3189 Indian River Road, Virginia Beach, Virginia 23456, United States

This property is a two-story single-family home at 3189 Indian River Road in Virginia Beach, Virginia, owned by [owner name withheld]. The lot is 0.45 acres, set in a semi-rural, wooded corridor in the southern part of the city. The house was built in 2015, contains 2,288 square ft of living space, and sits within a partially cleared area surrounded by a dense tree canopy that remains largely intact across the northern portion of the lot. The parcel's most defining traits are its low flood risk and its agricultural zoning despite being a developed residential property.

The house sits entirely outside the federal flood hazard area — the entire parcel falls in the lowest-risk flood category (FEMA Zone X), meaning federal law does not require flood insurance. Lenders may still recommend a policy, but the flood picture here is straightforward and favorable. The terrain reinforces this: the lot is nearly flat, averaging about 8.7 ft in elevation with barely 4 ft of relief across the whole parcel. Water drains away from the site rather than pooling against the structure, and there are no mapped streams, ponds, or other water features within a third of a mile. No mapped wetlands appear on the parcel, so day-to-day use and routine maintenance face no wetland-permit complications, though Virginia Beach does operate a wetlands board and Chesapeake Bay preservation rules that can apply to land alteration in this area — worth confirming with the city if any grading or clearing is planned.

The soil picture is the one flag worth attention. The entire parcel is mapped as Acredale silt loam, a hydric soil type — meaning it has characteristics associated with wet or saturated conditions. This soil rates poorly for septic systems and for structural drainage, and in wet weather it can contribute to standing water, a damp crawl space, or a septic field that is slow to drain. The construction photo on file shows the house was built on what appears to be an elevated, pier-supported foundation, which is consistent with building on this soil type and is a practical detail worth understanding if you are evaluating the home's long-term drainage and maintenance picture. Despite the hydric designation, no wetlands are formally mapped on the parcel, but the soil alone is a screening indicator that warrants attention.

The parcel is zoned AG2, which is an agricultural designation. This is notable for a home that is clearly residential in use — and the assessor confirms it is classified as residential — but the zoning label means that any expansion, subdivision, or addition of non-agricultural uses would need to be verified with Virginia Beach's planning department. A local news report noted that southern Virginia Beach is being considered for a larger industrial or manufacturing development, which could over time affect the rural character of this corridor. That is unverified and not specific to this parcel, but it is worth monitoring.

The property is served by Indian River Road directly along its frontage, with about 196 ft of public road access — straightforward and year-round. Electric transmission infrastructure is about half a mile to the east. No environmental contamination sites of concern appear near the property, and no federally protected species habitat is designated in the vicinity.

The assessor values the property at $582,400 — $131,300 for the land and $451,100 for the improvements — with 2026 property taxes billed at $5,649. That tax burden has risen steadily since the house was built, roughly doubling from the first full year of taxation in 2015. The land itself sold for $90,000 in 2013, before the house was built, making the current total assessed value a substantial reflection of the home's construction and subsequent appreciation.

Strengths here include the clean flood picture across the entire parcel, the direct public road frontage, the relatively new construction (2015), and the well-rated school district. Weaknesses to weigh include the hydric soil and its implications for drainage and the septic system, the agricultural zoning that could complicate future changes to the property, and the soil's low drainage and septic ratings, which are meaningful for a home already relying on whatever system is in place. The 2021 aerial imagery is the most recent available for this analysis — conditions on the ground may have changed since then, and anyone considering improvements should verify current site conditions directly.