Honestly, if you go looking for a "downtown" in Kempsville, you’re going to be driving for a long time. It doesn’t exist. People often mistake Kempsville for just another generic suburban sprawl of Virginia Beach, but there is a weird, deep history here that most of the folks rushing to the Target on Virginia Beach Boulevard completely overlook.
You’ve got to understand that Kempsville Virginia Beach VA was actually the original "hub." Long before the Oceanfront was a tourist trap or Town Center had high-rises, this was the county seat of Princess Anne County. It was a port town called Kempe's Landing. It’s kinda wild to think about now, considering the "waterfront" is mostly just small creeks and the Eastern Branch of the Elizabeth River, which isn't exactly docking massive merchant ships these days.
The Revolutionary War Bloodshed Nobody Mentions
Most people think the Revolutionary War was something that happened "up north" or in Yorktown. But the first Virginian to die in the Revolution, a guy named John Ackiss, actually fell right here in the Skirmish of Kempsville in 1775. Lord Dunmore, the British Royal Governor, marched his troops right into the heart of what is now a busy intersection to suppress the local militia.
It wasn't some grand cinematic battle. It was a messy, quick fight.
Today, you can find a plaque near the corner of Princess Anne Road and Kempsville Road, but if you’re doing 45 mph trying to beat the light, you’ll never see it. The area was the seat of government until 1824. Imagine judges and lawyers in powdered wigs walking the same ground where people now wait in line for a Starbucks latte.
Real Talk on the Housing Market
If you’re looking at homes in Kempsville, you aren't finding many "fixer-uppers" from the 1800s. Most of those were bulldozed in the 60s and 70s when the suburban boom hit. What you will find are solid, brick ranch-style homes and two-story traditionals built between 1970 and 1999.
The median sale price in late 2025 hovered around $343,984, which, let’s be real, is a steal compared to the $1 million price tags you’ll see in Alanton or the North End. It’s one of the last places in Virginia Beach where a middle-class family can actually afford a backyard without selling a kidney.
Market Reality Check:
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- Inventory is tight. Homes here go pending in about 30 days.
- The "Boring" Perk: Because the neighborhoods are established, the trees are huge. You get actual shade, unlike the new builds in Pungo or southern VB where the trees are basically twigs.
- Property Taxes: Since it’s part of the city of Virginia Beach, you’re looking at a real estate tax rate of roughly $0.99 per $100 of assessed value.
Why Families Actually Stay Here
It’s the schools and the "15-minute" rule. Basically, from Kempsville, you can get anywhere in Hampton Roads in 15 to 20 minutes. You’re right at the "elbow" of I-64 and I-264.
The schools are a major draw, but there’s nuance there. Kempsville High School isn't just a neighborhood school; it houses the Entrepreneurship and Business Academy. If your kid is into corporate shark vibes or starting a business, it’s the place to be. That said, some of the buildings are older. We’re talking 1960s architecture.
Woodstock Elementary and Kempsville Middle follow that same pattern—great community support, but the facilities show their age compared to the shiny new schools out in Kellam’s district.
The Recreation Center is the Secret Weapon
If you haven't been to the Kempsville Recreation Center since it was renovated in 2017, you're missing out. It’s 87,000 square feet of "actually nice" facilities. Most people expect a dingy gym, but this place has an indoor pool with an aqua track and a massive fitness center. It’s $100 or so for an annual resident membership. Honestly, it’s cheaper than one month at a boutique CrossFit box.
Common Misconceptions About the "Vibe"
A lot of people think Kempsville is "dangerous" because it’s closer to the Norfolk border. That’s mostly just outdated bias. While there are pockets with higher poverty rates—NeighborhoodScout stats occasionally show childhood poverty numbers that surprise people—the majority of Kempsville is remarkably quiet.
It’s a military heavy area. About 5% of the workforce is active duty, which is higher than almost anywhere else in the country. This means your neighbors change every three years, but it also means the people living next to you usually have a pretty strict sense of order and "keeping the lawn mowed."
What to Do if You’re Visiting (or Moving)
Don't go to the chains. Everyone goes to the chains.
If you want the real Kempsville experience, hit up Kemps River Crossing or the small plazas along Princess Anne. There are local spots for lumpia (thanks to the massive Filipino community in VB) that will change your life.
Actionable Steps for the Kempsville Bound:
- Check the Flood Maps: While Kempsville isn't the Oceanfront, it has plenty of low-lying spots near Kemps Lake and the Elizabeth River branches. Do not buy a house here without checking the FEMA flood zones.
- Visit Kempes Landing Park: It’s small—only three acres—but it’s where the history lives. Walk the pedestrian bridge and look at the "Good Game" statue. It’s a nod to the decades of Pony Baseball played on that dirt.
- Timing the Commute: If you work at NAS Oceana or Norfolk Naval Station, do a test drive at 7:30 AM. The intersection of Kempsville and Princess Anne is notorious. It’s better than it was ten years ago, but it’s still a bottleneck.
- Join the Civic League: Kempsville neighborhoods like Fairfield or Arrowhead have very active civic leagues. If you want to know which neighbor is complaining about the trash cans, that’s where you find out.
Kempsville isn't the flashy part of Virginia Beach. It doesn't have the waves or the boardwalk. But it has a weirdly resilient identity as the "original" Virginia Beach that keeps it from ever really going out of style. It's affordable, it's central, and it’s got just enough history to keep things interesting if you bother to look for it.