New - Just Now
$329,900
Active
3
Beds
2.10
Baths
1914
Sqft
0.1400
Acres
6201 Lippizan Cir, Virginia Beach, VA 23464
MLS#: 10658361
Broad Bay Point Greens is a named subdivision in Great Neck, the Virginia Beach peninsula between Broad Bay and the Lynnhaven River. The setting is water-oriented and close to public parks, but views, water access, flood exposure, and HOA terms vary by property, so verify each home individually before you make an offer.
What is Broad Bay Point Greens like in Great Neck?
Broad Bay Point Greens is a named residential subdivision on the Great Neck peninsula in Virginia Beach, a coastal setting bordered by Broad Bay and the Lynnhaven River. The location puts you close to public parkland, marsh, and water. What any individual home offers, including views, water access, and flood exposure, has to be confirmed property by property.
Key Takeaways
- Great Neck is a peninsula between Broad Bay and the Lynnhaven River, which gives the whole area a coastal, water-oriented setting.
- Great Neck Park is a 70-acre city park on Lynnhaven Bay at 2513 Shorehaven Drive, open daily from sunrise to sunset.
- The adjacent Great Neck Recreation Center is an 83,931-square-foot public facility with an indoor pool, courts, and fitness areas.
- Being in Great Neck does not mean a home has water frontage, a dock, or a water view, so each property needs its own verification.
- Hampton Roads home sales rose 3.0% year over year in August 2026 and pending sales rose 5.1%, per a regional report that cites Redfin.
Andrew Christie works the Great Neck corridor every day, and the pattern holds across the peninsula: buyers here are making a lifestyle decision first and a financial one second. That makes the details matter more, not less.
Where is Broad Bay Point Greens, and what is the setting like?
Broad Bay Point Greens is part of Great Neck in Virginia Beach, on a peninsula with Broad Bay on one side and the Lynnhaven River on the other. According to the Homes.com Great Neck local guide, that geography is what supports the area's coastal, water-oriented character.
That is the broad setting. It is not a promise about any one address. A home inside the subdivision may or may not have a water view, and it may or may not have private water access. Sources that describe the area do not confirm that every home has frontage, a dock, or a view, and you should not assume it.
What public parkland is near Broad Bay Point Greens?
Great Neck Park is the major public green space in the area. The City of Virginia Beach Parks & Recreation page lists 70 acres along Lynnhaven Bay, with wooded pathways, shared-use paths, a playground, basketball and volleyball courts, picnic facilities, baseball fields, a gazebo, and public restrooms. The city notes the park was established in 1990.
The park is at 2513 Shorehaven Drive and is open daily from sunrise to sunset. The Virginia Department of Wildlife Resources describes it as an urban multi-use park with short nature paths, an observation deck, pine woodlands, and views of marsh habitat along the river. It also notes opportunities to see ospreys and bald eagles.
What indoor recreation is close by?
The Great Neck Recreation Center sits next to the park. It is an 83,931-square-foot public facility with an indoor pool, lap lanes, a diving board, racquetball courts, weight and cardio areas, a gymnasium, and group fitness offerings.
Exact drive times and walking routes depend on which street you are on. Check those against a map for the specific address you are considering, rather than relying on a general "close to everything" description.
What should you verify before buying in Broad Bay Point Greens?
Before you make an offer, verify water access, flood exposure, HOA terms, and lot position for the specific home. Those four items move value and carrying costs far more than the subdivision name does.
| What to verify | Why it matters | Where to check |
|---|---|---|
| Water frontage, view, and dock rights | Direct frontage, a partial view, and no water connection are three very different properties. | Property records, the survey, and the listing documents |
| Flood zone and insurance | Flood exposure affects insurance and lender requirements and varies by lot. | FEMA flood maps, plus insurance quotes for the exact address |
| HOA rules and services | Architectural standards, use restrictions, and what the association covers are not uniform across Great Neck. | The community association and its governing documents |
| Lot position relative to water and creeks | Position affects both everyday appeal and resale. | A local valuation review with comparable sales |
| Recent sales and active inventory | Pricing should rest on comparable sales, not asking prices. | Current MLS data, pulled by your agent |
Why does lot position matter so much on the Great Neck peninsula?
