Town Center Virginia Beach · Princess Anne HS · Pembroke
Virginia Beach's only walkable urban district — high-rise condos, townhomes, and Pembroke corridor single-family homes, all within the Princess Anne High School zone. NAS Oceana 10–15 minutes with no tunnel.
If you're considering Town Center or the Pembroke corridor, you should see what's actually selling before the next good listing goes under contract.
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What Town Center Virginia Beach Actually Is
Town Center is Virginia Beach's 36-acre Pembroke Square mixed-use district — the closest thing Hampton Roads has to a true urban core. High-rise condos, townhome communities, Whole Foods, Sandler Center, and 25+ restaurants exist within walking distance of each other. For a city that's overwhelmingly car-dependent, that's genuinely rare.
Surrounding it: the Pembroke corridor along Virginia Beach Blvd and Independence Blvd — established single-family neighborhoods in ZIP 23462 that feed directly into Princess Anne High School. These homes run $330K–$480K, offer real lots and real yards, and sit 10–15 minutes from NAS Oceana without a tunnel or beach traffic.
The corridor also runs north on Independence Blvd toward Bayside — though Bayside is a separate neighborhood with its own dedicated page. The ZIP 23462 area covered here is Princess Anne HS zone from Pembroke Square through the Independence corridor.
John's take: Town Center is the neighborhood I show buyers who want Virginia Beach schools at an honest price with no tunnel commute. The Pembroke corridor around Princess Anne HS delivers $330K–$460K single-family homes in the same school division that costs $600K+ near the oceanfront. That math deserves a look before you assume you have to pay beach prices for Virginia Beach schools.
From Princess Anne County farmland to Virginia Beach's urban core
Princess Anne County roots (pre-1960s)
Before Virginia Beach incorporated in 1963, the land that is now Town Center and the Pembroke corridor was Princess Anne County farmland. The county seat was just south of today's corridor. The 1963 merger of Virginia Beach and Princess Anne County created the geographic framework for suburban development that turned this area into the city's commercial and residential core.
Pembroke Square and suburban growth (1960s–1990s)
Pembroke Square Mall opened in 1966 and anchored the central Virginia Beach retail corridor for three decades. The surrounding neighborhoods — the Pembroke area, the Virginia Beach Blvd residential corridor — developed through the 1970s and 1980s with ranches, split-levels, and colonials on established lots. Princess Anne High School has been anchored on Virginia Beach Blvd since this era, making this the established school corridor for central Virginia Beach.
The Town Center redevelopment (2000s–present)
In the early 2000s, the city developed the 36 acre Town Center mixed use district on land across Virginia Beach Boulevard from Pembroke Mall — high rise residential towers, the Sandler Center for the Performing Arts, Zeiders American Dream Theater, over 25 restaurants, and the walkable street grid that gave Town Center its identity as Virginia Beach's urban core. Pembroke Mall continued operating separately until 2024, when it was demolished and replaced by Pembroke Square, a $200M+ mixed use redevelopment with a Tempo by Hilton hotel, Fogo de Chao, and new retail.
Today
Town Center continues to attract buyers who want urban lifestyle in a market that has almost none. The surrounding Pembroke corridor neighborhoods have appreciated consistently as proximity to Town Center amenities has become a recognized value driver. Princess Anne HS on Virginia Beach Blvd remains the school anchor for this ZIP 23462 corridor.
Historical note: The Pembroke corridor is genuinely central Virginia Beach — not a suburb of something else. It's the original commercial and civic spine of the post-consolidation city, with Princess Anne HS as the neighborhood institution that's been here since the beginning.
Town Center on the map — Pembroke Square & the Princess Anne HS corridor
Town Center sits at Independence Blvd and Virginia Beach Blvd. West on VB Blvd: Princess Anne HS at 4400 VB Blvd. North on Independence: the Pembroke corridor toward Bayside. NAS Oceana is 10–15 minutes east.
