Red Mill offers suburban neighborhoods close to the beach, NAS Oceana and Dam Neck, with shopping at Red Mill Commons and parks and refuges nearby. Schools in and near the area include Red Mill Elementary, Strawbridge Elementary and Corporate Landing Middle. Check the school zone, HOA rules and AICUZ noise zone for each address.
Key facts
- Red Mill sits in southeastern Virginia Beach, between the southern Oceanfront, NAS Oceana, Dam Neck Annex and Sandbridge.
- Nearby VBCPS schools include Red Mill Elementary, Strawbridge Elementary and Corporate Landing Middle. Zones vary by street.
- Ocean Lakes High School, home of the Mathematics and Science Academy, is nearby. The academy accepts students citywide by application.
- Some streets are inside NAS Oceana AICUZ noise zones. Sellers must disclose noise and accident potential zones (Va. Code § 55.1-704).
- Virginia Beach's real estate tax rate is $0.97 per $100 of assessed value.
What is everyday life like in Red Mill?
Red Mill is mostly made up of single-family subdivisions, many with community amenities, laid out around Princess Anne Road, Sandbridge Road, Dam Neck Road and General Booth Boulevard. Buyers are drawn to it for a few practical reasons:
- Beach access without resort traffic. Ocean beaches are a short drive, and Sandbridge is close for quieter days.
- Errands close by. Red Mill Commons and other shopping centers cover groceries, restaurants and services.
- Short drives to the bases. NAS Oceana and Dam Neck Annex are nearby.
- Outdoor options. Back Bay National Wildlife Refuge and False Cape State Park are to the southeast, with trails, paddling and wildlife viewing.
The trade-offs are longer commutes to Norfolk and the Peninsula than from northern or central neighborhoods, and jet noise on some streets.
Which schools serve Red Mill?
School assignments in Red Mill depend on the street. Schools in and around the area include:
- Strawbridge Elementary
- Corporate Landing Middle School
- Ocean Lakes High School
- Floyd Kellam High School
- Red Mill Elementary, a VBCPS school in the area
To confirm the assigned elementary, middle and high school for a specific address:
- Enter the address in the VBCPS School Locator.
- Check the street index for each school if the home is near a boundary.
- Review the schools on Virginia's School Quality Profiles.
- Visit or attend an open house.
If Ocean Lakes is your goal, my guide to homes zoned for Ocean Lakes High School explains the zone and the Mathematics and Science Academy.
What kinds of homes are in Red Mill?
You'll mostly find detached single-family homes, from modest two- and three-bedroom homes to larger two-story homes, plus some townhomes. Common features buyers look for here:
| Feature | Why it matters |
|---|---|
| Fenced yard | Pets, gardening and privacy |
| Garage | Storage for beach gear, bikes and boards |
| Community pool or amenities | Often included in HOA dues |
| First-floor bedroom | Guests, a home office or fewer stairs |
| Distance to the beach | Shorter drive, but check flood zone |
Home ages vary by subdivision. Look up the year built on the city's property search, and plan your inspection around the age of the roof, HVAC, water heater and windows.
What should buyers know about jet noise?
Red Mill is close to NAS Oceana, the Navy's East Coast Master Jet Base, and to Dam Neck Annex. The city maps AICUZ noise zones and accident potential zones around Oceana. What that means for you:
- Disclosure. Anyone selling or leasing a home in a noise zone or accident potential zone must disclose it in writing, and it must be noted in the contract.
- Building rules. New homes and additions in noise zones of 65 Ldn or greater must include noise attenuation under the Virginia building code.
- Livability. How much noise bothers you is personal. Visit at different times of day, including weekdays when flight activity is common, and decide for yourself.
- Resale. Future buyers will see the same disclosure, so factor it into your price.
My guide to neighborhoods near NAS Oceana explains AICUZ in more detail.
How does Red Mill compare with nearby areas?
| Area | How it compares |
|---|---|
| Ocean Lakes | Closer to the ocean and Dam Neck, similar home styles |
| Sandbridge | Beach community with elevated homes and vacation rentals |
| Princess Anne | Newer subdivisions near the Municipal Center and sports complexes |
| Kempsville | More central, closer to Norfolk and Chesapeake |
What does it cost to live in Red Mill?
