The complete neighborhood guide & market update for Virginia Beach's most centrally located, historically rich, and value-forward community.
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This quick intro walks you through what you'll find here — market stats, schools, central location, diverse dining, and everything you need to evaluate Kempsville as your next home in Virginia Beach.
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Kempsville sits at the geographic center of Virginia Beach — positioned directly on I-264 and I-64 where nearly every major destination in Hampton Roads is 20–25 minutes away without tunnel or bridge congestion. It's where Virginia Beach's military families, university employees, healthcare workers, and working professionals land when they want value, convenience, and community in one address.
The area has genuine historical roots — Kempsville was actually the first county seat of Princess Anne County, dating back to the early 1700s. That history is still present in the older brick ranch neighborhoods, mature tree canopies, and the sense of an established community that wasn't built in a decade.
What makes Kempsville distinctive in 2026 is its combination: some of the most attainable prices in Virginia Beach, a central location that beats every other neighborhood for multi-base military commutes, a genuinely diverse dining and cultural scene, and one of the most active real estate markets in the city — 288 homes sold in the last 90 days alone.
Kempsville has one of the richest documented histories of any neighborhood in Virginia Beach — a story that runs from colonial tobacco trade through a skirmish that put Virginia on the map of the American Revolution, to becoming the epicenter of one of the fastest-growing suburban communities in the country. Most residents drive through without knowing any of it.
Kempsville takes its name from George Kempe, an industrious English immigrant who acquired land along the Eastern Branch of the Elizabeth River in the mid-1600s and developed it into a working port for the shipment of tobacco and other goods. The location was strategically chosen: the head of the Eastern Branch gave flat-bottomed vessels access to the interior of Princess Anne County without requiring the longer journey around the coast. The port became known as Kempe's Landing, then Kemp's Landing, and then simply Kempsville — the name it carries today. Warehouses lined the riverbanks, and tobacco warehouse receipts circulated as local currency.
Virginia's Tobacco Inspection Act of 1730 designated Kemp's Landing as one of the colony's official tobacco inspection points — meaning every hogshead of tobacco produced in Princess Anne County passed through Kempsville before it could be legally shipped. The town became the commercial center of the county, with warehouses, an inspector's office, a tavern, and a general merchandise trade emerging around the waterfront. Sailing vessels — frequently two-masted schooners — moved corn, wheat, oak timber, and later cotton down the river toward Norfolk. Until the Civil War, Kempsville was described as "quite a busy place."
On November 14–15, 1775, British Governor Lord Dunmore's forces marched on Kemp's Landing to seize the strategically critical bridge over the Eastern Branch. The Princess Anne County militia met them there. In the brief engagement that followed, John Ackiss and six other militiamen were killed — seven men widely recognized as the first American Revolutionary War casualties in Virginia. The militia retreated after the engagement, and Dunmore's forces took the bridge. Two historical markers and a monument placed by the Daughters of the American Revolution still mark the site today near Emmanuel Episcopal Church on Princess Anne Road. Two buildings from this era still stand: the Carraway House (1734) and Pleasant Hall (1779).
Kempsville was established as a formal town in 1783 and served as the county seat of Princess Anne County from 1778 until approximately 1823, when the courthouse was relocated to a more central position within the agricultural county. During this period, Kempsville was the legal, commercial, and civic center of what is now Virginia Beach — all court proceedings, land records, tax collections, and government functions for the entire county operated from this small river town. The county it served stretched from the North Carolina border to Cape Henry, encompassing all of present-day Virginia Beach.
When Princess Anne County and the City of Virginia Beach merged in 1963, Kempsville became one of seven boroughs of the new independent city. What had been a "beautiful little country village" with two churches and a brick school in 1922 exploded into a sprawling suburban community over the next two decades. The 1960s and 1970s brought thousands of military families, government workers, and young professionals into the corridor as affordable housing, good schools, and proximity to every major military installation in Hampton Roads made Kempsville the logical choice. Many of the historic buildings were lost in this transformation — but the Emmanuel Episcopal Church cemetery, Regent University, and the historical markers around Princess Anne Road still connect today's Kempsville to a 370-year arc of continuous habitation.
Kempsville sits in the heart of Virginia Beach, roughly centered at the intersection of Kempsville Road, South Witchduck Road, and Princess Anne Road — directly on I-264 and I-64. Nearly every major Hampton Roads destination is reachable in 20–25 minutes without tunnel or bridge congestion.
Virginia Beach Town Center is just 2 miles away. Norfolk International Airport is approximately 20 minutes. The Virginia Beach Oceanfront is 20 minutes away. Sentara Virginia Beach General Hospital is close. Regent University and the Christian Broadcasting Network are located within Kempsville itself. Old Dominion University is about 20 minutes.
