Savills
2024 - Industrial
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Port volumes, congestion and property market conditions normalized after three years of upheaval
West Coast labor issues resolved for now as new disruptions emerged at the Panama and Suez Canals
As supply chains diversify, ports are competing for market share by making capital investments
01
02
03
Container volumes in 2024 are likely to maintain their recent pace, contingent on the broader economy
2024 Outlook
For more information, please contact us:
Mark Russo
Senior Director, Head of Industrial Research
mrusso@savills.us
Gregg Healy
Executive Vice President, Head of Industrial Services
ghealy@savills.us
savills.us
Megatrends
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Virginia
Savannah
Oakland
Northwest Seaport Alliance
New York & New Jersey
Los Angeles
Long Beach
Houston
Charleston
Expect a softer warehouse market in the near term, with a recovery in land-scarce regions to follow
Ongoing global trade disruptions are expected to bolster reshoring and nearshoring trends
Top Ports
The Panama drought is adversely affecting East and Gulf Coast ports that rely on canal crossings for importing Asian cargo.
2023 TEU Volume & Year-Over-Year % Change
Special thanks to the collaborative efforts of all cross-function contributors who helped bring the 2024 Savills Ports Report to life.
7.8M
-17.7%
3.3M
-11.2%
4.9M
-16.4%
2.5M
-11.1%
3.8M
-3.8%
2.1M
-11.6%
8.0M
-12.2%
2.2M
-15.6%
shanghai
rotterdam
Creative Digital Services Marketing PR/Communications Research and Data Services
East Coast
West Coast
16-19 days
10-12 days
31-33 days
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Ports Report
8.6M
-12.9%
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Baltimore
Jacksonville
Miami
Quarterly TEUs (Top 12 Ports)
The top 12 U.S. ports processed 46.8 million TEUs in 2023, down 12.5% from 2022, but approximately in line with pre-pandemic levels.
Source: Local Port Authorities
U.S. Container Volumes by Region
1.1M
+4.9%
-8.4%
1.3M
-1.9%
Capital Investment
Improvements to raise Howard Street Tunnel to 21 feet, allowing double-stacked trains on CSX’s I-95 Rail Corridor and to/from Port of Baltimore, projected to finish by 2025.
Commissioned in 2022, Seagirt Marine Terminal received four Neo-Panamax cranes, reaching 23 containers across, lifting 187,000 tons and set to double the port's container capacity.
In 2023, a Port Infrastructure Development Grant (PIDP) was received for berth and upland improvements, a new roll-on/roll-off pad, crane pad and structures for offshore wind projects.
$466 M
$166 M
$47 M
Transportation
Port of Baltimore
Port - East Coast
U.S. Rank by trade
port characteristics
2023
1.1 M
4.9% Y-O-Y
#11
2022
#12
Terminals
2
Berths
22
Cranes
23
Post-Panamax Cranes
12
Depth
50 feet
Credit Rating (Moody's)
Aa1
TEU VOLUME
Howard Street Tunnel Expansion Project
Seagirt Marine Terminal Neo-Panamax Cranes
Baltimore County Wind Manufacturing Hub
Annual TEU Volume
Port Congestion
Baltimore started the year with an average vessel wait time of 2.4 days but normalized through the remainder of 2023.
Labor*
Wages are higher relative to other major U.S. port markets.
Supply (jobs)
Demand (monthly postings)
Compensation (median hourly)
*Labor data represent transportation and material moving occupations **Value represents national average adjusted for region size Source: Lightcast
Class I Operators:
CSX, Norfolk Southern
Major Highways:
I-95, I-70, I-83
Real Estate
Baltimore has the second highest vacancy rate among major U.S. port markets.
Rent vs. Vacancy
KEY STATS: BALTIMORE
Vacancy Rate
8.3%
Inventory
207.2 msf
Annual Rent Growth
7.2%
Average Asking Rent
$9.12
Under Construction
1.5 msf
Class A, 100K+ SF
TEU volume was up 4.9% in 2023, making Baltimore the only major U.S port to see a rise in activity from 2022.
