Kempsville is an established suburban area in western Virginia Beach around Kempsville Road, Princess Anne Road and Indian River Road, near the Chesapeake and Norfolk lines. About three-quarters of homes are single-family and a quarter are townhouses, mostly in subdivisions like Kempsville Lake, Fairfield and Indian Lakes. Most addresses go to Kempsville High.
| Analysis area | within 1.75 mi of Kempsville Road near Princess Anne Road |
|---|---|
| Residential parcels | about 12,303 |
| Home mix (parcels) | 76% single-family/duplex · 24% townhouse |
| Main ZIP codes | 23464, 23462, 23452 |
| Elementary zones | Kempsville Elementary (26%) · Point O'View Elementary (16%) · Fairfield Elementary (15%) · Kempsville Meadows Elementary (14%) |
| Middle zones | Kempsville Middle (55%) · Larkspur Middle (35%) · Brandon Middle (8%) · Salem Middle (2%) |
| High zones | Kempsville High (82%) · Salem High (10%) · Tallwood High (6%) · Green Run High (2%) |
| In FEMA flood hazard area | about 2% of residential parcels |
| In NAS Oceana noise zone | none |
| To Town Center / Oceanfront | 1.9 mi / 10.1 mi (straight line) |
Where is Kempsville in Virginia Beach?
Kempsville is in the western part of the city, roughly bounded by I-264 to the north, the Chesapeake line and the Eastern Branch of the Elizabeth River to the west, and Indian River Road and Salem to the south. It grew around the historic crossroads at Kempsville Road and Princess Anne Road, once the colonial port of Kemps Landing.
What is it like to live in Kempsville?
Public amenities are a strength. The Kempsville Recreation Center and the Kempsville Area Library both serve the area, Kempsville Greens is a city-owned golf course, and Carolanne Farm Park has a canoe and kayak launch on the Elizabeth River. Mount Trashmore Park, one of the city's signature parks, is just north near I-264. Shopping is spread across Fairfield Shopping Center, Providence Square and Kemps River Crossing.
What kinds of homes are in Kempsville?
Within 1.75 miles of the Kempsville crossroads, the city's data counts more than 12,000 residential parcels. About 76% are single-family or duplex and 24% are townhouses. You will see ranches, split-levels, two-story colonials and townhome communities. Very few parcels sit in flood or jet noise zones compared with the east side of the city.
The largest residential subdivisions in city property records within the analysis area are Kempsville Lake, Fairfield/Forest/Shores, Larkspur/Meadows/Farm, Indian Lakes, Carolanne Farm/Point, Dunbarton/Fox Run/Brookfield, Stratford Chase/Greens, Bellamy Manor Estates, Huntington and Bellamy Manor-N/B1.
Prices change too fast to print here. For current asking prices, days on market and new listings, use the live Kempsville home search, which covers about 2 miles around the area and lists the newest homes first.
Which schools serve Kempsville?
I overlaid City of Virginia Beach parcel records on VBCPS's 2026–27 attendance zones. These are the shares of residential parcels in the Kempsville analysis area that fall in each zone:
| Level | School | Share |
|---|---|---|
| Elementary | Kempsville Elementary | 26% |
| Elementary | Point O'View Elementary | 16% |
| Elementary | Fairfield Elementary | 15% |
| Elementary | Kempsville Meadows Elementary | 14% |
| Elementary | Providence Elementary | 13% |
| Middle | Kempsville Middle | 55% |
| Middle | Larkspur Middle | 35% |
| Middle | Brandon Middle | 8% |
| Middle | Salem Middle | 2% |
| High | Kempsville High | 82% |
| High | Salem High | 10% |
| High | Tallwood High | 6% |
| High | Green Run High | 2% |
Zones follow streets, so always confirm a specific address in the VBCPS School Locator. Old Donation School, the division's gifted school for grades 3–8, is citywide and admits by application, so it is not tied to any neighborhood (Old Donation School guide).
Is Kempsville in a flood zone or jet noise zone?
Flood zones: about 2% of residential parcels in the area have a building the city maps in a FEMA Special Flood Hazard Area (zones A, AE or VE). Some other buildings are listed under more than one flood designation, so check each address. If a building is in a Special Flood Hazard Area, lenders on federally backed mortgages require flood insurance.
Jet noise: none of the residential parcels in the city's data for this area fall within an NAS Oceana AICUZ noise contour.
Virginia law (Va. Code § 55.1-704) requires sellers in Virginia Beach to disclose a property's noise zone or accident potential zone. You can look up any address on the city's AICUZ page, floodplain management page and property search.
