Broad Bay Point Greens is an upscale Virginia Beach neighborhood anchored by a Tom Clark-designed 18-hole golf course, but it also offers deep-water boating access to the Chesapeake Bay, historic architecture dating to 1640, and landscaped waterfront homes, making it one of the most distinctive communities in the Great Neck corridor.
What makes Broad Bay Point Greens more than just a golf community in Virginia Beach?
Broad Bay Point Greens is an upscale Virginia Beach neighborhood in the Great Neck corridor that combines a private Tom Clark-designed 18-hole golf course with deep-water boating access to the Chesapeake Bay, waterfront homes featuring private piers, and a colonial manor house that local historians describe as one of the oldest European-built structures in the southeastern United States. It's a rare combination of golf, water, and history that sets it apart from other Great Neck communities.
When buyers ask me about Broad Bay Point Greens, the golf course is usually the starting point, not the ending point. Once I walk them through what else is here, the conversation shifts entirely.
This is a neighborhood that rewards closer inspection. Here's what I tell every buyer who brings it up.
What You Actually Get in Broad Bay Point Greens
Broad Bay Point Greens sits off Great Neck Road in the northeast corner of Virginia Beach, in ZIP code 23454, bordered by Broad Bay and Dey Cove. To the south is the Mill Dam Community; to the north, Lynnhaven Shores. It's a residential pocket that feels genuinely removed from the city's commercial noise while staying close to everything along Shore Drive and Hilltop.
The neighborhood was developed in 1984 around the 10-acre Broad Bay Manor estate, a colonial manor house dating to approximately 1640. Local sources describe it as purportedly the oldest extant European-built house in the southeastern United States. That's not marketing language, it's a legitimate historical footnote that gives Broad Bay Point Greens a sense of place most master-planned communities can't manufacture.
The streets are wide and heavily landscaped. The housing stock is predominantly single-family detached homes on larger lots with mature trees and manicured grounds. This is not a tight-lot subdivision. It feels like a neighborhood that has been here for decades, because it has.
The Water Access That Changes Everything
Here's what separates Broad Bay Point Greens from most golf communities in Hampton Roads: a meaningful share of homes are waterfront with private piers, offering deep-water access through Dey Cove and Broad Bay, out through Lynnhaven Inlet, and directly into the Chesapeake Bay.
That's not a short boat ride to somewhere interesting. That's a navigable route to the Bay from your own backyard. For buyers who want to keep a boat and actually use it, not just look at water, this is a material difference versus inland golf communities that only offer pond or lake views.
In my experience working in the Great Neck corridor, the combination of golf-course living and deep-water boating access in one neighborhood is genuinely rare. Most communities offer one or the other. Broad Bay Point Greens offers both, which is part of why inventory here moves quickly when it does appear.
The Golf Course and Country Club
The Broad Bay Country Club anchors the community with a private 18-hole course designed by Tom Clark, a course architect known for layouts that work with natural terrain rather than against it. The course wraps through the neighborhood in a way that creates golf-course-adjacent lots without making the entire community feel like a fairway.
If you're not a golfer, that's fine. The course functions as greenspace, views, and open buffer between homes. Many of my clients who've bought here over the years aren't regular golfers. What they valued was the visual separation between properties, the maintained grounds, and the overall atmosphere, not a tee time.
According to Old Dominion University's 2026 Life in Hampton Roads survey, 77.6% of Hampton Roads residents rate their neighborhood quality of life as excellent or good. Broad Bay Point Greens, with its combination of historic character, water access, golf, and landscaped streets, represents exactly the kind of environment that drives those numbers.
The 2026 Market Reality for Buyers Considering This Neighborhood
Let me be direct: the Virginia Beach market in 2026 is competitive, and premium communities like Broad Bay Point Greens don't sit. You need to come in prepared.
Virginia Beach had 1,205 active listings across the Southside in July 2026, with just 2.38 months of supply, according to a July 2026 Hampton Roads market analysis, conditions that continue to favor sellers. A June 2026 update reported Virginia Beach's median sales price at $445,000, up 12.7% year-over-year, with homes going under contract in a median of 12 days and closing at 100.3% of list price.
For detached homes specifically, a June 2026 analysis using REIN (Real Estate Information Network) data found a median sale price of $494,000, with a median of just 9 days on market and 1.5 months of supply, a segment where multiple offers are the norm, not the exception.
At the regional level, Realtor.com's July 2026 Virginia Beach report shows a median list price of $439,000, up 5.8% year-over-year, outpacing the national median list price of approximately $428,950, which actually declined 2.4% over the same period. Virginia Beach is moving in the opposite direction from the national trend.
Here's the Hampton Roads regional picture as of the most recent monthly data available:
| Month | Median Sold Price | Avg. Price Per Sq Ft | Avg. Days on Market | Homes Sold |
|---|---|---|---|---|
| June 2026 | $388,000 | $230 | 10 | 2,727 |
| July 2026 | $380,000 | $228 | 22 | 2,489 |
| August 2026 (partial, through Aug. 23) | $380,000 | $224 | 31 | 1,271 |
Source: Hampton Roads regional monthly market data. These are area-level figures, not Broad Bay Point Greens-specific.
Zillow's Virginia Beach snapshot through July 31, 2026 shows a typical home value of $430,374, a 1-year change of +3.2%, and a median sale-to-list ratio of 1.000, with 43.6% of sales closing above list price. That last number tells you everything about buyer competition in this market right now.