Monthly costs include:
- Mortgage payment, which depends on price, rate and down payment.
- Real estate tax at $0.97 per $100 of assessed value.
- HOA dues, if any.
- Homeowners insurance, plus flood insurance where required or chosen.
- Vehicle personal property tax, at Virginia Beach's rate of $4.00 per $100 of assessed value, due June 5 each year.
For current prices, see the live search of homes in Red Mill.
What should I check before buying in Red Mill?
- School zone for the exact address.
- AICUZ noise zone on the city's map.
- Flood zone on FEMA's map, and an insurance quote.
- HOA documents: fees, rules on fences, sheds and parking boats or trailers, and any special assessments.
- Commute at your actual drive time.
- Home inspection focused on roof, HVAC, plumbing and drainage.
What if I might move again in a few years?
If you expect to relocate, for example on military orders, and want to keep the home as a rental, check these things before you buy:
- HOA rental rules. Some associations limit leasing or set minimum lease terms. The resale certificate will tell you.
- Rental demand. Proximity to Oceana and Dam Neck tends to help, but ask a local property manager what similar homes rent for and how quickly they lease.
- Your VA entitlement. Keeping a VA-financed home may affect how much entitlement you have for your next purchase. Your lender can run the numbers.
- Taxes. Renting out a former residence changes how the home is treated for taxes. My post on turning your home into a rental covers the basics, and a tax advisor can help with your situation.
What parks and amenities are near Red Mill?
Amenities close by include:
- Beach days at the southern Oceanfront or Sandbridge.
- Back Bay National Wildlife Refuge for trails, birding and paddling.
- False Cape State Park, reachable only by foot, bike or boat, for a true adventure day.
- Sports facilities at Princess Anne Commons, including the Virginia Beach Sportsplex and Princess Anne Athletic Complex.
- City parks and recreation centers across the southern part of the city.
Ready to look at homes in Red Mill?
Start with a live search of homes in Red Mill, read the Red Mill neighborhood guide, and contact me or call or text (757) 919-8874. I'll confirm the school zone, check AICUZ and flood maps, and pull HOA rules for every home you like.
Barry Jenkins, Legacy Home Team at LPT Realty
Sources
- VBCPS: School Locator
- VBCPS: Academies and Advanced Programs
- Commander, Navy Region Mid-Atlantic: Naval Air Station Oceana
- City of Virginia Beach: AICUZ
- Code of Virginia § 55.1-704: Military air installation disclosures
- City of Virginia Beach Real Estate Assessor: Tax Rates
- City of Virginia Beach Treasurer: Personal Property
- Virginia State Parks: False Cape State Park
- U.S. Fish and Wildlife Service: Back Bay National Wildlife Refuge
Frequently asked questions
Which schools serve Red Mill?
Schools in and near Red Mill include Red Mill Elementary, Strawbridge Elementary and Corporate Landing Middle, with Ocean Lakes and Kellam high schools serving parts of the surrounding area. Zones depend on the street, so check each address in the VBCPS School Locator.
How close is Red Mill to the beach?
Red Mill sits between the southern Oceanfront and Sandbridge, so ocean beaches are a short drive away in either direction. Sandbridge, Back Bay National Wildlife Refuge and False Cape State Park are to the southeast.
How close is Red Mill to NAS Oceana and Dam Neck?
It's one of the closer residential areas to both. Oceana is to the north and Dam Neck Annex, which the Navy lists as part of NAS Oceana, is to the east. Some streets fall inside AICUZ noise zones, which sellers must disclose.
How old are the homes in Red Mill?
Ages vary by subdivision, and you'll find a range of single-family homes and some townhomes. The city's property search shows the year built for any address, and a home inspection will tell you where each home's systems stand.
Is Red Mill in a flood zone?
Some properties near waterways or low areas may be. Check the FEMA flood map for each address and get an insurance quote during your due diligence period.
Does Red Mill have HOAs?
Many subdivisions in the area have homeowners associations, often with amenities such as pools, while others have voluntary civic leagues. Virginia sellers must disclose whether a home is in an association, and you'll receive a resale certificate if it is.