Military positioning: NAS Oceana (~20 min), JEB Little Creek (~25 min), Naval Station Norfolk (~25 min), and Dam Neck Annex (~20 min) are all reachable without tunnel commutes. No tunnel anxiety, no bridge backups — just straight shots on I-264 and I-64. For multi-base military families, Kempsville is one of the most strategically located neighborhoods in Hampton Roads.
See exactly where Kempsville sits in central Virginia Beach — the best-connected neighborhood in Hampton Roads for military families and commuters.
Kempsville sits at the geographic center of Virginia Beach — equidistant from every major military installation and within 20 minutes of the oceanfront.
Kempsville is one of the most active and competitive real estate markets in Virginia Beach — homes routinely receive 2–5 offers and sell in under three weeks. The combination of attainable prices, central location, and year-round demand from military families and university employees keeps inventory moving. Browse current Kempsville listings here.
| Property Type | Typical Range | Notes |
|---|---|---|
| Condos & townhomes | $200K – $350K | Strong entry-level and investor demand |
| Brick ranch / colonial | $300K – $475K | Most active segment; mature lots, 1,800–2,200 sf |
| Updated / larger homes | $450K – $650K+ | Renovated ranches, larger lots, premium finishes |
| Rental range | $1,600 – $2,800/mo | Strong demand from military and university communities |
| Typical home size | 1,800–2,200 sf | Brick ranch style dominant; large lots common |
Kempsville is one of the most misunderstood value plays in Virginia Beach. Here's what I see buyers get wrong.
They dismiss it as "just suburbs" and miss the value-per-dollar reality.
Kempsville consistently delivers 3BR/2BA homes in the $280K–$380K range when comparable square footage costs $450K–$600K near the oceanfront or First Colonial. For buyers who care about space, schools, and financial flexibility over zip code prestige, Kempsville is one of the strongest value propositions in Hampton Roads. The buyers who figure this out tend to stay for decades.
School zone matters here more than anywhere else in Virginia Beach — check before you write an offer.
Kempsville sits in a zone where the boundary between Salem High School, Kempsville High School, and Tallwood High School can fall within a few streets of each other. School assignment can meaningfully affect resale value and family decision-making. Don't assume the school from the listing description — verify the specific zone for the property address using VBCPS's official enrollment tool before you're under contract.
The history here runs deeper than most Virginia Beach neighborhoods — and it's largely unmarked.
Kempsville was the county seat of Princess Anne County for 45 years. The skirmish at Kemp's Landing in November 1775 produced Virginia's first Revolutionary War casualties. Two Revolutionary-era buildings still stand on Princess Anne Road. Most buyers drive past this history without knowing it exists. It doesn't change the comps, but it does speak to a neighborhood with genuine roots — something increasingly rare in a city that developed largely in the 1970s–90s.
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Kempsville is served by Virginia Beach City Public Schools with numerous well-regarded elementary options, a solid middle school, and a high school with strong academic programming. The area also has significant private school presence.
Kempsville punches above its price point for amenities — Mount Trashmore is one of the most beloved parks in all of Virginia Beach, Town Center is 2 miles away, and the Kempsville Recreation Center provides world-class fitness and aquatic facilities right in the neighborhood.
Kempsville is one of the most genuinely diverse neighborhoods in Virginia Beach — a reflection of its central location and decades of growth. Active-duty military and veterans, young families drawn by attainable prices, university employees, a substantial Indian and South Asian community that has shaped the neighborhood's restaurant scene, and long-term Virginia Beach residents who grew up here and never left. Active neighborhood associations in Bellamy Manor, Fairfield, and other sub-communities keep the community connected.
Kempsville has one of the most diverse dining scenes in all of Virginia Beach — a reflection of the neighborhood's multicultural character and density. Within the Kemps River and Providence Road corridors you'll find authentic Ethiopian, Hawaiian, Japanese, and South Asian kitchens that would hold their own in any major metro. If you're searching for restaurants near Kempsville VA or best places to eat in Kempsville Virginia Beach, this is your guide.
Kempsville has one of the most diverse and underrated dining corridors in all of Virginia Beach — a reflection of its multicultural community. From authentic Ethiopian and Indian cuisine to Hawaiian BBQ and fresh sushi, the neighborhood food scene rewards the curious.
Live mortgage rates, payment calculator, and current listings — updated automatically.
