Kempsville is a good fit for buyers who want a central Virginia Beach location, a wide range of home prices and styles, and easy access to Norfolk, Chesapeake and Town Center. It's one of the city's oldest communities, with established subdivisions and newer pockets. Check the school zone and HOA status for each street.
Key facts
- Kempsville began as Kempe's Landing and was the seat of Princess Anne County from 1778 until the courthouse moved in the 1820s (Historic Kempsville Area Master Plan; Princess Anne County and Virginia Beach Historical Society).
- Kempsville High School hosts VBCPS's Entrepreneurship and Business Academy, which accepts students citywide by application.
- Nearby schools include Tallwood High School (Global Studies and World Languages Academy), Larkspur Middle and Brandon Middle.
- The city adopted a Historic Kempsville Area Master Plan in 2014 to guide redevelopment around the historic crossroads.
- Virginia Beach's real estate tax rate is $0.97 per $100 of assessed value.
What is it like to live in Kempsville?
Kempsville sits in the central-western part of Virginia Beach, around the old crossroads of Princess Anne Road and Kempsville Road. It's a large area made up of dozens of subdivisions, from 1960s and 1970s neighborhoods to newer communities and townhome developments.
People like Kempsville for:
- Location. It's central, with quick access to Norfolk, Chesapeake and Town Center.
- Choice. Townhomes, ranches, split-levels, two-story colonials and some lakefront homes.
- Everyday convenience. Grocery stores, restaurants, parks and city recreation facilities are close by.
- Value. Many buyers find more space for the money than in neighborhoods closer to the ocean.
The trade-off is distance to the ocean beaches and, in some older neighborhoods, homes that need updates.
What do homes in Kempsville cost?
Kempsville covers a lot of ground, so prices vary by section, home age and size. What usually drives price:
| Factor | Effect on price |
|---|---|
| Home type | Townhomes and condos usually cost less than detached homes |
| Age and updates | Renovated homes sell at a premium over original-condition homes |
| Lot and setting | Lakefront, cul-de-sac and larger lots draw higher prices |
| School zone | Some buyers target specific schools |
| HOA | Fees add to monthly cost; amenities may add value |
To see current listings, use this live search of homes in Kempsville. If you have a firm budget, a price-filtered Virginia Beach search is a good companion.
Which schools serve Kempsville?
Several VBCPS schools are in or near Kempsville. Pages on this site include:
- Kempsville High School
- Tallwood High School
- Larkspur Middle School
- Brandon Middle School
- Tallwood Elementary School
Kempsville High's Entrepreneurship and Business Academy and Tallwood's Global Studies and World Languages Academy accept students from across the city by application, so living nearby doesn't guarantee a seat. Confirm the zoned schools for any address with the VBCPS School Locator.
How is the commute from Kempsville?
Kempsville's central location is a big part of its appeal:
- Norfolk: Reached by local roads or I-264 without a tunnel.
- Chesapeake: Indian River Road and Kempsville Road lead west toward Chesapeake.
- Town Center and Pembroke: A short drive north.
- NAS Oceana: Reached across the city by I-264 or Virginia Beach Boulevard.
- The Peninsula: I-64 and the Hampton Roads Bridge-Tunnel. VDOT's expansion project is scheduled to finish in 2027.
Traffic on Princess Anne Road and Indian River Road can be heavy at peak times, so test your route.
Should I buy in an HOA or non-HOA neighborhood?
Kempsville has both, which gives you a real choice.
Non-HOA or voluntary civic league neighborhoods:
- No mandatory monthly fee.
- More freedom on fences, sheds, paint colors and parking boats or RVs, subject to city zoning.
- Less control over how neighbors maintain their homes.
Mandatory HOA or condo communities:
- Monthly or annual fees, sometimes covering a pool, common areas or exterior maintenance.
- Rules on exterior changes, parking and rentals.
- A resale certificate you'll receive before closing, which you can usually cancel within three days of receiving under Virginia's Resale Disclosure Act.
Virginia law requires sellers to disclose whether a home is in a property owners' or condo association. Read the covenants before you buy if you have a boat, trailer, home business or plans for a fence.
What is there to do in and around Kempsville?
Kempsville is a practical place to live, with plenty close to home:
- Parks and recreation. City parks and recreation centers serve the area, and Mount Trashmore Park is a short drive north.
- Shopping and dining. Shopping centers along Princess Anne Road, Kempsville Road and Indian River Road cover daily errands.