Baltimore, the leading U.S. roll-on/roll-off (Ro/Ro) port, capitalizes on its prime inland location and proximity to the Midwest to handle a variety of cargo including farm and construction machinery, autos and light trucks. To adapt to the increasing demand for container cargo, the port has invested in the Seagirt Marine Terminal and the Howard Street Tunnel Expansion, aiming to enhance TEU growth and the efficiency of container movement. Situated in a dynamic yet cost-effective East Coast market, the port attracts top investors and tenants. For example, the 3,600-acre Tradepoint Atlantic development hosts industry giants such as Amazon, FedEx, BMW and Harley-Davidson as tenants.
Photo Source: Adobe Stock
Source: Savills Research
Source: Portcast
Source: Local Port Authority
National Average
128,118**
1,419
125,419
1,656**
$19.25
$18.49
MSA: Baltimore - Columbia - Towson, MD
Completed in 2022, the project increased capacity with new container tools, modernized yards, enhanced traffic and IT systems, a stronger wharf and a transload facility for mega retailers.
SC Ports is developing a rail-served intermodal yard for near-dock access to the Port of Charleston. Serviced by CSX and Norfolk Southern, the Navy Base Intermodal Facility is projected to open by 2025.
Developing an inner-harbor barge operation, moving containers between Wando Welch and Leatherman Terminals via a marine highway, easing trucking capacity as Port of Charleston expands.
$500 M
$400 M
$150 M
Port of Charleston
2.5 M
-11.1% Y-O-Y
#7
2.8 M
3
6
27
24
52 feet
A1
Wando Welch Terminal Modernization
Developing Near-Dock Rail
Inner-Harbor Barge
Charleston operated efficiently in 2023, as vessel waiting time did not exceed one day.
Warehouse labor demand exceeds the benchmark, while supply is lower.
I-26, US-17
Charleston is a more affordable East Coast port market for occupiers.
KEY STATS: Charleston
6.6%
85.3 msf
7.5%
$7.44
8.5 msf
TEU volumes dropped 11.1% from 2022, matching 2019 pre-pandemic levels.
In 2023, the Port of Charleston processed 2.5 million TEUs, a decline from its record high of 2.8 million in 2022, but this was in line with the pre-pandemic volume, which had been growing at an annual rate of 8.8%. The port continues to invest in long-term growth, as demonstrated by the $150 million Inner-Harbor Barge project, commissioned to ease congestion as the port expands. As the smallest industrial market by inventory among the major U.S. seaports, Charleston offers occupiers an affordable East Coast option and is appealing to investors due to constrained inventory growth.
Photo Source: Shutterstock
35,972**
862
35,251
465**
$17.09
MSA: CHARLESTON - NORTH CHARLESTON, SC
Channel expansion Project 11 will widen the channel by 170 feet in its Galveston Bay reach, from 530 to 700 feet, and deepen some upstream segments to 46.5 feet.
Two-phase reconstruction of Wharfs 6 & 7 at Bayport Terminal: Wharf 6 finished in late 2023 at $91.6M. Wharf 7's budget is capped at $117.8M as of September 2023.
$40M for three dockside electric ship-to-shore container cranes at Bayport Terminal and $65M for 26 new hybrid-electric rubber-tired-gantry yard cranes.
$1.0 B
$209 M
$105 M
Port of Houston
3.8 M
-3.8% Y-O-Y
#5
4.0 M
11
29
16
45 feet
Aa3
Project 11 - Ship Channel Expansion
Bayport Container Terminal Expansion
Expansion of Crane Capacity
Heightened congestion at the start of the year normalized after February.
Warehouse labor supply exceeds the national benchmark.
Kansas City Southern, BNSF
I-45, I-10
Houston offers affordable options for warehouse occupiers, with the largest construction pipeline among major U.S. port markets.
KEY STATS: HOUSTON
7.0%
636.7 msf
4.2%
$6.95
22.2 msf
Gulf Coast
TEU volumes declined 3.8% from 2022 levels, but still surpassed 2021 throughput.
As the largest port on the U.S. Gulf Coast, Houston has indeed continued to benefit from the ongoing dispersion of container market share. Amidst a nationwide downturn in container volumes, the Port of Houston saw just a 3.8% drop from its 2022 mark, equivalent to 150,000 TEUs. The port has solidified its global presence, with import TEU volume from Asia increasing by 94% since 2018; as of 2022, this accounted for 53.4% of all imported TEU volume. Houston also continues to dominate in the petrochemical field, as evidenced by the fact that 60% of its exports in 2022 were resins, plastics, chemicals and minerals. Additionally, Houston offers the most affordable industrial market among the top five busiest container ports, providing unparalleled access to global markets at a fraction of the cost.