Town Center at Pembroke Square · ZIP 23462 · Princess Anne HS zone throughout
What homes in the Town Center zone actually cost in 2026
The Town Center corridor offers two distinct product types: urban condos and townhomes at Pembroke Square, and single-family homes in the surrounding Pembroke corridor. Both fall in the Princess Anne HS zone.
| Property Type | Price Range | School Zone | Notes |
|---|---|---|---|
| Town Center high-rise condo | $400K–$1.2M+ | Princess Anne HS | VA condo approval req. |
| Town Center townhome | $480K–$750K | Princess Anne HS | VA loan eligible |
| Pembroke SFH (established) | $330K–$480K | Princess Anne HS | VA loan sweet spot |
| VB Blvd corridor SFH | $310K–$460K | Princess Anne HS | Ranches, colonials |
| Independence corridor SFH | $320K–$470K | Princess Anne HS | Toward Independence Middle |
VA loan at Town Center — the condo approval question
VA loans work at Town Center for both condos and townhomes. For condos, the project must have VA approval — this varies by building. John King verifies project approval before touring with any VA buyer. Don't fall in love with a unit before confirming it's VA-eligible.
The value case: Princess Anne HS feeds neighborhoods at $330K–$460K along VB Blvd and the Pembroke corridor. The same school division costs $600K+ near the oceanfront. For military families who need Virginia Beach schools and a clean NAS Oceana commute, this corridor is where the math works.
What most buyers get wrong about Town Center
The Pembroke corridor and Princess Anne HS zone are consistently underpriced relative to what they deliver. Here's what I see buyers get wrong.
They look at Pembroke and see "suburbs" instead of seeing Princess Anne HS at $380K.
Princess Anne High School is at 4400 Virginia Beach Blvd — right in the middle of this corridor. The Pembroke neighborhoods feeding it deliver Virginia Beach school zoning at $330K–$460K for a single-family home with a real lot. Compare that to what you'd pay near the oceanfront for the same school division and the math stops being subtle. The buyers who figure this out stay for decades.
Military buyers underestimate how clean the NAS Oceana commute is from here.
NAS Oceana is 10–15 minutes east on Virginia Beach Blvd — no tunnel, no beach traffic, consistent timing even during PCS season. JEB Little Creek is 15–18 minutes north on Independence Blvd. NSN is 15–20 minutes via I-264. No tunnel required for any of them. I've worked with buyers at all three installations who were genuinely surprised by how clean the routes were once they'd driven them.
Town Center condo buyers don't check VA project approval before they start shopping.
The VA loan works at Town Center — but condo projects require VA approval, and not every building has it. I've watched buyers fall in love with a Town Center unit, go under contract, and then discover the project isn't VA-approved. The fix is simple: I verify project approval before I show any Town Center condo to a VA buyer. Call me before you tour, not after.
Have questions about Town Center or the Pembroke corridor?
I know this area block by block. Call or text directly — no scripts, no runaround.
Schools Serving the Town Center & Pembroke Corridor
The entire ZIP 23462 corridor — Town Center, Pembroke, Virginia Beach Blvd, Independence Blvd — falls within Virginia Beach City Public Schools. Princess Anne High School is the primary high school for this zone.
School zone boundaries in ZIP 23462 vary by specific address. John King verifies the exact zone for every property before his buyers make an offer.
What daily life actually looks like in Town Center
Town Center residents walk to most of what they need. Whole Foods is steps away. Dinner is a two-minute walk. The gym is in the building or one block over. For a city this car-dependent, that's a genuinely different quality of life.
Pembroke corridor residents are 5–10 minutes from the full Town Center amenity set — and 10 minutes from Lynnhaven Inlet on the other side. The location is genuinely central: Town Center amenities to the east, bay marina access to the west, NAS Oceana 10–15 minutes south, Independence Blvd north toward Shore Drive dining.
For military families, the central location is a practical differentiator: no tunnel to NAS Oceana, no tunnel to JEB Little Creek, no tunnel to NSN. All three installations accessible in 20 minutes or less from anywhere in this ZIP.
Where Town Center & Pembroke residents actually eat
Live market intelligence — Town Center Virginia Beach
Live mortgage rates, payment calculator, and current listings — updated automatically.
Type any price — condo, townhome, or Pembroke single-family. VA loan? Set down to 0%. Most Pembroke corridor homes fit comfortably within BAH for E-5+ with dependents.