- Town Center. Dining, shopping and the Sandler Center for the Performing Arts are a short drive north at Town Center.
- Sports. Princess Anne Commons, with the Virginia Beach Sportsplex and Princess Anne Athletic Complex, is to the southeast.
- The water. Kempsville sits near the headwaters of the Elizabeth River's Eastern Branch, and some neighborhoods back up to lakes or creeks.
What should I check when buying an older Kempsville home?
Many Kempsville homes were built decades ago. That often means solid construction and mature trees, but it also means systems that may be near the end of their life. When I walk older homes with buyers, I look closely at:
- Roof age. Ask for the replacement date and any warranty.
- HVAC. Coastal humidity is hard on systems, so ask for service records.
- Electrical panel and wiring. Older panels may need upgrades for today's loads or for your insurer.
- Plumbing. Check pipe materials and water heater age.
- Drainage. Look for standing water, grading problems and signs of moisture in crawl spaces.
- Wood-destroying insects. A termite inspection is wise on any home and required for VA loans in Virginia.
- Windows and insulation. These affect comfort and energy bills.
A good home inspection, plus a sewer scope for homes with older sewer lines, will tell you what to budget for. None of these are reasons to skip an older home. They're reasons to price your offer and your first-year budget correctly.
What priorities does Kempsville match?
Kempsville matches buyers' priorities when they want a central location for two commutes, more square footage for the money than near the ocean, a choice between HOA and non-HOA neighborhoods, or room to update a home over time. If being able to walk to the beach is at the top of your list, the Oceanfront or Chic's Beach may suit you better.
What's the history of Kempsville?
Kempsville started as Kempe's Landing on the Elizabeth River's Eastern Branch. It became the county seat of Princess Anne County in 1778, was incorporated as a town in 1783, and kept the courthouse until it moved to what's now the Municipal Center area in the 1820s. Princess Anne County merged with the city of Virginia Beach in 1963. Today the city's Historic Kempsville Area Master Plan guides redevelopment around the historic crossroads.
Ready to look at homes in Kempsville?
Start with a live search of Kempsville homes, read the Kempsville neighborhood guide, and compare nearby Salem and Green Run. Then contact me or call or text (757) 919-8874. I'll check the school zone, HOA status and recent sales for every home you like.
Barry Jenkins, Legacy Home Team at LPT Realty
Sources
- City of Virginia Beach: Historic Kempsville Area Master Plan (2014)
- Princess Anne County and Virginia Beach Historical Society: Timeline
- VBCPS: Academies and Advanced Programs
- VBCPS: School Locator
- City of Virginia Beach Real Estate Assessor: Tax Rates
- Code of Virginia § 55.1-2312: Cancellation of contract by purchaser
- VDOT: Hampton Roads Bridge-Tunnel Expansion
Frequently asked questions
What is the price range for homes in Kempsville?
Kempsville has a broad mix: townhomes and condos, starter single-family homes and larger homes in newer or lakefront sections. Rather than quote prices that change, I'd point you to a live search of the area and recent sales on the streets you like.
How is the commute from Kempsville?
Kempsville is in central-western Virginia Beach, with quick access to Princess Anne Road, Indian River Road and I-264. That makes for manageable drives to Norfolk, Chesapeake and Town Center. Drive your route at rush hour before you buy.
What schools serve Kempsville?
Kempsville High School, home of the Entrepreneurship and Business Academy, along with Tallwood High School and Larkspur and Brandon middle schools, are in or near the area. Zones depend on the street, so check each address with the VBCPS School Locator.
Are Kempsville neighborhoods HOA or non-HOA?
Both. Many older subdivisions have voluntary civic leagues rather than mandatory associations, while many newer communities, townhomes and condos have mandatory HOA fees and rules. Virginia sellers must tell you if the home is in an association, and you'll get a resale certificate if it is.
Is Kempsville historic?
Yes. Kempsville began as Kempe's Landing and served as the seat of Princess Anne County from 1778 until the 1820s, according to the city's Historic Kempsville Area Master Plan and the Princess Anne County and Virginia Beach Historical Society.
Is Kempsville far from the beach?
It's farther from the ocean than neighborhoods on the east side of the city, but the Oceanfront is reachable by I-264, and the Chesapeake Bay beaches are reachable by Independence Boulevard or Shore Drive. Many buyers trade a longer beach drive for a shorter work commute.