The Complete Career Guide for Construction Managers in Chesapeake, VA

As a career analyst who’s spent years mapping the Hampton Roads job market, I can tell you that Chesapeake isn't just another suburb of Norfolk or Virginia Beach. It’s a massive, sprawling city with a unique economy built on military logistics, agricultural heritage, and rapid residential development. For a Construction Manager, this means a steady pipeline of projects—from military base expansions to single-family subdivisions and industrial warehouses. If you’re considering a move here, this guide will give you the unvarnished, data-driven picture of what to expect.

The Salary Picture: Where Chesapeake Stands

Let’s cut straight to the numbers. The median salary for a Construction Manager in Chesapeake, VA is $107,365/year, which breaks down to an hourly rate of $51.62/hour. When you compare this to the national average of $108,210/year, Chesapeake sits slightly below the U.S. median. However, this is a crucial distinction: the cost of living here is significantly lower than in many major metros, meaning your dollar goes further. The metro area has a Cost of Living Index of 97.4 (U.S. average = 100), and with a metro population of 253,886, you get a blend of city amenities without the crushing expense of places like DC or Northern Virginia.

Experience-Level Breakdown

Salaries in construction are heavily weighted by experience and the complexity of projects you can manage. Here’s how the numbers typically break down in the Chesapeake market:

Experience Level	Typical Years	Estimated Salary Range (Chesapeake)
Entry-Level	0-5 years	$70,000 - $85,000
Mid-Career	5-10 years	$90,000 - $115,000
Senior Manager	10-15+ years	$120,000 - $145,000
Expert/Executive	15+ years, large projects	$150,000+

Note: These are estimates based on local job postings and BLS data. Specializing in high-demand sectors like industrial or healthcare can push you to the higher end.

How Chesapeake Compares to Other VA Cities

Virginia’s construction market is diverse. Here’s how Chesapeake stacks up against key competitors in the state:

City	Median Salary	Cost of Living Index	Key Industries
Chesapeake	$107,365	97.4	Military, Logistics, Residential
Richmond	$112,100	97.6	State Government, Biotech
Northern Virginia (DC Metro)	$130,500	146.5	Federal Contracting, Tech
Virginia Beach	$106,600	99.8	Tourism, Port Operations

Source: BLS OES Data for Metro Areas, Cost of Living Index from BestPlaces.net.

Insider Tip: While Northern Virginia offers higher salaries, the cost of living (housing, taxes) is drastically higher. A $130,500 salary there might not stretch as far as $107,365 in Chesapeake, where you can find a 3-bedroom home for the price of a 1-bedroom apartment in Arlington.

The Real Take-Home: After Taxes and Rent

Let’s get real about what a $107,365 salary means in your monthly life. We’ll use Virginia’s 2024 state income tax brackets and common deductions (FICA: 7.65%) for a single filer with no other dependents.

Estimated Monthly Take-Home Pay (After Taxes):

• Gross Monthly Income: $8,947
• Federal Tax (approx.): -$1,450
• FICA (7.65%): -$684
• VA State Tax (approx.): -$400
• Net Monthly Income: ~$6,413

Now, let’s factor in rent. The average 1-bedroom apartment in Chesapeake costs $1,287/month. This leaves you with a substantial cushion.

Monthly Budget Breakdown for a Single Construction Manager

Category	Estimated Cost	Notes
Rent (1BR)	$1,287	City average. Prices vary by neighborhood (see below).
Utilities	$180	Includes electric, water, gas, internet.
Transportation	$450	Car is essential. Includes gas, insurance, maintenance.
Groceries	$400	Based on USDA low-cost food plan for one adult.
Health Insurance	$300	Employer-sponsored plan (employee portion).
Miscellaneous/Leisure	$800	Dining out, gym, entertainment, savings.
Total Expenses	$3,417
Remaining for Debt/Savings	~$2,996	Very healthy savings potential.

Can they afford to buy a home? Absolutely. With nearly $3,000 left over after all expenses, a Construction Manager earning the median salary can comfortably save for a down payment and handle a mortgage. The median home price in Chesapeake is around $365,000 (Zillow, 2024). A 20% down payment is $73,000. At current interest rates (approx. 7%), a monthly mortgage payment (PITI) on a $292,000 loan would be around $2,200-$2,400. This is well within the budget outlined above.

