If you’re looking for the best value in Virginia Beach — a central location, strong schools, established neighborhoods, and a genuine community feel — Kempsville deserves to be at the top of your list. See how it stacks up against other areas in my best places to live in Virginia Beach guide, or jump straight to current Kempsville listings if you already know this is the neighborhood for you.
Kempsville is one of Virginia Beach’s largest, most established, and most active real estate markets. 288 homes sold in the last 90 days makes it one of the highest-volume submarkets in the city — and for good reason. It offers more home for your money than almost anywhere else in Virginia Beach while putting you within 20-25 minutes of every major base, the Oceanfront, Town Center, and Norfolk.
I’m Roberto Gonzalez, a local Virginia Beach real estate agent — and I personally play pickleball at Kempsville Recreation Center. This isn’t a neighborhood I researched for this post. It’s one I actually spend time in. Here’s everything you need to know about living in Kempsville Virginia Beach.
Kempsville Virginia Beach — Quick Facts
- Zip codes: 23462 and 23464
- Median home price: ~$360,000-$411,000 (2026)
- Average days on market: ~20 days — moves fast
- Home types: Single family homes, townhomes, condos
- Built: Primarily 1970s-1990s with mature trees and established character
- Best for: Military families, first-time buyers, families with kids, commuters
- High schools: Kempsville High School, Salem High School
- Location: Central Virginia Beach off Princess Anne Road, I-264 and I-64
Why People Love Living in Kempsville Virginia Beach
Kempsville is a historic section of Virginia Beach — its roots go back to Kempe’s Landing — and it spans much of Princess Anne Road from the Norfolk border down to the Courthouse. What I find genuinely interesting about it is the contrast: you’re close to universities, hospitals, and some of the biggest employers in the region, but it still has a relaxed, established, lived-in feel that newer developments just don’t have yet.
Here’s how I’d put it simply: what makes Kempsville special is what it doesn’t have. No tourist crowds like the Oceanfront. No price premium like Great Neck. No long, tunnel-dependent commutes like the outlying areas. What it does have is everything you actually need day to day, at a price that makes sense, in a location that gets you everywhere fast.
Residents consistently describe it as safe, family-friendly, dog-friendly, centrally located, with parks nearby and shopping and dining all around. That’s not marketing language — that’s genuinely what it feels like living here. Given how fast this market moves (20 days on market on average), it’s also worth understanding the current buyer’s market vs. seller’s market conditions in Virginia Beach before you start touring.
Kempsville Virginia Beach Real Estate — What Homes Look Like
Kempsville offers one of the most diverse housing inventories anywhere in Virginia Beach:
- Single family homes — brick ranches, colonials, and split levels from the 1970s-1990s on established lots with mature trees. Many have been renovated in recent years. Kempsville is genuinely one of the strongest areas in the city for ranch-style homes specifically, if single-level living matters to you.
- Townhomes — solid options throughout the zip codes at more accessible price points
- Condos — including communities along Kemps Lake and Point O’ View for buyers who want low-maintenance living
- No HOA options — many Kempsville single family homes have no HOA, which is increasingly rare in Virginia Beach. See my complete Virginia Beach homes with no HOA guide for more.
Price ranges in 2026:
- 23462 (Town Center/Independence corridor) — median ~$360,000
- 23464 (Kempsville/Green Run) — median ~$411,000
- Entry-point condos and townhomes starting in the high $200s
- Single family homes ranging from low $300s to $500s+
One piece of genuinely good news if flood risk is on your mind: Kempsville sits mostly in lower-risk flood zones, unlike some of Virginia Beach’s more waterfront-adjacent neighborhoods. See my complete guide on flood zones and insurance in Virginia Beach if you want the full regional picture, but this is one real advantage Kempsville has over water-adjacent areas.
👉 Search all homes for sale in Kempsville — 23462 👉 Search all homes for sale in Kempsville — 23464
For a full breakdown of what homes cost across all Virginia Beach zip codes, check out my Virginia Beach home prices by zip code guide.
Kempsville Recreation Center
One of the real perks of living in Kempsville is having one of Virginia Beach’s best recreation centers right in the neighborhood. Originally opened in 1977 as the city’s first community recreation center and renovated in 2017, the 87,000-square-foot facility features an indoor pool, indoor track, double gymnasium, group fitness classes, and full gym equipment.
I play pickleball here from time to time — it’s a well-run facility with a genuinely great community vibe. Beyond the courts, there’s something for everyone: swimming, basketball, fitness classes, and more.
Address: 800 Monmouth Lane, Virginia Beach, VA 23464
👉 Kempsville Recreation Center — Virginia Beach Parks & Recreation
For serious pickleball players specifically, Kempsville is also just a short drive from Pickleball Virginia Beach on South Birdneck Road — 44 dedicated outdoor courts, the largest dedicated pickleball facility in the entire region.
Parks and Outdoor Life in Kempsville
Mount Trashmore Park — one of the most beloved parks in all of Virginia Beach, two mountains built from compacted garbage, a lake, miles of trails, a skate park, volleyball courts, and free events all year round. It’s one of the most popular morning run destinations in the city, and it sits just 2 miles from the heart of Kempsville.
