Living in Town Center and Pembroke means being in the middle of Virginia Beach, close to dining, shopping, offices and the Sandler Center, with quick access to I-264. The Town Center core is mostly condos and apartments, and established single-family neighborhoods surround it. Before you buy, check special district taxes and condo documents.
Key facts
- Central Business District South special service district: $1.42 per $100 for FY27. Pembroke Square special service district: $1.44. The general city rate is $0.97.
- The Sandler Center for the Performing Arts opened at 201 Market Street in Town Center on November 3, 2007.
- The Tide light rail opened in 2011 and ends at Newtown Road station on the Norfolk–Virginia Beach line. A 2016 referendum to extend it into Virginia Beach failed.
- Town Center sits along Virginia Beach Boulevard near I-264 and Independence Boulevard.
- In Virginia, buyers generally can cancel within three days after receiving a condo or HOA resale certificate (Va. Code § 55.1-2312).
Where are Town Center and Pembroke?
Town Center is Virginia Beach's central business district, roughly between Virginia Beach Boulevard and I-264 near Independence Boulevard. Pembroke is the broader area around it, including Pembroke Mall and the neighborhoods nearby. On my site, the Town Center & Pembroke neighborhood guide covers the area.
Being central is the main draw. From here you can reach Norfolk, the Oceanfront, Kempsville and Bayside without crossing the whole city.
What kinds of homes are there?
| Home type | Where you'll find it | Things to know |
|---|---|---|
| High-rise and mid-rise condos | Town Center core | Elevators, amenities, condo fees, possible special district tax |
| Townhomes | Around Pembroke | HOA fees and rules |
| Single-family homes | Established neighborhoods around Pembroke | Varied home ages and styles |
| Apartments | Town Center and nearby | Rentals, if you want to try the area first |
Prices vary by building, size and floor. See current homes and condos for sale around Town Center.
What's walkable at Town Center?
The Town Center core was built to feel like a downtown, with ground-floor shops and restaurants, offices above and residences nearby. Within walking distance of many Town Center condos you'll find:
- Restaurants and bars, from casual to upscale.
- Shops and services.
- The Sandler Center for concerts, theater and community events.
- Seasonal events in the central plaza.
- Offices, which is handy if you work there.
Outside the core, Pembroke is more car-oriented, with wide roads and shopping centers.
How do the special district taxes work?
Some parts of Town Center and Pembroke are in special service districts that pay a higher real estate tax rate:
| District | FY27 rate per $100 | Tax on a $350,000 assessment |
|---|---|---|
| General city rate | $0.97 | $3,395 |
| Central Business District South SSD | $1.42 | $4,970 |
| Pembroke Square SSD | $1.44 | $5,040 |
Not every property near Town Center is in a district. I check the Assessor's records for every home we look at so you know the actual tax. More in my Virginia Beach property taxes guide.
What should I know about buying a condo here?
Condos make up much of the Town Center housing. Before you commit:
- Read the resale certificate right away. It includes the budget, fees, rules and pending assessments. You generally have three days after receiving it to cancel.
- Check reserves. Low reserves can lead to special assessments for big repairs.
- Understand what fees cover, such as water, trash, insurance, amenities and building maintenance.
- Review rental rules, including minimum lease terms. Town Center isn't in an area where whole-home short-term rentals are allowed. See short-term rental rules in Virginia Beach.
- Ask about parking, including assigned spaces and guest parking.
- Talk to your lender early. Some loan programs, including FHA and VA, have condo project approval requirements.
- Check insurance. You'll need an HO-6 policy for your unit's interior.
How are transit and commutes?
- Driving: I-264 connects Town Center to Norfolk to the west and the Oceanfront to the east. Independence Boulevard runs north to Bayside and south toward Kempsville.
- Light rail: The Tide's eastern end is Newtown Road station, a short drive west. It runs into downtown Norfolk.
- Buses: Hampton Roads Transit runs bus routes along Virginia Beach Boulevard and through the area.
