurance cost for each home before you buy.
Should I buy a condo or a single-family home in Chic's Beach?
Condos and townhomes along Shore Drive offer bay views and less upkeep but come with association fees and rules. Single-family homes, from older cottages to newer elevated homes, offer more space and control. Compare total monthly costs, including insurance and HOA fees.
Where is Chic's Beach?
Chic's Beach is on the Chesapeake Bay in northern Virginia Beach, along Shore Drive west of Lynnhaven Inlet, near the southern end of the Chesapeake Bay Bridge-Tunnel and Joint Expeditionary Base Little Creek-Fort Story.
Which schools serve Chic's Beach?
Assignments depend on the street. Nearby schools with pages on this site include Shelton Park Elementary and Independence Middle. Confirm the assigned schools for any address in the VBCPS School Locator.
Can I rent my Chic's Beach home short-term?
Generally, whole-home short-term rentals in Virginia Beach are limited to grandfathered properties, the Sandbridge Special Service District and the Oceanfront Resort STR Overlay. Unless a Chic's Beach property is grandfathered, plan on long-term rentals only, and confirm with the city.