Where the Jobs Are: Chesapeake's Major Employers

Chesapeake’s job market for construction managers is stable, driven by a mix of public projects, military needs, and residential growth. Here are the key players you need to know:

1. The U.S. Department of Defense (Naval Station Norfolk & Oceana): While the bases themselves are in neighboring cities, their economic impact is felt throughout Chesapeake, especially in the Greenbrier area. Contractors supporting base infrastructure, housing, and facilities management are always hiring. Look for firms like Hensel Phelps or B.L. England that hold major federal contracts.

2. Chesapeake Public Schools (CPS): The city is constantly building and renovating schools. CPS has a robust capital projects department. Their recent bond measures have funded major renovations at schools like Great Bridge Middle and Oscar Smith High School, creating steady demand for public works project managers.

3. Sentara Healthcare: A major regional health system with a significant presence in Chesapeake (e.g., Sentara Leigh Hospital in nearby Norfolk, but Sentara operates clinics and builds throughout the city). Healthcare construction is a high-growth specialty, requiring managers skilled in medical gas, infection control, and complex MEP systems.

4. The City of Chesapeake Department of Public Works: This is your direct public sector employer. They manage everything from road widening (like the Dominion Boulevard improvements) to water and sewer infrastructure. Jobs here offer stability, great benefits, and a pension, but salaries may be slightly below median private sector rates.

5. Commercial and Industrial Developers: Look at the explosion of warehouses and logistics centers along I-64 and Route 17. Companies like Woodmont Industrial Partners and Prologis are major developers. Firms like Ryan Homes and Lennar dominate the single-family market in neighborhoods like Somerset and Grassfield.

6. Marine & Industrial Construction: Chesapeake’s deep-water access via the Elizabeth River supports robust marine construction. Companies like Cianbro and Orion Marine Group work on port facilities, bridges, and coastal resilience projects, offering specialized, high-paying work.

Hiring Trend: The market is stable but competitive for top talent. The 10-year job growth projection for the metro area is 8%, which is healthy, indicating sustained demand. However, the biggest surge is in renovation and adaptive reuse projects, not just new builds, as land for large subdivisions becomes scarcer.

Getting Licensed in VA

Virginia regulates construction managers differently than some states. You don't need a specific "Construction Manager" license, but you must be licensed as a Class A or Class B Contractor if you are performing, managing, or bidding on projects as the prime contractor.

Key Requirements:

• Class A License: For projects over $120,000. Requires 8 years of experience, a $10,000 surety bond, and passing an exam.
• Class B License: For projects from $10,000 to $120,000. Requires 5 years of experience, a $5,000 surety bond, and passing an exam.
• Class C License: For projects under $10,000. Requires 2 years of experience.

Process & Costs:

1. Experience Verification: You'll need to document your experience (letters from employers, project portfolios). This is the most time-consuming step.
2. Pre-Licensing Course: A 6-hour course is required for Class A/B. Cost: $200 - $400.
3. Exam: The Virginia Board for Contractors exam. Cost: $185 (per trade). You must pass the Business & Law exam and at least one trade exam (e.g., Building, Electrical).
4. Application Fee: For Class A: $185. For Class B: $175.
5. Bond & Insurance: You'll need a surety bond and general liability insurance (minimum $500,000). Costs vary based on credit and project size.

Timeline: From start to finish, plan for 3 to 6 months. The Virginia Board for Contractors website is a critical resource. Pro Tip: Many experienced managers work under a licensed contractor's umbrella before pursuing their own license. Network with local firms in Greenbrier or South Norfolk to find mentorship opportunities.

Best Neighborhoods for Construction Managers

Where you live affects your commute, lifestyle, and social circle. Here’s a breakdown by neighborhood, focusing on commute to major job hubs (like the industrial areas near I-64, Downtown Norfolk, or military bases).

Neighborhood	Vibe & Commute	1BR Rent Estimate	Why It's Good for CMs
Greenbrier	Upscale, corporate retail hub. 20-30 min to Norfolk.	$1,450 - $1,700	Central to major employers (Sentara, corporate offices). Close to I-64. High-end amenities.
Grassfield	Family-oriented, master-planned community. 25-35 min to bases.	$1,300 - $1,500	Newer homes, excellent schools. Popular with young professionals and families.
Deep Creek	More rural, large lots, near the North Landing River. 30-40 min commute.	$1,100 - $1,350	"Country living" feel. Good for those who want space and don't mind a longer drive.
South Norfolk	Historic, closer to the Chesapeake Bay and Naval Base Norfolk. 15-25 min.	$1,150 - $1,400	Shorter commute to port and base construction. More affordable, strong community feel.
Great Bridge	Suburban, quiet, near the Great Bridge Lock. 25-35 min.	$1,200 - $1,450	Great for outdoor enthusiasts (boating, fishing). Good value for family-oriented CMs.