- Military commutes: NAS Oceana is east via I-264, and Naval Station Norfolk is west via I-264 and I-64. See neighborhoods near NAS Oceana.
Which schools are nearby?
School zones depend on the exact address. Schools near Town Center and Pembroke include:
- Princess Anne High School on Virginia Beach Boulevard, which hosts the International Baccalaureate academy.
- Pembroke Elementary.
Confirm with the VBCPS School Locator before you buy, and see my guide to the best school zones in Virginia Beach.
What's nearby beyond Town Center?
- Mount Trashmore Park for walking paths, playgrounds and lakes.
- Pembroke Mall and shopping along Virginia Beach Boulevard and Independence Boulevard.
- Kempsville, with established neighborhoods. See living in Kempsville.
- The Oceanfront, a straight shot east on I-264.
What lifestyle does Town Center offer?
I describe places by what they offer. Town Center is a strong match if your priorities include:
- Walking to dining, entertainment and the Sandler Center.
- A lock-and-leave condo with little exterior maintenance.
- A central base for commutes in several directions, or a job in Town Center itself.
- An urban setting with city conveniences, without leaving Virginia Beach.
If you want a big yard or quiet streets, look at the surrounding single-family neighborhoods or areas like Kings Grant.
What are the pros and cons?
| Pros | Cons |
|---|---|
| Central location with quick I-264 access | Higher tax rate inside special service districts |
| Walkable dining, shopping and arts in the core | Condo fees add to your monthly cost |
| Low-maintenance condo living | Event and nightlife noise near the plaza |
| Close to offices and medical providers | Traffic on Virginia Beach and Independence boulevards |
| Mix of condos, townhomes and houses nearby | Parking can be tight for guests |
Should I rent first or buy?
If you're new to Virginia Beach and not sure Town Center is for you, renting an apartment for a lease term is a reasonable way to test the area. If you already know you like the location, buying lets you build equity, and condos can be a lower-maintenance entry point than a house. Compare your total monthly cost, including taxes, condo fees and insurance, against rent for a similar unit. My cost of living guide for 2026 can help you set a budget.
Ready to look at Town Center and Pembroke homes?
Browse homes and condos for sale near Town Center and contact me or call or text (757) 919-8874. I'll pull the condo documents, check special district taxes and confirm loan eligibility for any building you like.
Barry Jenkins, Legacy Home Team at LPT Realty
Sources
- City of Virginia Beach Assessor: Tax Rates
- Sandler Center for the Performing Arts: History
- Hampton Roads Transit: Modes
- The Virginian-Pilot: The Tide turns 10: A timeline of the light rail's highs and lows
- Code of Virginia § 55.1-2312: Cancellation after resale certificate
- VBCPS: School Locator
- City of Virginia Beach: Short-Term Rentals
Frequently asked questions
Is Town Center Virginia Beach walkable?
The core of Town Center is designed as a walkable downtown with shops, restaurants, offices, a performing arts center and residences close together. The surrounding Pembroke area is more car-oriented, with major roads like Virginia Beach Boulevard and Independence Boulevard.
Do Town Center condos pay higher property taxes?
Properties in the Central Business District South special service district pay $1.42 per $100 of assessed value for FY27, compared with the city's general rate of $0.97. Check whether a specific property is in that district before you buy.
Does the light rail go to Town Center?
No. The Tide light rail ends at Newtown Road station on the Norfolk and Virginia Beach line. A 2016 Virginia Beach referendum on extending light rail failed. Hampton Roads Transit buses serve the area.
How much are condo fees at Town Center?
They vary by building, amenities and what's included. Ask for the current fee, the budget and reserve study in the resale certificate, and check for any planned special assessments.
What schools serve Town Center and Pembroke?
Schools near the area include Princess Anne High School on Virginia Beach Boulevard and Pembroke Elementary. Zones depend on the exact address, so confirm with the VBCPS School Locator.
Are there single-family homes near Town Center?
Yes. Established neighborhoods of single-family homes surround the Pembroke area, while the Town Center core is mostly condos and apartments. Search a small radius around Town Center to see both.