What parks and amenities are near Kempsville?
The largest city park properties within the analysis area:
- Kempsville Greens Golf Course (about 116 acres), special use golf course
- Carolanne Farms Park (about 22 acres), community park
- Lark Downs Park (about 13 acres), neighborhood park
- Chatham Hall Park (about 11 acres), neighborhood park
- Ferry Point Park (about 9 acres), special use water access
- Kempsville Recreation Center (about 9 acres), special use recreation center
- Fairfield Park (about 6 acres), neighborhood park
Other public facilities and landmarks nearby, with straight-line distance from the anchor point: Kempsville Recreation Center (recreation center, 0.4 mi), Kempsville Greens Municipal Golf Course (golf course, 0.4 mi), Kempsville Area Library (library, 0.5 mi), Fairfield Shopping Center (shopping center, 0.8 mi), Providence Square (shopping center, 0.9 mi), Elizabeth River at Carolanne Farm Park Canoe/Kayak Launch (marina / boat ramp, 1.6 mi), Kemps River Crossing (shopping center, 1.8 mi), Holland Plaza (shopping center, 1.9 mi), Mount Trashmore Park (city signature park, 2.0 mi) and Columbus Villiage at Town Center (shopping center, 2.0 mi).
Details and programs: Virginia Beach Parks & Recreation.
How do you get around from Kempsville?
Kempsville sits between I-264 and I-64, which helps if you commute to Norfolk, Chesapeake or the Hampton Roads bridge-tunnels. Princess Anne Road, Kempsville Road, Witchduck Road, Indian River Road and Providence Road are the main surface routes. Town Center is a short drive north.
| Destination | Distance |
|---|---|
| Town Center | 1.9 mi |
| the Oceanfront (Atlantic Ave at 17th St) | 10.1 mi |
| NAS Oceana | 7.3 mi |
| JEB Little Creek | 6.6 mi |
| JEB Fort Story | 10.5 mi |
| NAS Dam Neck Annex | 11.3 mi |
| Downtown Norfolk | 7.4 mi |
How do I start a home search in Kempsville?
Begin with the Kempsville home search. Once you have a few favorites, send them to me and I'll check the school zone, flood zone, noise zone and recent comparable sales for each address. If you are relocating or on military orders, I can set up a video tour. Call or text (757) 919-8874, or use the form below.
Frequently asked questions
Where is Kempsville in Virginia Beach?
Kempsville is an established suburban area in western Virginia Beach around Kempsville Road, Princess Anne Road and Indian River Road, near the Chesapeake and Norfolk lines.
What schools serve Kempsville?
In my analysis of 2026–27 VBCPS zones, most homes in the Kempsville area are zoned for Kempsville Elementary and Point O'View Elementary at the elementary level, Kempsville Middle and Larkspur Middle for middle school and Kempsville High and Salem High for high school. Confirm each address with the VBCPS School Locator.
What types of homes are in Kempsville?
About 76% of residential parcels in the analysis area are single-family or duplex and 24% are townhouses, according to City of Virginia Beach land-use data.
How much do homes cost in Kempsville?
Prices change week to week and vary a lot by street, size and water access, so I don't publish a single number. Use the live search on this page for current listings, or ask me for a comparable-sales report on a specific home.
How far is Kempsville from Town Center and the Oceanfront?
In a straight line, the anchor point is about 1.9 miles from Town Center and 10.1 miles from the Oceanfront at 17th Street. Driving distances are longer.
Is Kempsville in a jet noise zone?
In my analysis of city parcel data, none of the residential parcels within 1.75 miles of the Kempsville crossroads fall in an NAS Oceana noise zone. That is one of the main differences from the eastern half of the city.
How far is Kempsville from Norfolk?
The Kempsville crossroads is about 7 miles in a straight line from downtown Norfolk. Driving time depends on I-264 traffic.
Sources
- City of Virginia Beach parcel and land-use data (Property Information map service)
- VBCPS 2026–27 attendance zones (ArcGIS)
- VBCPS School Locator
- City of Virginia Beach AICUZ
- City of Virginia Beach Floodplain Management
- Va. Code § 55.1-704 (military air installation disclosure)
- Virginia Beach Parks & Recreation
- City of Virginia Beach Points of Interest map service
How I built this page: Neighborhood names in Virginia Beach don't have official boundaries, so the numbers on this page describe City of Virginia Beach parcel records (October 2026 extract) within 1.75 miles of Kempsville Road near Princess Anne Road. Percentages count parcels, not people, and are approximate. Always verify a specific property.