Photo courtesy of the Port of Houston
306,698**
2,707
322,677
3,963**
$18.55
MSA: HOUSTON - THE woodlands - sugar land, tx
Completed in 2022, the project deepened the Jacksonville shipping channel from 40 feet to 47 feet, essential for accommodating Post-Panamax vessels at JAXPort.
Public-private partnership with a $16.5M Florida DOT grant adds a 250,000-square-foot auto facility at Blount Island Terminal for a longstanding tenant.
Multi-phased investment, set to finish by 2025, includes enhanced terminal lighting, 40 acres of new yard paving, and six extra outbound truck lanes, increasing TEU throughput by 150%.
$420 M
$120 M
$72 M
Port of Jacksonville
1.3 M
-1.9% Y-O-Y
#10
13
47 feet
A2
The Jacksonville Harbor Deepening Project
Southeast Toyota Distributors Auto Processing Facility
SSA Marine Jacksonville Container Terminal Modernization
Jacksonville operated efficiently throughout the year with little variance in vessel waiting time.
Wages are the most affordable among major U.S. port markets.
I-10, I-75, I-95
After spiking during the first half of 2023, vacancy has plummeted to 3.2% making Jacksonville the tightest major U.S. port market.
KEY STATS: JACKSONVILLE
3.2%
128.1 msf
26.4%
$8.05
5.8 msf
JAXPORT handles a larger share of exports compared to other top ports, with loaded exports making 40% of total TEU volume in 2023.
The Port of Jacksonville, or JAXPort, has maintained a steady TEU volume since 2017, handling between 1.1 million and 1.3 million TEUs annually. As Florida’s leading container port, JAXPort also holds the unique distinction of being the only major U.S. port where loaded exports comprise the largest percentage of TEUs handled each year. As JAXPort continues to expand, investments are being made to increase TEU capacity, including the modernization of the SSA Marine Jacksonville Container Terminal. Running parallel to the port's growth is Jacksonville's industrial real estate market, which has seen annual rent growth surpass 20% and a five-year average vacancy rate of just 4%.
Photo Adobe Stock
70,899**
1,096
84,122
916**
$16.99
MSA: Jacksonville, FL
Enhancing on-dock rail capacity, the Pier B rail yard will be reconfigured and expanded, connecting to on-dock facilities and Alameda Corridor Railway, with completion expected in 2032.
A 10-year construction program merged two aging shipping terminals into one of the world's most advanced and greenest container terminals, completed in 2022.
Set to start in 2024, the project involves deepening the approach channel from 76 feet to 80 feet and parts of the West Basin and Pier J from 50 feet to 55 feet.
$1.6 B
$1.5 B
$170 M
Port of Long Beach
8.0 M
-12.2% Y-O-Y
#2
9.1 M
#3
62
75
61
76 feet
Pier B On-Dock Support Facility
Middle Harbor Redevelopment Project
Long Beach Dredging Project
Conditions have improved from last year with the port's labor issues resolved for now.
612,864**
4,994
7,920**
$18.41
Union Pacific, BNSF
I-710, I-5
Despite rising vacancy and rent declines from last year, Los Angeles remains the most expensive major U.S. port market.
KEY STATs: LOS ANGELES
4.5%
675.7 msf
-6.7%
$22.57
7.3 msf
Despite a slow start to 2023, monthly TEU volumes have averaged over 750,000 since September.
In 2023, the Port of Long Beach overcame its congestion and volatility issues from the previous years, regaining its status as the second busiest U.S. container port. Although labor disruptions persisted into 2023, they were resolved within the year. The port is encircled by some of the nation's priciest industrial real estate markets, where investors, and less so occupiers, enjoyed substantial rent appreciation and low vacancy rates post-pandemic. Recently, however, there's been a dip in average asking rents as vacancies have risen above 4%. With rents still over $20 per square foot and a costly labor market, the concept of port diversification, sparked by past volatility, remains a key consideration for occupiers.
Source: EMSI Burning Glass
MSA: LOS ANGELES - LONG BEACH - ANAHEIM, CA
542,957
The project, still in the design phase, features an 80-acre chassis support facility and a four-lane rail-roadway to alleviate truck congestion, starting in late 2024.