Lot position matters because two homes a few streets apart can carry very different value depending on their relationship to the water. This is where Andrew's focus on waterfront and water-proximity valuation earns its keep. He reads how a property sits relative to open water, creek systems, and flood exposure, which is the part of the picture most agents miss. For a deeper look at how position plays out, read what waterfront lot position does to resale value in Great Neck.
If you want a closer look at the community itself, Andrew's deeper look at Broad Bay Point Greens covers it from another angle. For comparison across the peninsula, the Great Neck Point guide shows how a different waterfront pocket stacks up.
What do the HOA documents tell you?
Dues, services, architectural standards, and any private amenities are set by the community association, not by the city or by general area guides. Ask for the association's governing documents early, and read them before you are emotionally committed to a house. If a rule affects how you plan to use the property, you want to know before you are under contract, not after.
How does Broad Bay Point Greens fit the Hampton Roads market right now?
Regional activity is moving up modestly. The City of Newport News' September 2026 Economic Indicators report, which attributes its housing figures to Redfin, shows Hampton Roads home sales up 3.0% year over year in August 2026 and pending sales up 5.1%.
Treat that as regional context, not a statement about this subdivision. It tells you the broader market is active. It does not tell you what a specific home in Broad Bay Point Greens will sell for, and Andrew does not pretend otherwise.
His advice here is to watch the 90-day trend on comparable sales rather than reacting to headlines. A single regional percentage will not price a waterfront-adjacent home. Recent closed sales near your target address will.
Is this a lifestyle purchase or an investment?
It is a lifestyle purchase. People buy in Great Neck because they want to live on the water or near it, in an established coastal setting. Returns can be fine, but that is not the reason to buy here. Andrew works primarily in the $600K to $1.5M range, and at that level the right question is whether the home fits how you want to live and whether the numbers hold up, not whether it will beat the stock market.
Your specific answer depends on the property, its water relationship, its condition, and your timeline. That is a conversation worth having before you tour, and it is exactly what a local market review covers. You can also read Andrew's overview of Great Neck waterfront homes to see how the wider boating and waterfront market works.
Want to hear from past clients first? Read Andrew's reviews on Google and Zillow.
FAQ
What is Broad Bay Point Greens like as a neighborhood?
Broad Bay Point Greens is a named subdivision within Great Neck, a Virginia Beach peninsula with a coastal, water-oriented setting. Home styles, sizes, and HOA terms should be confirmed through property records and the community association. Andrew can walk you through what is currently listed and what has recently sold.
Where is Broad Bay Point Greens located within Great Neck?
It sits on the Great Neck peninsula between Broad Bay and the Lynnhaven River. Exact boundaries should be confirmed through Virginia Beach property records, since area guides do not define them precisely.
Are homes in Broad Bay Point Greens waterfront or near the water?
It varies by property. The peninsula setting is water-oriented, but not every home has frontage, a view, or a dock. Verify water access in the survey, property records, and listing documents for each home you consider.
What parks and outdoor activities are near Broad Bay Point Greens?
Great Neck Park, a 70-acre city park on Lynnhaven Bay, offers wooded paths, an observation deck, picnic areas, courts, and ball fields. The Great Neck Recreation Center next door adds an indoor pool, a gymnasium, and fitness areas. Check the distance from your specific address on a map.
What should buyers verify about HOA rules, flood risk, and waterfront access before purchasing?
Verify all three against documents, not descriptions. Request the association's governing documents for HOA terms, check FEMA flood maps and get insurance quotes for the exact address, and confirm water access in the survey and property records. Andrew can help you build that checklist before you make an offer.
Thinking about a move in Great Neck?
Broad Bay Point Greens sits in a setting with real appeal, but the value of any one home comes down to details no area guide can give you. Andrew Christie specializes in Great Neck and in waterfront and water-proximity valuation, so you get a read on the property itself, not just the neighborhood name.
Call Andrew Christie at 757-269-9746 to talk through a specific home or your plans. You can also download the Great Neck Insider Report at greatneckinsiderreport.com.
Equal Housing Opportunity. Andrew Christie, Virginia Real Estate Broker, Atlantic Sotheby's International Realty. Regulated by the Virginia Department of Professional and Occupational Regulation (DPOR). This article is general information, not legal, tax, or financial advice. Confirm your own numbers with your closing agent, tax advisor, or lender.