John King · Realtor · Berkshire Hathaway RW Towne Realty · Virginia Beach, VA · 23462 · Kempsville · (757) 270-3994
Kempsville,
Virginia Beach
The complete neighborhood guide & market update for Virginia Beach's most centrally located, historically rich, and value-forward community.
Virginia Beach's most central — and most underrated — neighborhood
If you're looking for a neighborhood that gives you everything Virginia Beach has to offer without the oceanfront price tag, excellent schools, a genuine sense of community, and the shortest commute to nearly every major employer and military installation in Hampton Roads — Kempsville belongs at the top of your list.
Kempsville is one of the most historically significant areas in all of Virginia. Originally called Kempe's Landing after George Kempe, an English immigrant who developed a tobacco shipping port along the Eastern Branch of the Elizabeth River in the 1600s, this community has been at the center of Virginia Beach's story for over four centuries. The Battle of Kemp's Landing — the "Skirmish of Kempsville" — marked the death of the first Virginian in the Revolutionary War. A historic plaque near the original site honors John Ackiss to this day.
Today, Kempsville is one of Virginia Beach's seven original boroughs — a sprawling, family-friendly community that stretches along Princess Anne Road from the Norfolk border to the Courthouse, encompassing dozens of distinct sub-neighborhoods including Bellamy Manor, Fairfield, Indian Lakes, Carolanne Farms, and more. The housing stock is diverse, the schools are strong, the parks are outstanding, and the location is simply unbeatable for anyone who needs to get anywhere in Hampton Roads without fighting tunnel traffic.
Where is Kempsville and how do you get around?
Kempsville sits in the heart of Virginia Beach, roughly centered at the intersection of Kempsville Road, South Witchduck Road, and Princess Anne Road. It is positioned directly on I-264 and I-64 — which means nearly every major destination in Hampton Roads is accessible in 20–25 minutes without navigating tunnel or bridge congestion that affects other parts of the city.
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 and the region's major healthcare campuses are close. Regent University and the Christian Broadcasting Network are located within Kempsville itself. Old Dominion University is about 20 minutes.
Kempsville real estate: what to expect
Kempsville is one of the most competitive and active real estate markets in Virginia Beach — homes average just 20 days on market and routinely receive multiple offers. The combination of genuine affordability, strong schools, and a central location that no other Virginia Beach neighborhood can match keeps demand consistently high.
The housing stock is varied: primarily brick ranch homes and split-levels from the 1970s–1990s, alongside townhomes, condos, and newer construction in select sub-neighborhoods. Lot sizes tend to be generous for the price range, a legacy of the area's former farmland character. Browse current Kempsville listings here.
Price ranges by type
| Property Type | Typical Range | Notes |
|---|---|---|
| Starter / smaller homes | $250K – $380K | Condos, townhomes, smaller ranches; strong first-time buyer market |
| Mid-range single-family | $350K – $500K | Brick ranches, colonials, 1,800–2,500 sf; most active segment |
| Larger / updated homes | $500K – $650K+ | Larger lots, renovated, established sub-neighborhoods |
| Rental range | $1,600 – $2,800/mo | Strong rental 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 strongest entry-level investment markets in Virginia Beach. The proximity to multiple military bases without tunnel dependence — combined with the area's universities and hospital employment — creates year-round rental demand that supports buy-and-hold strategies. If you're evaluating Kempsville as a PCS property purchase, call me directly.
Schools serving Kempsville
Kempsville is served by Virginia Beach City Public Schools, with a pipeline that includes numerous well-regarded elementary options and a high school with strong academic programming. The area also has significant private school presence including Catholic High School on Princess Anne Road.
Living in Kempsville: amenities & community
Kempsville punches above its weight class when it comes to parks, recreation, and community amenities. The combination of Mount Trashmore — one of the most beloved public parks in all of Hampton Roads — and the 87,000-square-foot Kempsville Recreation Center alone puts this neighborhood ahead of most others in the region for family outdoor living.
What to do in and around Kempsville
The central location of Kempsville means you're never more than 20–25 minutes from virtually anything in Hampton Roads — but there's plenty to keep you close to home too.
Restaurants & the Kempsville food scene
Kempsville has one of the most diverse restaurant landscapes in Virginia Beach — reflecting a genuinely multicultural community with deep roots and strong appetites. From longtime American diners to Ethiopian, Hawaiian, Indian, sushi, and Italian, the area feeds every craving within minutes of home.
Two markets worth knowing
The closest farmers market to most Kempsville residents is Kate's Next Door Market at Back Bay Brew House Farmhouse, right on Kempsville Road. The brewery grows seasonal fruits and vegetables on-site, and the market brings in dozens of the community's local artisans, crafters, and specialty vendors. The open-air vendor market in the front yard is a neighborhood gathering event — check their social media for exact dates and the rotating vendor lineup each month.
The Virginia Beach Farmers Market at Dam Neck is open every day of the week — one of the only truly year-round open-air markets in Hampton Roads. Fresh local produce, butcher shop, dairy store, organic grocer, florist, bakery, candy shop, and a full-service restaurant open daily from 7am. Live country music Hoedowns on Friday evenings April through October. Special events monthly from March through December.
Who calls Kempsville home?
