Red Mill vs Lagomar vs Ashville Park Home Prices

By Megan Luker  |  September 5, 2026

Last week I told you this side of the city runs $750,000 and up, and I owe you a correction. Seven hundred fifty thousand dollars does not buy you Lagomar. It does not buy you Ashville Park. It buys you the front door of one.

I pulled all three neighborhoods this morning — 98 homes across Red Mill Farm, Lagomar, and Ashville Park. Below you'll get the median list price, the price per square foot, the year the homes were built, the HOA, and the cheapest way in the door for each one. Then what's actually around those three front doors, by name. And the school zone catch I promised last week, which turned out worse than I thought: there's a road running through one of these neighborhoods that changes your elementary school and your high school depending on which side of it you buy. I'm not going to sell you on southeastern Virginia Beach. I'm going to tell you the truth about it.

Red Mill Farm: What $555,000 Buys

I gave you a number for this neighborhood in the spring and it did not hold. When I showed you what $429,000 buys across three southern Virginia Beach neighborhoods, Red Mill was the one the budget could not reach. Here's where it sits today. See the Red Mill Farm numbers at 2:08.

Every detached home in Red Mill Farm since March — 28 of them — puts the median list price at $555,000. The median home runs around 2,222 square feet, built in 1988, four bedrooms and two and a half baths, about $259 a square foot, and there's no HOA. The lowest priced home in there right now is $485,000. The highest is $659,000, with a pool.

For context, when I broke down Ocean Lakes a couple of weeks ago, the median detached home there was around $455,000. Red Mill Farm is about $100,000 up the road — same corner of the city, same drive to the gate.

This next part is for the spouse watching from the other side of the couch. Everything from here up is a different conversation than the one you've been having. If your number is under $700,000, you're already done: Red Mill and Ocean Lakes are your neighborhoods, and they're strong fits. If you're still reading, you're asking whether the next rung is worth it.

Lagomar: The $279,600 Gap Between the Door and the Middle

Lagomar has about 40 homes on the market since March, and the median list price there is $1,049,500. Not $750,000 — $1,049,500. The median size is around 3,691 square feet, built around 2000, about $284 a square foot, with no HOA. See the Lagomar breakdown at 3:50.

The number I gave you last week wasn't wrong. It was incomplete. The cheapest home listed in Lagomar right now is $769,900, and that's real — you can get into this neighborhood at $750,000 and up. But look at what that home is: three bedrooms, built in 1987, in a neighborhood where the middle of the market is 3,691 square feet and thirteen years newer.

That is the $279,600 gap. The entry here is $769,900 and typically you're going to spend over a million. Seven hundred fifty thousand gets you a Lagomar address. It does not get you a Lagomar home. And that's the difference between being the smallest home on the street for three years and being comfortable.

Ashville Park: 452 Acres, and a Window That's Closing

I looked at 30 homes in Ashville Park. The median list price is $1,225,047, the median size is 3,539 square feet, and that's about $331 a square foot. The median year built is around 2024. See the Ashville Park walkthrough at 5:13.

Red Mill Farm is a 1988 neighborhood. Lagomar is a 2000 neighborhood. Ashville Park is the new one, and that's exactly where people get the timing wrong.

This is a master-planned community, and the plan is the product: 452 acres, 455 home sites laid out in villages, a 47-acre Lake Heritage Park at the north end, and 57.8% of the entire property in open space — call that 261 acres. That's what $331 a square foot is buying. Not just a home, but the land around it that nobody is ever going to build on.

The Timing Nobody Tells You

Ashville Park is in its final phase. When I looked, there was only one brand-new 2026 home available on the market. Just one. So if your plan was to get to Virginia Beach and Hampton Roads on the next set of orders and build in Ashville Park, that window is closing, and it's closing this year. Everything else available in there is resale, roughly 2014 to 2017, which is why the listings today run all the way from $785,000 to $1.465 million. And yes, $785,000 gets you into Ashville Park — it gets you the resale side.

The HOA Difference: $322 a Month

One more number, and it's the sharpest difference between the three. Red Mill Farm has no HOA. Lagomar has no HOA. Ashville Park is $322 a month. See the full HOA breakdown at 7:22.

Before you react to that, look at what's inside it: Cox cable, the pool, the clubhouse, the exercise room, the playgrounds, the dog park, the basketball court, the trails, and ground maintenance on every common area. Take the cable back out, because you pay that wherever you live. What's left covers a gym you're not paying a membership for, and 261 acres somebody else maintains.