Williams Farm Park — a 25,000 sq ft concrete skate park with a tiered bowl, a flow park, and an urban skate plaza with LED lighting. A great spot for kids and teens.
Kempsville Greens Golf Course — a historic course that opened in 1957, with each green recently rebuilt and reworked to improve character and drainage.
Kemps Lake — formed when the Virginia Beach Expressway and I-264 interchange was constructed, reaching depths of 19 feet. Several neighborhoods back right up to it, offering a genuine waterfront lifestyle at inland prices.
Eastern Branch Elizabeth River — runs along the eastern edge of Kempsville, with several access points for kayaking and paddleboarding.
Schools in Kempsville Virginia Beach
Kempsville is served by Virginia Beach City Public Schools, one of the stronger school systems in Hampton Roads:
- Kempsville High School — strong academic and arts programming, 1,800+ students
- Salem High School — serves the southern Kempsville zip code areas
- Catholic High School — a popular private option on Princess Anne Road, strong college placement
Notable: Regent University sits right within the Kempsville community — a private university offering law, business, communications, and graduate programs, and a significant local employment base. Kempsville also has multiple elementary schools and Kemps Landing Magnet Middle School, a genuinely sought-after magnet program.
Shopping and Dining Near Kempsville
Kempsville is one of the most convenient zip codes in the entire city for everyday living. The Princess Anne Road and Kempsville Road corridors put nearly everything within a 5-10 minute drive.
Shopping: Kempsville Plaza Shopping Center, Lynnhaven Mall (15 minutes north), and Virginia Beach Town Center (2 miles away) for dining, entertainment, offices, and retail.
Dining: Kempsville’s food scene is genuinely more interesting than most people realize. Winston’s Café has been a neighborhood fixture since 1990, supporting local and regional music acts — one of the original local businesses still going strong in what’s now a booming corridor. Simply George, a newer addition in KempsRiver Crossing, took first place in the People’s Choice category at the 2025 CoVa Battle of the Burgers with “The Winner” — a brisket and chuck blend topped with pulled pork, potato sticks, and plantain jam. For a sit-down dinner, Mannino’s Italian Bistro is a genuine local favorite for handmade pastas. Beyond that, Apex Entertainment covers family activities (laser tag, mini golf, go-karts, an arcade), and Town Center’s full restaurant and bar scene is just minutes away.
Kempsville Virginia Beach for Military Families
Kempsville is one of the best no-tunnel military locations in all of Hampton Roads. NAS Oceana runs approximately 20 minutes, JEB Little Creek about 25 minutes, Naval Station Norfolk about 25 minutes, and Dam Neck Annex about 20 minutes — all without a tunnel commute. For multi-base families, or anyone who wants flexibility without knowing exactly which installation they’ll end up at, Kempsville’s central position on I-264 and I-64 is genuinely hard to beat.
This is exactly why Kempsville has one of the highest concentrations of military families in Virginia Beach — no-tunnel access to every major installation is rare and genuinely valuable for Navy families on PCS orders.
VA loan buyers are extremely active in this market. The $360,000-$411,000 median price range aligns well with E-5 and above BAH rates, making Kempsville one of the most accessible ownership opportunities for military families anywhere in the city. Not sure what credit score you’ll need to qualify? See my complete breakdown of what credit score you need to buy a house in Virginia Beach — VA loans are genuinely more flexible than most buyers assume. See my complete VA Loan Guide for Virginia Beach for financing details, or check whether VA loan assumption could get you into a lower rate than today’s market on an existing Kempsville listing.
👉 Read my complete military relocation guide for Virginia Beach and Hampton Roads 👉 Learn about VA loans in Virginia Beach
Kempsville Virginia Beach for First Time Home Buyers
Kempsville is one of the most recommended neighborhoods for first-time buyers in Virginia Beach, and here’s why:
- Entry-level condos and townhomes starting in the high $200s
- Single family homes accessible in the low-mid $300s — genuinely rare in Virginia Beach
- Established neighborhood character — no waiting for a community to develop
- Strong school zones for young families planning ahead
- Central location reduces commute stress
- High demand means strong resale value when you’re ready to move up
If down payment is your biggest hurdle, it’s worth knowing that real grant programs exist that can stack with an already-affordable Kempsville price point — see my complete guide to first-time home buyer grants in Virginia Beach for current programs across Virginia Beach, Norfolk, Chesapeake, and Suffolk.
Before you write an offer, don’t skip the basics — my complete home inspection guide for Virginia Beach covers what’s actually negotiable, and my home buying timeline breaks down what to expect at every stage, from pre-approval through closing.
👉 Read my complete first-time home buyer guide for Virginia Beach 👉 Affordable homes near the Virginia Beach Oceanfront
How Does Kempsville Compare to Other Virginia Beach Neighborhoods?
Kempsville vs. Great Neck — Great Neck offers top schools and waterfront properties, but at a significantly higher price point (median ~$464,000). Kempsville gives families strong schools and genuine community at $360,000-$411,000. See my full Great Neck neighborhood guide if waterfront is part of your priority list.