Estimates only · Tax at 1.1% VA rate · Insurance at 0.5%
Updated May 2026 · Source: Redfin / REIN MLS · Updated monthly
| Address | Specs | Sold Price | Date |
|---|---|---|---|
| 5836 Echingham Dr | 3 bed · 2.5 bath · 1,625 sf | $329,900 | Apr 3, 2026 |
| 3421 Glen Arden Dr | 4 bed · 2.5 bath · 1,874 sf | $410,000 | Feb 27, 2026 |
| 2152 Fort Belvoir Dr | 4 bed · 2.5 bath · 1,918 sf | $415,000 | Feb 17, 2026 |
| 3505 Byrn Brae Dr | 5 bed · 3 bath · 3,088 sf | $515,000 | Jan 12, 2026 |
| 862 E Sparrow Rd | 4 bed · 3.5 bath · 3,025 sf | $625,200 | Recent |
| Address | Specs | List Price | Notes |
|---|---|---|---|
| 704 Walton Dr | 4 bed · 2.5 bath · 2,831 sf | $675,000 | Active · New listing |
| 2400 Raynor Ct | 4 bed · 2.5 bath · 1,732 sf | $448,900 | Active |
| 1000 Sherry Ave | 4 bed · 2 bath · 1,822 sf | $430,000 | Active |
| 4408 Loring Rd | 3 bed · 2.5 bath · 1,822 sf | $435,000 | Active |
| 1937 Monument Dr | 3 bed · 2 bath · 1,350 sf | $299,900 | New listing |
Source: Redfin / REIN MLS · Data as of May 2026 · View all current listings →
Kempsville is one of the most active real estate markets in Virginia Beach — 288 homes sold in the last 90 days makes it one of the highest-volume submarkets in the city. The median sale price is holding at approximately $395K with year-over-year appreciation of 2.3%, and $/sq ft is up 4.2%. Average days on market remains around 20, with 2–5 offers typical at the $350K–$475K price range. Hampton Roads REIN data for March 2026 shows settled sales up 7.06% and pending sales up 11.95% year-over-year — PCS season is here and Kempsville's no-tunnel access to all bases makes it the first call for military families on orders. Get pre-approved before you start the search.
Kempsville moves fast — 20-day average means well-priced homes are often gone before most buyers even schedule a showing. Pre-approval is not optional here. If you're using a VA loan, let's talk — the process gives you a real competitive advantage in this price range when positioned correctly. Call me before you start the search.
Kempsville sellers are in a strong position — 288 sales in 90 days means a deep, active buyer pool. Multiple offers in the core price range are common, and $/sqft appreciation of 4.2% year-over-year means your home is worth meaningfully more than it was a year ago. Call me for a no-obligation valuation and I'll show you exactly where you stand.
"We PCSed from San Diego to Virginia Beach on a VA loan and John had us in contract before our report date. He knew exactly which neighborhoods fit our E-6 BAH and walked us through everything remotely. Closed without ever setting foot in Virginia before move-in day."
"Listed on a Thursday, had multiple offers by Sunday, closed above asking price. John's digital marketing strategy — the video, the Facebook ads, the professional photos — brought buyers I never would have reached through a traditional listing. Unreal results."
"First time buyer and I was terrified. John walked me through every step, explained the VA loan process in plain English, and never once made me feel rushed. He found us our home in Kempsville and we closed with zero out of pocket. I tell every military friend to call him first."
"John knows Alanton better than anyone. He gave us a market analysis that was more detailed than anything we'd seen online, negotiated a price reduction after inspection, and was available every time we called. This is what a top-tier agent looks like."
"Needed to sell fast due to retirement relocation. John had a buyer in 8 days at full asking price. His knowledge of the Ocean Lakes market and his network of ready buyers made what felt impossible completely seamless. Five stars doesn't cover it."
"Navy to Navy — John just gets it. He understood the PCS timeline, the BAH calculations, the urgency, and the stress. He wasn't just a realtor, he was a guide. We found a house in Chic's Beach that we love and the whole process was smoother than anything I expected."
Kempsville is primarily in zip code 23462 in Virginia Beach, Virginia. It's one of the most centrally located zip codes in the city, positioned at the intersection of I-264 and I-64.
Kempsville homes range from approximately $200,000 for condos and townhomes to $650,000+ for larger updated single-family homes. The median sale price is approximately $395,000, with the most active segment in the $300K–$475K range for brick ranches and colonials.
Kempsville is served by Virginia Beach City Public Schools. Elementary schools include Kempsville Meadows and others depending on address. Middle school is Kempsville Middle. High school is Kempsville High School. Catholic High School on Princess Anne Road is a popular private option. Regent University is also located within the community.
Yes — Kempsville is one of the best no-tunnel military locations in Hampton Roads. NAS Oceana is approximately 20 minutes, JEB Little Creek approximately 25 minutes, Naval Station Norfolk approximately 25 minutes, and Dam Neck Annex approximately 20 minutes — all without tunnel commutes. For multi-base families or those wanting flexibility, Kempsville's central location on I-264 and I-64 is hard to beat.
