🌊🏡 How Virginia Beach's 2040 Plan is Reshaping Housing
🏙 Virginia Beach’s Growth Strategy: Inward & Upward
Virginia Beach is reshaping its future by growing inward and upward—not outward. Instead of expanding into undeveloped land and increasing sprawl, the city is revitalizing underused corridors and building vertically in existing urban zones.
This strategy is guided by two key boundaries: the Green Line and the Blue Line.
The Green Line – North of this line, the city supports redevelopment and infill. South of it, rural character is preserved, keeping large-scale growth in check.
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The Blue Line – Defines where city water and sewer extend. South of it, utility restrictions make development more difficult.
Together, these boundaries funnel growth into eight Strategic Growth Areas (SGAs)—walkable, mixed-use districts designed to carry Virginia Beach into 2040 and beyond.
🔑 Key Takeaways
- Growth will concentrate in eight SGAs with housing, retail, parks, and transit.
- Infill and redevelopment create prime investment zones.
- Attainable housing tools (grants, density bonuses, fast-track permitting) will expand affordability.
- Population by 2040: 484,000, with a 77% increase in seniors—demand is accelerating.
📍8 SGAs: Virginia Beach’s New Growth Hubs
Each SGA is a blueprint for dense, walkable neighborhoods with bike lanes, parks, and premium transit potential.
Burton Station & Centerville (I-64 interchanges): Ideal for aviation-tech, flex-space offices, and townhomes.
Hilltop & Lynnhaven (I-264 nodes): Retail revamps, corporate office parks, and waterfront trails.
Newtown & Rosemont (western and central VB): Transit readiness, mixed-income apartments, and pocket parks.
Pembroke (Town Center): Regional jobs hub, entertainment venues, and high-rise condos.
Resort Area (Boardwalk corridor): Year-round tourism, boutique hotels, and ocean-adjacent condos.
These master-planned corridors will revive aging strip centers, replace surface lots with structured parking and storefronts, and generate jobs and housing in one seamless fabric.
🏡 How SGAs Will Reshape Housing
Virginia Beach’s SGAs are set to transform the housing landscape by introducing a broader mix of home types and reshaping home values.
For buyers, this means more options—from single-level ADA-ready condos and townhomes to live/work lofts and accessory dwelling units (ADUs). These homes will be located in walkable, transit-ready neighborhoods with access to parks, retail, and cultural venues.
For sellers, SGAs offer a chance to capitalize on rising demand. As new development and infrastructure upgrades attract more residents—especially seniors and millennials—home values in and around SGAs are likely to rise. Affordable inventory will help sellers move homes faster, while proximity to new amenities and transit can boost property appeal.
💡 Tip: Workforce Housing Grants and fast-track permitting make ADUs and condo projects more feasible in SGAs than anywhere else in town.
🌳 Life in an SGA
Living in one of Virginia Beach’s SGAs means embracing a lifestyle built around convenience, community, and connection.
The many benefits of living in an SGA can include:
Walk or bike to cafés, shops, and parks.
Enjoy wide sidewalks, shaded streets, and pocket parks.
Access transit stops in minutes.
Spend weekends brunching, exploring local markets, or catching concerts.
A key feature of this transformation is the Linear Park System (LPS)—a network of green corridors that connect SGAs with trails, bike paths, and pedestrian-friendly routes. These linear parks will link neighborhoods to retail centers, schools, and cultural venues, creating a seamless experience for residents who want to walk, bike, or jog through the city. The LPS also enhances stormwater management and ecological resilience, making it a vital part of Virginia Beach’s sustainable growth strategy.
For families, that means safe bike routes and playgrounds. For seniors, ADA-friendly homes near healthcare and transit. For young professionals, co-working lofts, vibrant nightlife, and trail access.