Now run it against your tour. At $322 a month for three years, that's $11,600 a Lagomar buyer ten minutes away never spends — and your lender counts it when you qualify. Neither one is the right answer. It comes down to whether you use it. If your family lives at that pool and those trails, $322 is a bargain. If you deploy and your kids are grown, it's $11,600 for amenities you drove past.

Price Per Square Foot: What the Second Rung Actually Costs

Here's the math nobody runs. Red Mill Farm to Lagomar costs $494,500, and it gets you 1,469 more square feet. That's roughly $337 per additional foot, when you only paid $259 a foot for the whole first home. See the price-per-square-foot comparison at 8:42.

That's not a reason to say no. It's the actual price of the second rung. And at this price point you're not buying a home — you're buying a corner of the city.

What's Actually Around These Three Front Doors

I had clients buy down here about 20 years ago, and the people who told them it was too far out were right at the time. If you wanted anything, you had to drive north. They never left, and they're benefiting now. They watched Red Mill Commons fill in around them. They watched this stretch of Princess Anne Road go from fields to a shopping center. They watched Ashville Park get built out of farmland — and the home they bought when this was the middle of nowhere came along for the whole ride. See the full lifestyle tour at 10:40.

It's not a mystery why. Look at what this corner sits between: Dam Neck is right there, NAS Oceana is right there, Sandbridge is at the end of the road. The shopping filled in, the schools are right there, and the demand followed. What you're deciding isn't what this corner is today — it's which direction it has been moving. I lived in that area for over 22 years, and it has only gone one way.

A Normal Saturday Down Here

Get up, get your coffee at Baja Coffee, or Pin Up Coffee, which is new and sits right there on Princess Anne Road next to the brand-new Taste. Then errands — and this is the part people coming from a big metro don't believe. Walmart, Home Depot, and Target are right on top of each other, with Target directly across from the Walmart parking lot. So the whole Saturday list — the groceries, the thing you forgot, the mulch, the return that's been rolling around your trunk for two weeks — is one trip, not four trips across town. And if it's hot out, we're not leaving without Cold Stone, Blue Cow, or Flip Flops.

"Is There Anything Really Down There?"

I get that question, politely, every time somebody looks this far south. The answer is yes. Out on Princess Anne Road at the entrance to Sherwood Lakes, directly across from Heritage Park, there's a small center with Taste, Sedona Taphouse, and Blue Cow Ice Cream in it, sitting on a beautiful lake. That's not a drive from Ashville Park — it's a few minutes.

Taste is my go-to, so let me be specific, because I'd rather you actually go than take my word for it. My favorite is the North Ender: honey smoked turkey, hardwood smoked bacon, havarti, avocado, romaine, tomato, and basil mayo on French bread. If you want the real move, go for Peter's Pick, the monthly special sandwich that comes with chips and a fountain drink. These are big sandwiches. You are not leaving hungry.

Here's the whole point of that tour: every single thing I just described happened within about ten minutes of all three neighborhoods. I didn't get on the interstate. I didn't go through a tunnel. If you've spent any time in Virginia Beach and Hampton Roads, you know that is not a small thing. The center is also bigger than people expect — over 130 tenants, big box, local restaurants, gyms, and all the kids' stuff. And for you specifically, there's a Navy Federal Credit Union branch right there in the shopping center.

That's the trade. You're further out than the oceanfront crowd and further out than the Norfolk commuters. What you get for it is a whole week that fits inside a few shopping centers within a ten-minute radius. If that sounds like a downgrade, this corner isn't your corner. If it sounds like the reason you'd pay a million now, you understand what you're actually buying.

The School-Zone Catch: One Road Splits Red Mill Farm

I promised you a school zone twist, and it's a little worse than I set it up to be. People assume three neighborhoods a few miles apart means the same schools. In one of these three, you don't even get the same schools inside the same neighborhood. See the school-zone split at 14:08.

Red Mill Farm is split by Nimmo Parkway. Depending on which side of that road your home sits on, you're zoned either for Three Oaks Elementary or Red Mill Elementary, Princess Anne Middle either way, and then either Ocean Lakes High or Kellam High. Same subdivision, same sign at the entrance, same $555,000 median — two different pyramids, decided by which side of the road you happen to buy on. If you take one thing out of this entire post, take that: do not shop this neighborhood by the name.

The other two are cleaner. Lagomar feeds Red Mill Elementary, Princess Anne Middle, and Ocean Lakes High. Ashville Park feeds Princess Anne Elementary, Princess Anne Middle, and Kellam High.