Kempsville was the first county seat of Princess Anne County, dating back to the early 1700s. The name comes from William Kemp, an early settler. That historical identity is still reflected in the neighborhood's older brick ranch architecture, mature tree canopies, and established community character.
Mount Trashmore is a Virginia Beach city park built on a former landfill — two man-made mountains, a lake, miles of paved and unpaved trails, a skate park, volleyball courts, and free events throughout the year. It's one of the most beloved parks in all of Virginia Beach and a daily destination for Kempsville residents for running, walking, and recreation.
The Virginia Beach Oceanfront is approximately 20 minutes from Kempsville via I-264 — a straight shot with no tunnels or bridges. The Chesapeake Bay beaches along Shore Drive are approximately 25–30 minutes. Virginia Beach Town Center is just 2 miles away.
Yes — particularly for buyers prioritizing value per dollar, school quality, and central location. Kempsville consistently delivers more square footage per dollar than coastal submarkets, sits near major employment centers, and offers a broad range of home styles from $280K–$450K. Appreciation has been steady with strong demand from military families, young professionals, and families with children.
Indian Lakes and Lake Christopher offer water-access lots at accessible prices. Carolanne Farms is a wooded community near the Elizabeth River. College Park and Fairfield are strong family subdivisions near Princess Anne Road. The "right" Kempsville neighborhood depends on your priorities — lot size, school zone, commute, and price range are the main differentiators.
First-time buyers wanting real square footage at accessible prices, military families at E-6 through O-3 using VA loans for $280K–$380K homes, families with school-age children, and investors recognizing stable rental demand from Regent University students and military personnel. One of the few Virginia Beach submarkets with meaningful first-time buyer inventory.
Most of Kempsville is in FEMA X zone — low to moderate flood risk. This is one of Kempsville's advantages over coastal neighborhoods like Chic's Beach or the Oceanfront. Some areas near the Elizabeth River headwaters may have localized drainage concerns, but overall Kempsville has significantly lower flood risk and flood insurance costs than waterfront areas.
Kempsville is approximately 10 to 15 minutes from NAS Oceana via Kempsville Road or Princess Anne Road — no highway or tunnel required. This short, direct commute is one of the main reasons Kempsville is the most popular neighborhood for NAS Oceana enlisted personnel and junior officers.
At $300K in Kempsville, you get a solid 3-bedroom, 2-bath single-family home — typically 1,400 to 1,800 square feet, established neighborhood, fenced yard. This is the sweet spot for E-5 and E-6 BAH. You will find brick ranches, split-levels, and two-story colonials in well-maintained communities with mature trees.
Absolutely — Kempsville is the VA loan sweet spot in Virginia Beach. The price range ($280K to $450K) fits perfectly within BAH budgets for E-4 through O-3 pay grades. Zero down payment means you keep cash reserves for moving expenses. John King has closed more VA loan transactions in Kempsville than any other Virginia Beach neighborhood.
Virginia Beach property tax is approximately $1.045 per $100 of assessed value. On a $350,000 Kempsville home, that is roughly $3,658 per year — about $305 per month escrowed into your mortgage payment. Kempsville's lower price points mean lower total tax bills than premium neighborhoods.
Very similar profiles — both are mid-range, centrally located, family-friendly neighborhoods with good schools and shopping access. Kempsville gives you Virginia Beach schools and a Virginia Beach address. Greenbrier gives you Chesapeake schools and closer I-64 access. Prices are comparable ($280K to $500K). Most families choose based on school preference and work commute direction.
Buyers who explore Kempsville often consider these neighborhoods as they move up in budget or prioritize specific lifestyle features.
Real market data, military relocation guides, and neighborhood deep dives across Hampton Roads — with Kempsville-specific content added monthly.
NSN, NAS Oceana, JEB Little Creek, Langley-Eustis — the neighborhoods that work for each installation, broken down by commute, schools, and BAH.
Buying or selling on military orders? John builds a free move plan around your base, report date, and budget within 24 hours.
Schools, waterfront access, home prices, and what makes Alanton unlike any other neighborhood in Virginia Beach. The full picture for buyers.
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John King is a U.S. Navy veteran and top-rated Realtor with Berkshire Hathaway HomeServices RW Towne Realty — 13+ years experience, 400+ closings, and deep roots in the Virginia Beach market. Whether you're buying, selling, PCSing to Hampton Roads, or want to know what your Kempsville home is worth today, reach out directly.
Or call directly: (757) 270-3994