The multi-part project adds 2,300 feet of crane rails for five 145-feet-wide rail-mounted gantry cranes and 16,200 feet of track in five new loading areas, increasing railyard capacity by 10%.
The project extends the rail bridge and adds five storage tracks (over 31,000 feet) to the existing six, includes an asphalt road, new crossovers, switches, and upgrades to Pier 400's compressed air system.
$234 M
$91 M
$73 M
Port of Los Angeles
8.6 M
-12.9% Y-O-Y
#1
9.9 M
Terminal Island Support Facility & Access
Fenix Marine Improvements at Berths 302 - 306
Pier 400 Corridor Storage Tracks Expansion Project
Congestion remained low as trade volume slowed.
Aa2
53 feet
34
67
57
9
In 2023, annual TEU volume failed to surpass 9.0 million for the first time since 2016.
Despite a reduction of over 1.0 million TEUs from 2022, the Port of Los Angeles marks its 24th consecutive year as the top U.S. container port. A perfect storm of port congestion, labor headaches and expensive and limited warehouse space options forced tenants to divert cargo to East and Gulf Coast markets. With the congestion and labor issues resolved, the Port of Los Angeles is aiming to reclaim market share and has made significant strides in doing so in the latter half of the year, averaging nearly 750,000 TEUs per month since July. While unseating the top container port anytime soon is unlikely, the past volatility from unforeseen events has underscored the importance of port diversification.
Photo courtesy of the Port of Los Angeles
Completed in 2015, PortMiami added four Super Post-Panamax cranes, initiated on-dock intermodal service and deepened the harbor from 42 feet to 50-52 feet for larger Post-Panamax ships.
Anticipating larger post-panamax ships, PortMiami plans to add five new cranes, raising the total to 18, enabling the port to handle over 1 million TEUs annually.
With $16 million from DOT Grants, PortMiami will construct additional rail capacity and enhance cargo gate optimization, easing congestion and reducing carbon emissions.
$149 M
$40 M
Port of Miami
-8.4% Y-O-Y
1.2 M
1
7
A3
Deep Dredge, Super Post-Panamax, On-Dock Intermodal Additions
Five Additional Post-Panamax Gantry Cranes
Construction of Additional Rail Capacity & Cargo Gate Optimization
Miami saw little congestion in 2023, with vessel wait times averaging 0.2 days.
Warehouse labor supply aligns with similar-sized metro areas.
None*
I-95, I-75
Asking rents grew 9% over the past year in South Florida, which remains the second most expensive major port market on the East Coast.
KEY STATS: SOUTH FLORIDA
4.3%
298.2 msf
9.3%
$15.22
11.6 msf
Since 2019, the port has averaged just over 1.0 million TEUs processed per year.
While PortMiami continues to focus on its cruise terminal operations, recently reclaiming the title of the world's busiest cruise port, it remains an essential player in container movement across the U.S. Recent investments dedicated to additional container cranes and expanded rail capacity aim to alleviate congestion and increase container volume. Being the nearest deepwater port to the Panama Canal on the Atlantic Seaboard, coupled with a booming South Florida consumer base in its vicinity, it is sensible that the local industrial real estate market has also performed quite well. With a vacancy rate just over 4% and average asking rents in the mid-teens, the market ranks among the more expensive major U.S. port markets.
268,315**
2,728
267,075
3,467**
$17.05
MSA: Miami - Fort Lauderdale - Pompano Beach, FL
*Florida East Coast Intermodal connects to Class I rail lines
Replacement of mission-critical, timber-supported wharf structures is vital for marine cargo activities at five port facilities.
Further dredging of channels to 55 feet allows more Post-Panamax ships at the Port of New York and New Jersey.
After acquiring GCT Bayonne and GCT New York in December 2022, CMA CGM plans to expand both terminals, potentially increasing capacity by up to 80%.
$20.0 B
$6.3 B
$600 M
Port of New York & New Jersey
7.8 M
-17.7% Y-O-Y
9.5 M
32
40
Port Wharf Replacement Program
NY-NJ Harbor Deepening Project
GCT Bayonne/GCT New York Expansion
No spikes in congestion occurred as trade volume declined.
There is a large but expensive pool of labor in the greater New York area.