Kempsville is one of the most genuinely diverse communities in all of Virginia Beach — reflecting the full spectrum of Hampton Roads residents. Active-duty military and veterans attracted by the no-tunnel commute to multiple bases. Young families drawn by strong schools and attainable price points. University employees and students connected to Regent University and ODU. A substantial Indian and South Asian community that has shaped the neighborhood's restaurant scene and cultural character. Long-term Virginia Beach residents who grew up here and never left.
The median age trends younger than waterfront neighborhoods, and the homeownership mix of single-family homes, townhomes, and condos creates genuine entry points at every budget level. Kempsville's central location and relative affordability make it one of the most active real estate markets in the city — homes routinely receive multiple offers and sell in under three weeks.
Kempsville is also home to some of Virginia Beach's most active neighborhood associations — including in Bellamy Manor, Fairfield, and Indian Lakes — that maintain community standards, organize events, and preserve the suburban character that residents value.
Frequently asked questions
What zip code is Kempsville, Virginia Beach?
Kempsville primarily spans zip codes 23462 and 23464 in Virginia Beach, Virginia. The area stretches along Princess Anne Road from the Norfolk border toward the Virginia Beach Courthouse area. Specific sub-neighborhoods may carry one code or the other — check with your agent when targeting a specific area.
How much do homes cost in Kempsville?
Kempsville homes range from approximately $250,000 for smaller condos and entry-level townhomes to $650,000+ for larger updated single-family homes on generous lots. The median sale price is approximately $395K, with an average of $221/sq ft. This represents some of the best value in Virginia Beach relative to school quality, park access, and commute convenience.
What schools serve Kempsville?
Kempsville is served by Virginia Beach City Public Schools, with multiple elementary school options depending on exact address, Brandon Middle School, and Kempsville High School or Salem High School at the secondary level (depending on your specific address within Kempsville). Both high schools offer strong academic programming. Private options include Catholic High School on Princess Anne Road. Regent University and ODU are accessible for higher education within 20 minutes.
Is Kempsville good for military families?
It's one of the best-positioned neighborhoods in Virginia Beach for military families who need flexibility across multiple bases. NAS Oceana, JEB Little Creek, Naval Station Norfolk, and Dam Neck Annex are all approximately 20–25 minutes away — and critically, without tunnel or bridge-tunnel dependence. No tunnel anxiety is a real quality-of-life factor for Hampton Roads military families, and Kempsville delivers it.
What is the history of Kempsville?
Kempsville is one of the most historically significant areas in Virginia Beach. Originally called Kempe's Landing after English immigrant George Kempe, who developed a tobacco port along the Eastern Branch of the Elizabeth River in the 1600s, the area was a thriving colonial port community. The Battle of Kemp's Landing during the Revolutionary War marked the death of the first Virginian in that conflict. In 1963, Kempsville became one of seven original boroughs of the newly consolidated City of Virginia Beach. The former Kempsville High School building is currently being renovated into loft apartments and retail space as 525@HistoricKempsville, preserving a piece of that architectural history.
What is Mount Trashmore and is it worth visiting?
Mount Trashmore is a 165-acre public park built on a reclaimed landfill — and it's one of the most beloved parks in all of Hampton Roads. Two man-made "mountains," a lake, paved walking trails, a skate park, and one of the best children's playgrounds in Virginia Beach. It's free every day. Locals run here in the mornings, families picnic on weekends, and the panoramic views from the top of the hill are genuinely impressive for flat-as-a-board coastal Virginia. If you're buying in Kempsville, you'll use this park constantly.
How far is Kempsville from the beach?
The Virginia Beach Oceanfront is approximately 20 minutes from Kempsville by car — a quick, straightforward drive on I-264 without tunnel traffic. The Chesapeake Bay beaches along Shore Drive are similarly 20–25 minutes away. You're genuinely close to both bay and ocean, just priced for an inland neighborhood rather than waterfront proximity.
Kempsville real estate market — April 2026
Updated April 7, 2026 · Source: Redfin / REIN MLS · Updated the first Monday of every month
Recent Sales
| 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 |
Currently Available
| 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 26 hrs ago |
Source: Redfin / REIN MLS · Data as of April 7, 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 this 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 multiple offers typical across the $350K–$500K core segment. Inventory ranges from $299K entry-level ranches to $675K+ larger updated colonials. PCS season is in full swing — if you're a buyer coming into the area or a seller considering listing this spring, now is the window.
If you're buying
Kempsville is one of the most competitive submarkets in Virginia Beach — 288 homes sold in the last 90 days, averaging just 20 days on market, with multiple offers the norm at the $350K–$500K core range. Buyers who aren't pre-approved miss homes regularly. Get your financing sorted before you start seriously looking, and call me so we can move the day the right home hits the market.
If you're selling
Kempsville sellers are in a strong position heading into spring PCS season. The deep buyer pool — military families, first-time buyers, investors, and relocators — combined with 20-day average market times and consistent multiple-offer dynamics means well-priced, well-presented homes move fast and at strong prices. With $/sq ft up 4.2% year-over-year, your home is likely worth more than you think. Call me for a no-obligation valuation.
Other Virginia Beach neighborhoods worth knowing
Kempsville is central Virginia Beach — buyers who consider it often weigh nearby options at different price points and school zones.
Ready to make your move in Kempsville?
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 Hampton Roads market. Whether you're buying, selling, PCSing to the area, or want to know what your Kempsville home is worth today, reach out directly.
Or call directly: (757) 270-3994