Now look at what all three have in common: exactly one school. Princess Anne Middle. A $555,000 home in Red Mill Farm, a $1,049,500 home in Lagomar, and a $1,225,047 home in Ashville Park all send their kids to the same middle school — and then they split again at the high school. The pyramid does not follow the price. Your street decides this, not your ZIP code, not your neighborhood name, and not what you paid.

What I will not do is rate them for you. That's not my call to make. Pull up the Virginia Beach City Public Schools locator, type in the actual address — not the neighborhood, the address — and confirm it yourself. Then do it again before you write an offer, because these lines move.

Which of the Three Fits You

Here's the honest sort. See the full summary at 16:17.

1. Red Mill Farm fits a three-year tour, a budget under $700,000, and wanting to leave without the sale being a project — 28 homes came through this one subdivision in six months, so you're not guessing at what it's worth. It doesn't fit if you need 3,500 square feet, and if schools matter at all, you shop it by which side of Nimmo Parkway the home is on.
2. Lagomar fits you if you're staying past one tour, you want land and a pool and no HOA telling you what to do with either, and you can carry a million-dollar home without it defining your whole budget. It doesn't fit if you're stretching to hit $769,000, because you'll own the entry-level home on a street where that isn't even entry level.
3. Ashville Park fits you if you want the master-plan setup — the open space, the lake, the villages — and you can either move on that last new build now or you're happy in the resale. It doesn't fit if you were counting on picking a lot and building here in a couple of years. That's not the phase this community is in anymore.

The Questions I Hear Most About Southern Virginia Beach

What does $750,000 buy in southern Virginia Beach?

In southern Virginia Beach, $750,000 buys the front door of Lagomar or Ashville Park — not a typical home in either one. As of September 2026, the median list price is $555,000 in Red Mill Farm, $1,049,500 in Lagomar, and $1,225,047 in Ashville Park. Lagomar's cheapest current listing is $769,900 against that $1,049,500 median, a $279,600 gap between getting in the door and being typical for the neighborhood.

What is the median home price in Red Mill Farm, Lagomar, and Ashville Park?

As of September 2026, Red Mill Farm's median list price is $555,000 at about $259 a square foot, Lagomar's is $1,049,500 at about $284 a square foot, and Ashville Park's is $1,225,047 at about $331 a square foot. Red Mill Farm was built in the 1980s, Lagomar around 2000, and Ashville Park's median year built is around 2024. Those numbers come from 98 homes across the three neighborhoods.

Do Red Mill Farm, Lagomar, and Ashville Park have an HOA?

Red Mill Farm and Lagomar have no HOA. Ashville Park is $322 a month, which covers Cox cable, the pool, clubhouse, exercise room, playgrounds, dog park, basketball court, trails, and ground maintenance on every common area. Over a three-year tour that's $11,600 a Lagomar buyer ten minutes away never spends — and your lender counts it when you qualify, so it affects what you can borrow.

Are Red Mill Farm, Lagomar, and Ashville Park in the same school zone?

No, and Red Mill Farm isn't even in one zone by itself. Nimmo Parkway splits it: depending on which side your home is on, you're zoned for either Three Oaks Elementary or Red Mill Elementary, and either Ocean Lakes High or Kellam High. Lagomar feeds Red Mill Elementary and Ocean Lakes High, Ashville Park feeds Princess Anne Elementary and Kellam High, and all three share Princess Anne Middle. Confirm any home with the Virginia Beach City Public Schools locator using the address, not the neighborhood name.

Can you still build a new home in Ashville Park?

Barely. Ashville Park is in its final phase, and when I pulled the numbers there was only one brand-new 2026 home available on the market. Everything else is resale, roughly 2014 to 2017, with listings running from $785,000 to $1.465 million. If your plan was to arrive on the next set of orders and pick a lot to build on, that window is closing this year.

How far is this corner of Virginia Beach from NAS Oceana and Dam Neck?

All three neighborhoods sit in the same corner of the city as NAS Oceana and Dam Neck, with Sandbridge at the end of the road. Everything covered in this post — groceries, big box stores, restaurants, a gym, and a Navy Federal Credit Union branch — sits within about ten minutes of all three, with no interstate and no tunnel between you and it.

If you're weighing whether to keep your current home when orders come, read Sell or Rent Your Home When You PCS From Virginia Beach — the full math on both paths.

If you want to talk through which of these three fits your situation — your base, your rank, your timeline, your budget — book a Zoom call with me. Real numbers, no pressure. And whether you have orders in hand or you're two years out and just reading, you're not too early: download my free Military Relocation Guide, which walks through every base in Virginia Beach and Hampton Roads.

Welcome home. This is real-life Virginia Beach.