CSX, Norfolk Southern, Canadian Pacific
I-95, I-80
Rising vacancy and new deliveries are providing tenants with more options compared to one year ago.
KEY STATs: Northern New Jersey
5.4%
661.9 msf
$20.53
12.9 msf
Despite a slow start to 2023, monthly TEU volumes have averaged over 675,000 since June.
The Port of New York & New Jersey experienced the most significant reduction in TEU volume among the major U.S. gateways in 2023. The port handled 7.8 million TEUs, a 17.7% decline from 2022, and was surpassed by Long Beach after one year as the second busiest U.S. seaport. Despite a relatively tight industrial market with a vacancy rate at 5.4% and average asking rents for new Class A products exceeding $20 per square foot, some occupiers have moved their operations west into Pennsylvania's Lehigh Valley and south into Southern New Jersey. Nevertheless, the port's advantageous location near one of the largest and most concentrated consumer markets in the world, along with one-day access to major inland markets, will continue to make the competition for the top U.S. seaport a three-horse race.
Northern New Jersey
874,302**
4,969
783,352
11,298**
$20.00
MSA: NEw york - newark - jersey city, NY-NJ-PA
Phase 1 completed in Q1 2022, delivering four Super Post-Panamax cranes, the world's largest. Phase 2 focuses on south berth modernization.
Deepen the Blair Waterway channel from 51 feet to 57 feet and widen portions of the channel to between 450 feet and 865 feet.
Grant for Husky Terminal expansion in South Harbor: yard reconfiguration for efficiency, additional reefer racks and power units and on-terminal structural changes to reduce choke points.
$295 M
$54 M
#8
41
Terminal 5 Modernization Project
Tacoma Harbor Navigation Improvement Project
Husky Terminal Expansion - Port Infrastructure Development Program
The average vessel wait time was 0.3 days in 2023, with no month exceeding one day.
Labor supply is below the national benchmark and wages are the highest among major U.S. port markets.
I-5, I-90
Climbing vacancy over the past year has created more options for occupiers.
KEY STATs: Seattle/puget sound
7.7%
233.6 msf
-3.9%
$10.82
6.0 msf
Seattle/Puget Sound
TEU volumes have declined 27% from 2019
The Ports of Seattle & Tacoma handled the lowest TEU volume since the creation of the Northwest Seaport Alliance in 2015. Yearly TEUs closed 2023 at 2.2 million, marking a 15.6% decline year over year and a 25% decrease from the 3.0 million TEUs in 2021. The port did end the year on a strong note with fourth quarter throughput of nearly 600,000 TEUs. Phase 2 of the $500 million Terminal 5 Modernization Project is set to be completed in the first half of 2024 and, upon completion, will span 185 acres with on-dock rail and increase container capacity to an estimated 1.2 million TEUs. Labor continues to be a challenging factor, as the market has the most expensive median hourly compensation of the major U.S. port markets and is below the national benchmark in labor supply.
2.2 M
2.6 M
-15.6% Y-O-Y
NW Seaport Alliance
202,564**
3,005
176,041
2,618**
$22.72
MSA: Seattle - tacoma - bellevue, wa
Over the next five fiscal years, $245 million will upgrade the port's electric system, advance zero emission initiatives and support the Seaport Air Quality 2020 and Beyond Plan projects.
Proposal to increase the width of existing turning basins to accommodate a vessel with a capacity of 19,000 TEUs and a length of 1,310 feet, aiming to decrease transit inefficiencies.
Three-phase development of a 130-acre Port of Oakland site by CenterPoint Properties for modern distribution centers with a railyard, near marine terminals at the port's core.
$245 M
< $200 M
$52 M
Port of Oakland
2.1 M
-11.6% Y-O-Y
#9
2.3 M
5
20
26
Five Year Capital Improvement Plan Allocation
Port of Oakland Turning Basins Widening
CenterPoint Landing @ Oakland Seaport
Wages are the second highest among major U.S. port markets.
I-80, I-5
Modern space options and developable land remain limited, resulting in bulk warehouse users looking to the neighboring Stockton market.
KEY STATs: Oakland/East Bay
5.3%
184.4 msf
-3.3%
$17.90
1.8 msf
TEU volumes are down 16% from their pre-pandemic 2019 levels.
