If you live in Virginia Beach, you know the sound of jets from NAS Oceana. For a lot of us, it is the sound of home. But if your house sits in one of Oceana’s noise zones or accident potential zones, it can change how you sell it.
The good news: houses in noise zones sell in Virginia Beach every day. You just need to know what to disclose, how buyers think about it, and how to price it. Here is a plain-English guide.
We are not attorneys, so check the details with a professional before you sell. But we buy houses all over Virginia Beach, including near Oceana, and these are the questions sellers ask us most.
What Are the Oceana Noise Zones?
NAS Oceana is the Navy’s East Coast Master Jet Base. To plan around jet noise and flight paths, the Navy and the city use what is called the AICUZ program. That stands for Air Installation Compatible Use Zones.
The program maps two kinds of areas around the base:
- Noise zones. These are based on average jet noise over a full day, measured in decibels (dB DNL). The zones are 65 to 70 dB, 70 to 75 dB, and 75 dB and up. The higher the number, the louder it is.
- Accident potential zones (APZs). These sit right under the flight paths at the ends of the runways. They are the Clear Zone, APZ 1 and APZ 2. They have the strictest rules on what can be built.
NALF Fentress, the Navy’s practice landing field in Chesapeake, has its own noise zones too.
How to Check If Your House Is in a Noise Zone
- Look at the city’s AICUZ maps. The City of Virginia Beach maps the Oceana noise zones and APZs as part of its zoning rules, and its planning office can tell you which zone your address is in.
- Check your closing papers. If you bought in a noise zone, your purchase contract should have included a disclosure.
- Call the city. Virginia Beach Zoning Administration can look up your property at (757) 385-8074.
What You Have to Disclose
Virginia is mostly a “buyer beware” state, but noise zones are one of the exceptions.
- State law. If you sell a home in a locality with a military air installation, Virginia law says you must tell the buyer whether the property is in a noise zone or accident potential zone, and which one. You use a form from the Virginia Real Estate Board.
- City rules. Virginia Beach also requires written disclosure to buyers and renters of homes in a noise zone or APZ, and notice in sales contracts and leases.
Your agent or settlement attorney will usually handle the form. If you sell to us, we take care of it. Either way, being upfront protects you and keeps the sale on track.
Can You Still Live in, Fix up or Add on to a House in a Noise Zone?
Yes. Existing homes can stay, and people live in them every day. But there are some limits:
- Additions in louder zones. New homes and additions in zones of 65 dB and up have to meet sound-reduction building rules, like better insulation and windows.
- APZ 1 and the Clear Zones. New homes are generally not allowed in these areas, and the rules on new building are strict.
- Navy easements. The Navy owns easements on some land near Oceana that limit what can be built.
If you are planning a big addition or a rebuild, call the city first.
How Noise Zones Affect Buyers
- Some buyers will not look at them. People moving from out of town may not expect the jet noise.
- Many buyers do not mind. Virginia Beach has a huge military community. Lots of buyers work at Oceana or Dam Neck and like living close by.
- Price and time. Houses in louder zones, and especially in APZs, can take longer to sell and may sell for less than similar houses farther away.
- Questions about the house. Buyers often ask about windows, insulation and how loud it is inside. If you added soundproofing, say so.
Tips for Selling a House Near Oceana
- Know your exact zone. Look it up before you list so you can answer buyers right away.
- Show off sound upgrades. Double-pane windows, extra insulation, solid doors and central air all help.
- Show the house at quieter times. Flight schedules change, but you can plan showings around busy times when you can.
- Market to military buyers. Your agent can reach buyers who work at Oceana, Dam Neck or Little Creek and want a short commute.
- Price it right. Compare your house to recent sales in the same noise zone, not across town. Our guide to finding your home’s fair market value can help, and here are the latest Virginia Beach home values by ZIP code.
How We Can Help With Selling a House Near NAS Oceana
If your house is in good shape and you have time, listing it will usually get you more than we can pay. We will tell you that.
If it needs work, sits in a louder zone or an APZ, or you just want a simple sale, here is exactly how we figure out an offer. We work out what the house will be worth once it is fixed up. Our offer lands between 70% and 80% of that number, and that range has to cover both what we pay you and what we spend on the repairs.
If a straight cash offer will not cover what you owe, we can also look at creative financing, where we buy the house on terms instead of paying all cash up front.
No repairs, no commissions, and we pay all the closing costs. We can usually close in 10 to 14 days, which helps if you have PCS orders. Here is our guide to selling a house and moving out of state.
We buy houses in every part of Virginia Beach, including Oceana, Lynnhaven, Great Neck, Kempsville and Princess Anne. We also buy in Norfolk, Chesapeake and the rest of Hampton Roads.
Common Questions About Selling a House Near NAS Oceana
Can I sell a house in an Oceana noise zone?
Yes. Houses in noise zones sell in Virginia Beach all the time. You just have to disclose the zone and price the house for its location.
Do I have to disclose that my house is in a noise zone?
Yes. Virginia law and Virginia Beach rules require sellers to tell buyers if the home is in a noise zone or accident potential zone, and which one.
What is an APZ?
An accident potential zone is an area under the flight paths at the ends of the runways. APZ 1 and the Clear Zones have the strictest building rules.
Does jet noise lower home values?
It can. Homes in louder zones and APZs may take longer to sell or sell for less. But many buyers, especially military families, do not mind living near the base.
Will you buy a house in APZ 1?
Yes. We buy houses in every noise zone and APZ around Oceana, in any condition.
Selling a House Near Oceana?
Call us at (757) 337-2236. We will look at the house, give you a number within 24 hours, and tell you straight if listing it would get you more.