Insider Tip: Traffic on I-64 and I-464 during peak hours (7-9 AM, 4-6 PM) can add 15-20 minutes to any commute. Living in Greenbrier or South Norfolk can significantly cut down on time spent in your car.

The Long Game: Career Growth

Your salary isn't just a number—it's a trajectory. In Chesapeake, you can grow in several directions.

• Specialty Premiums:

  • Healthcare Construction: Can add a 10-15% premium due to complexity.
  • Industrial/Warehouse: High demand, especially with the e-commerce boom. Salaries can match or exceed $120,000 for mid-career managers.
  • Marine/Coastal: Niche field with fewer competitors; salaries are high but project availability can be cyclical.

• Advancement Paths:

  1. Project Manager (mid-career) -> Senior Project Manager -> Director of Operations (at a regional firm).
  2. Field Superintendent -> Project Manager (if you get your license).
  3. Government/Institutional (City, School District) -> Private Sector (higher pay, but less stable) or Consulting (freedom, variable income).

• 10-Year Outlook (8% growth): The construction industry in Hampton Roads is resilient, supported by the federal government (the largest employer in the region). The focus will shift toward resilience projects (sea-level rise, stormwater), energy retrofits (for older buildings), and adaptive reuse. Managers with expertise in green building (LEED) or disaster recovery will be in the highest demand.

The Verdict: Is Chesapeake Right for You?

Pros	Cons
Affordable Cost of Living: Your $107,365 salary affords a comfortable lifestyle with savings.	Car-Dependent: Limited public transit. A reliable vehicle is non-negotiable.
Stable Job Market: Driven by military, government, and consistent residential growth.	Traffic: Commutes to Norfolk/VB can be slow, especially near the HRBT tunnels.
Diverse Project Types: From military to marine to residential—career development is easy.	Climate: High humidity, hurricane risks (June-November), and hot summers.
Strong Community: Family-friendly, with good schools and outdoor activities.	Limited "Urban" Vibe: It’s a sprawling suburb. If you want a dense, walkable city center, look to Richmond or Norfolk.
Proximity to Beaches: You're 30 minutes from Virginia Beach.	Cultural Scene: Smaller than major metros; requires a drive for major concerts or events.

Final Recommendation: Chesapeake is an excellent choice for a mid-career Construction Manager (5-15 years of experience) seeking a stable, affordable place to buy a home and raise a family. The work-life balance is strong, and the job market is steady. It’s less ideal for young, single professionals seeking a vibrant nightlife or for those who want to rely on public transportation. If you value stability, outdoor access, and a manageable cost of living, Chesapeake is a smart, strategic move.

FAQs

1. Do I need a car in Chesapeake?
Yes, absolutely. The city is spread out over 351 square miles, and public transit (Chesapeake Transit) is limited. Most construction sites are in industrial or suburban areas not served by buses.

2. What's the best way to network for construction jobs in the area?
Join the Hampton Roads Chapter of the Associated General Contractors (AGC). Attend their monthly luncheons. Also, keep an eye on the Chesapeake Economic Development website for new project announcements and public bid postings.

3. Is the weather a big problem for construction work?
It can be. Summer heat and humidity are intense (90°F+ with high humidity). Hurricane season (June-Nov) can cause project delays. Winters are mild, but occasional ice storms can shut down work for a day or two. Budget for weather delays in your schedules.

4. How competitive is the job market for non-licensed managers?
Very competitive. Most firms prefer licensed contractors. However, you can start as an Assistant Project Manager or Project Engineer to gain local experience and work toward your license. Military base contractors often have entry points for those with federal security clearances.

5. What's the one local resource a new CM must know?
The Chesapeake City Code and Zoning Ordinance. It's surprisingly complex, especially in mixed-use areas like Greenbrier. Understanding the local approval process will make you invaluable to any employer. You can find it on the City of Chesapeake website under the Planning Department.

Sources: U.S. Bureau of Labor Statistics (BLS) Occupational Employment and Wage Statistics, Virginia Board for Contractors, City of Chesapeake Planning Department, Zillow Research, BestPlaces.net.