TEU volume at the Port of Oakland has declined for five consecutive years with year-over-year throughput decreasing by 11.6% to just over 2.0 million TEUs in 2023. While congestion and labor disputes negatively impacted the port in 2022, these issues have largely been resolved. Oakland is characterized by a combination of expensive real estate, costly labor and a labor supply that falls significantly short of the national benchmark. These factors have prompted occupiers to seek alternatives, particularly to the east in neighboring Stockton. Recently, the port has earmarked $245 million to be invested over the next five fiscal years to upgrade and enhance existing systems and infrastructure.
Oakland/East Bay
237,213**
2,165
177,708
3,065**
$21.85
MSA: san francisco - oakland - berkeley, ca
As breakbulk and roll-on/roll-off move to Brunswick Ports, the 200-acre Ocean Terminal will become an all-container site with enhanced berths, new yards and space for two ships simultaneously.
An additional 90 acres to be developed on port-owned land for cargo space, increasing the port’s annual capacity by 1 million TEUs in phases over the next two years.
To accommodate Ocean Terminal transition and build on efficiencies, $163 million is allocated for eight all-electric ship-to-shore cranes to handle Neo-Panamax vessels.
$410 M
$200 M
$163 M
Port of Savannah
4.9 M
-16.4% Y-O-Y
#4
5.9 M
18
30
Ocean Terminal Refurbishment
Garden City Terminal West Project
Electric STS Cranes - Ocean Terminal
Savannah had the highest average vessel wait time of all major U.S. ports in 2023.
Supply and demand for warehouse labor both exceed the national benchmark.
I-95, I-16
Vacancy climbed from 2.6% to 10.3% over the past year as more than 20.0 million square feet of new construction delivered.
KEY STATs: Savannah
10.3%
120.0 msf
28.2%
$6.90
12.6 msf
Container volumes slowed 16% from 2022 but Savannah kept its ranking as the 4th busiest U.S. container port.
Slower trade volume in 2023 led to the Port of Savannah experiencing a reduction of 16.4% in its container throughput from 2022. Congestion at the port peaked in mid-2022 and remained volatile into 2023, with a late-year backlog caused by the temporary closure of berths and Hurricane Idalia leading to a resurgence in congestion. Despite these challenges, Savannah ended the year as the fourth busiest container port in the U.S. Running parallel to the continued growth of the port has been the industrial market, which added 21.0 million square feet (msf) of inventory in 2023. Due to the rapid expansion and the challenges faced throughout the year, the vacancy rate has risen to over 10%, a significant increase from the near 1% vacancy rates just 12 to 18 months ago.
18,306**
712
27,869
237**
$18.14
MSA: savannah, gA
NIT North's upgrades include 18 automated stacks, 36 gantry cranes, six ship-to-shore cranes, and a reinforced berth, boosting Port of Virginia's annual capacity to 5.4M TEUs.
Scheduled for 2024, channel deepening to 55 feet will facilitate large-vessel traffic, both commercial and military, in and out of the port simultaneously.
For North Berth expansion, $150M will fund 36 new automated cranes by mid-2025, enhancing stacking density and productivity.
$650 M
$225 M
Port of Virginia
3.3 M
-11.2% Y-O-Y
#6
3.7 M
4
28
NIT North - Terminal Optimization Project
Norfolk Harbor Deepening and Widening Project
North Berth Modernization Project - Automated Stacking Cranes
Virginia experienced minimal congestion in 2023, with an average vessel wait time of 0.7 days.
Labor supply is lower than similar-sized metros, but demand is high.
I-64, US-460
Limited speculative development translates to low vacancy and few choices for near-term occupancy.
KEY STATs: Hampton Roads
3.3%
98.2 msf
21.9%
$8.17
3.8 msf
The Hampton Roads industrial market has remained supply-constrained, only recently exceeding a 3% vacancy rate in Q4 2023, primarily due to a construction pipeline focused on built-to-suit projects. Despite a year-over-year decrease in TEU volume, the Port of Virginia continues to invest in its long-term growth and the diversification of cargo. This commitment is evident in the port's recent announcement of 36 new automated stacking cranes, commissioned to enhance efficiency and ensure continuous container movement.
TEU volumes in 2023 decreased 11.2% from the prior year but still exceed 2020 and 2019.
Hampton Roads
76,454**
1,268
71,158
988**
$18.07
MSA: virginia beach - norfolk - newport news, va
