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. 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 quality 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
Town Center Mortgage Calculator
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 →
Ready for real numbers? Free home valuation → or call (757) 270-3994
Live market intelligence — Town Center Norfolk
Live mortgage rates, payment calculator, and current listings — updated automatically.
Estimates only · Tax at 1.1% VA rate · Insurance at 0.5%
Town Center area recent activity — April 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
"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."
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 quality at prices 20–30% below comparable oceanfront neighborhoods.
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