Estimates only · Tax 1.1% VA rate · Insurance 0.5% · VA loan guide →
Town Center area recent activity — July 2026
Recent sales
| Address | Details | Sold Price | Date |
|---|---|---|---|
| 4545 Commerce St #2510 | 2 bed · 2 bath · 1,340 sf | $485,000 | Mar 15, 2026 |
| 208 Winterhaven Dr | 4 bed · 2.5 bath · 2,100 sf | $395,000 | Mar 8, 2026 |
| 4501 Market Commons Dr #305 | 1 bed · 1 bath · 880 sf | $320,000 | Feb 28, 2026 |
| 512 S Parliament Dr | 3 bed · 2 bath · 1,640 sf | $370,000 | Feb 20, 2026 |
| 4625 Town Center Dr #1602 | 2 bed · 2 bath · 1,520 sf | $625,000 | Feb 12, 2026 |
Currently available
| Address | Details | List Price | Status |
|---|---|---|---|
| 4545 Commerce St #3208 | 2 bed · 2 bath · 1,420 sf | $515,000 | Active |
| 301 Independence Blvd | 3 bed · 2 bath · 1,780 sf | $385,000 | Active |
| 4625 Town Center Dr #805 | 3 bed · 2.5 bath · 1,860 sf | $695,000 | Active |
Data from REIN MLS · Updated monthly · For real-time listings use the search below
What clients say about John King
"Before working with John, we had our home listed with another agent, and it sat on the market for four months with very little traffic. […] We relaunched with John, and within just three days on the market, we saw significant traffic and received multiple offers above list price."
"I served in the Navy with this man and when I found out he was a realtor it was a no-brainer. 10/10 would recommend to anyone!"
"He is the consummate professional, shows up strong at all times. He speaks truth and does not try to sell. He puts you in the best position to achieve your goals, providing sound guidance at every turn."
Selling at Town Center: your building's VA approval is a pricing input
Town Center sits in 23462, and it is condominium territory — which means the single biggest factor in who can buy your unit is not price or finish, but whether your building appears on VA's approved-project list. Across my record the gap is stark, and it is worth knowing which side of it you are on before you set a price.
A veteran can only use their entitlement on a condo if the project is on VA's approved list, and many Hampton Roads buildings are not. In my record, 27 percent of condo buyers used VA financing against 49 percent of detached buyers. If your building is approved, say so prominently in the listing — it is a genuine differentiator. If it is not, your market is cash and conventional, and the price should reflect that.
Condo and townhome buyers in my record paid cash 24 percent of the time against 5 percent for detached homes, and cash closings ran a median of 18 days versus 30 for VA. On a unit where the appraisal depends on a handful of in-building comparables, that certainty is often worth more than the top offer.
Resale packets, budgets, reserve studies, insurance certificates and litigation disclosure are the recurring cause of delay in high-rise and mid-rise closings. Ordering them the week you list rather than the week you go under contract is the cheapest schedule protection available.
Figures come from John King’s own REIN MLS closing record — 428 MLS-recorded closings, 2014–2026 — not a regional average. ZIP-level figures cover every closing recorded in that ZIP code, which is a wider area than this one neighborhood; sample sizes are shown so you can weigh them. Past results do not predict what any individual home will do.
Frequently Asked Questions — Town Center Virginia Beach
Town Center (the 36-acre Pembroke Square mixed-use district), the Pembroke corridor along Virginia Beach Blvd, and the Independence Blvd residential corridor — all ZIP 23462, all Princess Anne HS zone. Bayside is directly north on Independence and has its own dedicated page.
Princess Anne High School at 4400 Virginia Beach Blvd — A-rated, Virginia Beach City Public Schools, right in the heart of this ZIP 23462 corridor. John King verifies specific school zone assignments for every property before buyers make an offer, as boundaries can vary by street address.
Yes. VA loans work on both condos and townhomes at Town Center. Condos require VA project approval, which varies by building. John King works with VA-approved lenders who verify project eligibility before you tour — call (757) 270-3994 before you shop.
NAS Oceana is 10–15 minutes east via Virginia Beach Blvd — no tunnel required. JEB Little Creek is 15–18 minutes north on Independence Blvd. NSN is 15–20 minutes via I-264. No tunnel required for any of the three installations.
Town Center high-rise condos range from $400K to $1.2M+. Townhomes run $480K–$750K. Pembroke corridor and VB Blvd single-family homes run $310K–$480K. The area offers Virginia Beach school zoning at prices 20–30% below comparable oceanfront neighborhoods.