A National Association of Realtors framework for evaluating local market conditions consistently identifies months of supply below 3.0 as a seller's market. Virginia Beach has been operating well below that threshold for most of 2026.
What does this mean for Broad Bay Point Greens specifically? No source in this market breaks out subdivision-level pricing in isolation, and I won't manufacture numbers that don't exist. What I can tell you is that waterfront, golf-course-adjacent, detached homes in established Great Neck sub-markets have historically commanded premiums over city-wide medians, and in a supply-constrained environment like this one, those premiums hold. Your specific situation depends on the home, the lot, and the timing. That's exactly the kind of analysis I run for every buyer I work with here.
Virginia Beach residential sales volume hit 2,847 transactions in Q1 2026, a 12.3% increase over Q1 2025, according to a Virginia real estate market report for that period, and the Hampton Roads metro saw a 15% increase in new listings year-over-year during the same window. More listings and more buyers, but inventory still thin. That's the environment you're entering.
One forecast worth noting: a local market-update analysis projects Virginia Beach property values to increase approximately 6.5% during 2026. That's a projection, not realized data, but it's consistent with the trajectory the city has been on. Confirm any forward-looking numbers with your own advisor before making decisions based on them.
What to Do Before You Start Looking Here
Broad Bay Point Greens doesn't have a deep inventory bench. When a home comes available, especially a waterfront property with a pier, you typically have days, not weeks, to act. Here's what I walk every buyer through before we start touring:
- Get fully pre-approved, not just pre-qualified. In a market where detached homes are going under contract in under two weeks, a pre-qualification letter isn't enough. Work with a lender who can underwrite quickly. Verify your financing position with your lender before you start making offers.
- Understand the waterfront premium. Homes with private piers and deep-water access carry a different value calculation than golf-course-adjacent non-waterfront homes. I can walk you through how to evaluate that difference for any specific property.
- Know your commute and lifestyle priorities. Broad Bay Point Greens has a Walk Score of 4, per local neighborhood data, this is a car-dependent community. Shopping, dining, and services are a drive away on Great Neck Road or Shore Drive. That's not a negative for most buyers here, but it should be a conscious choice, not a surprise.
- Clarify HOA and Country Club membership terms. Golf-course communities often have tiered membership structures and deed restrictions. I'll make sure you understand exactly what you're buying into before you commit.
- Consider the full picture of Virginia real estate process. Transactions here follow Virginia's standard residential procedures, with listings aggregated through REIN as the regional MLS. I'll guide you through every step, from offer to closing, including the disclosures and contingencies that matter most in this type of community.
Every situation is different, and the only way to know what a specific home in Broad Bay Point Greens is really worth, and whether it's the right fit for you, is to run the analysis with someone who knows this micro-market. That's where I come in.
Frequently Asked Questions About Broad Bay Point Greens
Is Broad Bay Point Greens a good place to live if I'm not a golfer?
Yes. The golf course functions as greenspace, open views, and natural separation between homes, many residents here don't play regularly. The neighborhood's real draws are its waterfront access, historic character, landscaped streets, and overall atmosphere. Golf is one amenity among several, not a prerequisite for enjoying the community.
What makes Broad Bay Point Greens different from other Great Neck neighborhoods like Mill Dam or Lynnhaven Shores?
Broad Bay Point Greens is the only sub-neighborhood in the Great Neck corridor that combines a private 18-hole golf course with deep-water boating access and a colonial manor house dating to approximately 1640. Mill Dam sits to the south and Lynnhaven Shores to the north, but neither offers that specific combination of golf, history, and navigable Bay access in a single community.
Do homes in Broad Bay Point Greens have deep-water access for boating?
Many do. A meaningful share of properties are waterfront with private piers, and the community's position on Broad Bay and Dey Cove provides a navigable route through Lynnhaven Inlet directly to the Chesapeake Bay. Not every home has water frontage, so it's worth clarifying the specific lot and pier situation for any property you're considering.
How fast are homes selling in Virginia Beach right now, and does that affect Broad Bay Point Greens?
Virginia Beach detached homes had a median of just 9 days on market in June 2026, with 1.5 months of supply and a sale-to-list ratio of 100.1%, according to a June 2026 analysis using REIN data. Premium, amenity-rich communities like Broad Bay Point Greens tend to move quickly when inventory appears. Coming in pre-approved and ready to act is essential in this environment.
Is Broad Bay Point Greens walkable, or will I need a car for daily errands?
You'll need a car. The neighborhood has a Walk Score of 4, reflecting its planned, residential character. Shopping, dining, and services are accessible via Great Neck Road, Shore Drive, and the Hilltop area, all a short drive away. For most buyers drawn to this type of community, that's a trade-off they're comfortable making for the privacy and setting.
Broad Bay Point Greens is one of those neighborhoods that consistently surprises buyers who come in expecting just a golf address. The water access, the history, the landscaping, the scale of the lots, it adds up to something genuinely different in the Virginia Beach market. If you're exploring the Great Neck corridor and want to understand how this community fits into the current landscape, I'd be glad to walk you through it.
Call me directly at 757-502-5077, or download the Great Neck Insider Report for a deeper look at the neighborhoods I work in every day.
Equal Housing Opportunity. Andrew Christie, Virginia Real Estate License #0225199734, DPOR. Brokerage: Atlantic Sotheby's International Realty. This article is general information only and does not constitute legal, tax, or financial advice, confirm your specific situation with your attorney, tax advisor, lender, or closing officer.