💡Real Estate Strategy Tips
If you live in or near one of Virginia Beach’s SGAs—or are considering a move—here’s how to turn city planning into personal opportunity:
Walkability & Parks Boost Value: Homes near new linear parks, bike trails, and walkable retail corridors may see increased demand. Highlight proximity to these features when listing your home.
New Housing Types = Investment Potential: Duplexes, townhomes, and ADUs offer rental income opportunities. Consider converting part of your property into an ADU or investing in a multi-unit home.
First-Time Buyer Incentives: The Workforce Housing Performance Grant program helps offset costs for developers building affordable units—meaning more attainable options for first-time buyers.
Downsizing Made Easier: Seniors looking to downsize can benefit from ADA-ready condos and townhomes in SGAs, often located near healthcare and transit.
Transit-Ready = Future-Proof: Properties near planned bus-rapid transit stations and bike networks may appreciate faster.
Permitting Fast-Track Advantage: If you’re planning to build or renovate, workforce-designated projects may qualify for expedited permitting—saving time and money.
Monitor RFPs & Redevelopment Zones: Stay informed about city redevelopment bids and incentives. These can signal where new amenities and infrastructure will emerge next.
💰 Attainable Housing Incentives
Virginia Beach is serious about affordability. The latest housing plan offers:
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Workforce Housing Grants – Up to $2,000 per affordable unit.
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Density Bonuses – 10–20% workforce unit set-asides = up to 15% extra floor space.
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Fast-Track Permitting – Review time cut by as much as 50%.
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Future Tools – Housing Trust Fund, public-employee housing assistance, nonprofit land trusts.
📊 Demographics Driving Demand
By 2040, the city’s population is forecasted at 484,000 with:
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77% more residents over 65 – fueling demand for single-level condos, ADUs, and ADA-friendly homes.
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Millennial and Gen Z in-migration – drawn by co-working spaces, cultural venues, esports arenas, and transit-linked neighborhoods.
🔭 Development & Investment Opportunities
The city is pushing adaptive reuse, mall conversions, and strip retail redevelopment. To stay ahead:
City Procurement Opportunities: https://www.vbgov.com/government/departments/finance/procurement/Pages/default.aspx
Special Economic Growth Area solicitations: https://evrifa.org/solicitations
Virginia Beach Redevelopment Commission: https://www.vbgov.com/business/Pages/economic-development.aspx
❓ FAQ: Virginia Beach’s Growth Strategy
1. What exactly are Strategic Growth Areas (SGAs)?
SGAs are designated districts where Virginia Beach is encouraging new development. They’re designed to be walkable, transit-ready, and mixed-use—combining housing, retail, offices, and parks in one place.
2. How will the Green Line and Blue Line affect housing and development?
The Green Line preserves rural land south of it by steering growth north into SGAs. The Blue Line restricts city water and sewer service beyond its boundary, limiting large-scale development there. Together, they channel investment into existing urban zones.
3. Will Virginia Beach's 2040 Growth Plan make homes more affordable?
Yes. Incentives like Workforce Housing Grants, density bonuses, and fast-track permitting encourage developers to build more affordable options—including condos, townhomes, and ADUs—helping first-time buyers and downsizing seniors.
4. What does living in an SGA mean for current homeowners?
If your property is in or near an SGA, you may see higher demand and appreciation as new infrastructure, transit, and amenities are added. Sellers could benefit from quicker sales and higher values.
5. Where can I find updates on Virginia Beach's new projects and opportunities?
The city posts upcoming redevelopment projects and RFPs through the City Procurement Portal, EVRIFA solicitations, and the Virginia Beach Redevelopment Commission.
📌 Final Thoughts
Virginia Beach’s 2040 vision is clear: growth won’t sprawl south of the Green Line. Instead, the city is betting on eight SGAs—revitalized, walkable hubs where jobs, housing, culture, and transit meet.
For buyers, this means more attainable housing options. For sellers, rising demand and amenities may boost values. For investors, underused corridors offer some of the best opportunities in the region.
Ready to explore your options?
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