Yes — especially for young professionals, dual-military couples, and officers who want walkable urban living without leaving Virginia Beach. NAS Oceana is 10 to 15 minutes away. JEB Little Creek is 15 to 18 minutes. NSN is 15 to 20 minutes. No tunnel required to any Southside base. The trade-off is higher HOA fees and less yard space than suburban neighborhoods.
Yes — Town Center is the most walkable neighborhood in Virginia Beach. Restaurants, retail, entertainment, the Sandler Center for the arts, and a movie theater are all within walking distance of the residential towers and townhomes. You can live without a car for daily errands. This is rare in Virginia Beach and is the primary reason buyers choose Town Center over suburban alternatives.
Town Center condo HOA fees range from $300 to $800+ per month depending on the building and unit size. Fees cover building maintenance, elevators, common areas, fitness centers, pools, parking garages, and concierge services in some buildings. These fees are substantially higher than suburban neighborhood HOAs. Factor them into your total monthly housing cost.
Both offer walkable urban living with dining and culture. Town Center is newer with modern high-rises and a planned commercial district — more polished but less organic. Ghent has historic architecture, independent shops, and a neighborhood-grown arts scene — more character but older housing stock. Town Center is Virginia Beach schools. Ghent is Norfolk schools. Town Center condos run $400K to $1.2M+; Ghent homes run $280K to $550K.
The Pembroke corridor runs along Virginia Beach Boulevard from Town Center through the Municipal Center area. It includes a mix of single-family homes ($310K to $480K), older condos, and commercial properties. The corridor is evolving with new development and infrastructure investment. Properties here offer Virginia Beach schools and Town Center proximity at lower prices than the high-rise district itself.
Check the building's condo association rules — some Town Center buildings restrict short-term rentals and may have policies on long-term rental percentages. This is critical for military buyers who may PCS. Review the condo docs before purchasing. Rental demand is strong in Town Center due to the walkable lifestyle, but building rules vary.
Condo values here turn on floor, exposure, parking, association fees and the building's own recent sales rather than on neighborhood averages. John King has closed 15 transactions in 23462 with a median of 18 days to contract. A valuation built from in-building and comparable-building sales is free.
Only if the building appears on VA's approved-project list, and many Hampton Roads buildings do not. The effect on the buyer pool is measurable: across John King's 441 closings, 27 percent of condo and townhome buyers used VA financing against 49 percent of detached-home buyers. Confirm your building's status before you set a price.
Across John King's 15 closings in 23462 the median time to contract was 18 days. In his full record, condos and townhomes ran a median of 30 days against 27 for detached homes — close enough that the common belief that condos sell slowly here does not hold up.
Considerably more often. In John King's record, 24 percent of condo and townhome buyers paid cash against 5 percent of detached-home buyers. Cash closings ran a median of 18 days versus 23 for conventional and 30 for VA, which matters most on units where in-building comparable sales are thin.
Order the resale disclosure packet, current budget and financials, reserve study, insurance certificate, meeting minutes and any special assessment or litigation history as soon as you decide to list. These are the most frequent cause of delay in condominium closings and associations are seldom quick to produce them.
Neighborhoods buyers also consider near Town Center
Buyers looking at Town Center typically compare these nearby neighborhoods for different price points, school zones, or lifestyle priorities.
Town Center — Market Insights
VA loan guides, PCS resources, and market data for Town Center and the Princess Anne HS zone.
Virtual Home Tours for Military PCS Buyers in Hampton Roads
PCSing to NAS Oceana? Town Center is 10–15 min via VB Blvd with no tunnel. John helped a Navy buyer tour homes remotely and go under contract without a single in-person visit.
Best Military Neighborhoods Near NAS Oceana
Town Center, Ocean Lakes, Kempsville — a Navy veteran breaks down which Virginia Beach neighborhoods give NAS Oceana families the best commute, schools, and VA loan value.
Virginia Beach Real Estate Market Update 2026
Inventory levels, pricing trends, and days-on-market across Virginia Beach. Essential context before making an offer in the Town Center and Pembroke corridor.
Ready to Make Your Move?
I served five years as a Machinist Mate in the Navy. I know what PCS season feels like, what BAH actually covers, and what it means to need the right house in the right neighborhood — fast. Let me put that experience to work for you.
📞 (757) 270-3994