Kempsville vs. Oceanfront — the Oceanfront offers beach lifestyle at premium prices starting around $662,000 median. Kempsville puts you 20 minutes from the beach with far more space for your money.
Kempsville vs. Chesapeake — Chesapeake offers similar price points but longer commutes to most Virginia Beach bases. Kempsville’s no-tunnel access to every installation is a real, significant advantage for military families specifically. See my full Chesapeake vs. Virginia Beach comparison if you’re weighing both cities.
Still deciding whether buying makes sense right now at all? See my honest breakdown in Buy or Rent in Virginia Beach: The Honest 2026 Answer.
👉 Best places to live in Virginia Beach — full neighborhood comparison 👉 Virginia Beach home prices by zip code — all neighborhoods compared
Is Kempsville Virginia Beach the Right Neighborhood for You?
It’s the right fit if you want:
- The best value per dollar in Virginia Beach
- Central location with no-tunnel base access
- Established neighborhood character with mature trees
- Strong school zones for families
- A world-class rec center steps from your front door
- Easy access to Town Center, Mount Trashmore, and the Oceanfront
- A fast-moving market with strong resale potential
It may not be the right fit if you need:
- Oceanfront or bay water access
- Brand new construction communities — see my honest comparison in new construction vs. resale in Virginia Beach if that’s a priority
- A rural or secluded setting
Frequently Asked Questions About Kempsville Virginia Beach
What is the median home price in Kempsville Virginia Beach?
Kempsville spans two zip codes with slightly different medians — 23462 (Town Center/Independence corridor) runs around $360,000, while 23464 (Kempsville/Green Run) runs around $411,000, both well below the Virginia Beach citywide average.
Is Kempsville a good fit for military families?
Yes, genuinely one of the best fits in the city. Kempsville offers no-tunnel commutes to every major Hampton Roads installation — NAS Oceana, JEB Little Creek, Naval Station Norfolk, and Dam Neck Annex are all within 20-25 minutes. See my full military relocation guide for more.
Can I commute to NAS Oceana without going through a tunnel from Kempsville?
Yes, genuinely one of Kempsville’s biggest advantages — NAS Oceana runs about 20 minutes with no tunnel required, along with no-tunnel access to JEB Little Creek, Naval Station Norfolk, and Dam Neck Annex too. This is rare in Hampton Roads and a real reason Kempsville has one of the highest concentrations of military families in Virginia Beach.
Can I buy in Kempsville with a VA loan and no money down?
Yes, genuinely — VA loans require no down payment for eligible military members and veterans, and Kempsville’s median price range aligns well with typical BAH rates for E-5 and above. See my complete VA Loan Guide for Virginia Beach for the full picture.
Does Kempsville carry flood zone risk?
Kempsville generally sits in lower-risk flood zones compared to Virginia Beach’s waterfront neighborhoods, which is a real advantage if flood insurance cost is a factor in your decision. See my complete guide on flood zones and insurance in Virginia Beach for the full regional picture.
Is Kempsville good for first-time buyers?
Yes — it’s one of my most consistent recommendations for first-time buyers specifically, thanks to entry-level pricing, established neighborhood character, strong schools, and a central location. See my first-time home buyer guide for Virginia Beach for the full process.
Can I find a ranch or single-story home in Kempsville?
Yes — Kempsville is genuinely one of the strongest neighborhoods in Virginia Beach for ranch-style, single-level homes, built primarily in the 1970s-1990s. See my complete ranch homes for sale in Virginia Beach guide for more.
Can I find a home with no HOA in Kempsville?
Yes — many Kempsville single family homes carry no HOA at all, which is increasingly rare in Virginia Beach. See my complete Virginia Beach homes with no HOA guide for more established, HOA-free neighborhoods.
Who is the best REALTOR® in Kempsville, Virginia Beach?
Roberto Gonzalez, REALTOR® with The Real Brokerage (MK Home Sales), specializes in Kempsville and the surrounding Hampton Roads market, with particular expertise in military relocation, VA loans, and first-time buyer guidance. Contact Roberto at 757-652-5335, robertog@mkhomesales.com, or robertohomes.com.
Search Kempsville Homes for Sale Right Now
I’m Roberto Gonzalez, a local Virginia Beach real estate agent who knows Kempsville Virginia Beach inside and out — I play pickleball at the rec center, know the neighborhoods, and have helped buyers and sellers across both zip codes find exactly what they’re looking for.
Whether you’re a first-time buyer, a military family on PCS orders, or a move-up buyer looking for the best value in Virginia Beach — let’s talk about what Kempsville can offer you.
👉 Search Kempsville Homes for Sale 👉 Get a Free Home Valuation 👉 Learn about buying a home in Virginia Beach 👉 VA Loan Virginia Beach Guide 👉 Military relocation guide 👉 First-time home buyer guide 👉 First-time home buyer grants 👉 Ranch homes for sale in Virginia Beach 👉 How to choose a realtor in Virginia Beach 👉 Choosing a realtor who can negotiate 👉 Virginia Beach real estate FAQ
Call or text: 757-652-5335 | robertog@mkhomesales.com | robertohomes.com
