Town Center Virginia Beach is one of those places that surprises people who think Virginia Beach is all about the oceanfront. I get it — most folks picture sand and surf when they hear “VB.” But Town Center is a completely different experience, and for buyers looking for walkable urban living without leaving Virginia Beach, it’s hard to beat.
I’ve shown properties in Town Center to military families, young professionals, and empty nesters, and the reaction is usually the same: “I didn’t know Virginia Beach had this.” So let me walk you through what makes this neighborhood tick in 2026 and whether it might be the right fit for your next move.
In This Article
What is Town Center Virginia Beach?
Town Center is a 36-acre mixed-use development in the Pembroke area of Virginia Beach. Think high-rise condos, townhomes, ground-floor retail, and restaurants — all within walking distance of each other. It’s the closest thing Hampton Roads has to a true urban core outside of downtown Norfolk.
The development includes over 450,000 square feet of retail, 25-plus restaurants, two performing arts venues (the Sandler Center and Zeiders American Dream Theater), and more than a million square feet of Class A office space. There’s also Apex Entertainment, the Funny Bone Comedy Club, and a plaza that hosts live outdoor performances. You can park in one of the five covered garages — over 4,000 free spots — and spend an entire evening without moving your car.
Town Center real estate: what the numbers look like
Here’s where things get interesting. Town Center prices run well above the Virginia Beach average. The broader Virginia Beach median sits around $388,000, but Town Center’s median has climbed to roughly $762,000 as of mid-2025, with price per square foot around $444. That’s a reflection of the walkability, the amenities, and the limited inventory — only about 7 homes were listed at any given time recently.
Most of the housing stock falls into a few categories:
- High-rise condos with views of the Town Center skyline
- Mid-rise condos and lofts in mixed-use buildings
- Townhomes in the surrounding Pembroke neighborhoods
- A handful of single-family homes on the edges of the district
Rentals in the area range from about $1,725 to $3,195 per month, which gives you an idea of the demand. If you’re comparing rent versus ownership costs, buying a condo here can make sense long-term — especially with VA loan benefits like zero down payment.
Why military families are looking at Town Center
Town Center sits in a sweet spot for military personnel stationed in Virginia Beach. NAS Oceana is a short drive west, Dam Neck is about 15 minutes south, and Joint Expeditionary Base Little Creek-Fort Story is reachable in under 20 minutes heading north. For dual-military couples where one person is at Oceana and the other is at Norfolk, Town Center puts you roughly in the middle.
The walkability is a real draw for military spouses. With a Walk Score of 85 out of 100 — compared to Virginia Beach’s citywide average of 33 — you can handle most daily errands on foot. That matters when one car is parked at the squadron lot for a deployment or detachment.
Now, the BAH math is worth looking at. An E-5 with dependents in the Norfolk/Virginia Beach MHA (VA298) receives $2,430 per month in 2026. An E-6 gets $2,559, and an E-7 pulls $2,604. For officers, an O-3 with dependents receives $2,694. Town Center’s price points mean you’ll likely need to supplement BAH if you’re buying, but the investment potential and quality of life can justify it — especially if you plan to keep the property as a rental after your next PCS.
The $200 million expansion happening now
Town Center isn’t standing still. The Pembroke Square development — a $200 million project — is bringing a seven-story hotel, a seven-story apartment complex, a craft beer arcade, a comedy venue, and two new public parking garages. Virginia Beach’s mayor called 2025 a “landmark year” for Town Center, and the construction activity backs that up.
There’s also a trail extension in progress. The next phase of the Virginia Beach Trail will connect Constitution Drive to South Independence Boulevard, giving cyclists and pedestrians a safer route through the district. That kind of infrastructure investment tends to push property values upward over time.
Schools and family life near Town Center
The area is served by Virginia Beach City Public Schools, one of the larger districts in the state with about 87 schools serving 70,000 students. Pembroke Elementary is the closest option with a student-teacher ratio of 11:1 and enrollment around 539. Pembroke Meadows Elementary also serves the area. For middle and high school, you’re looking at options in the Kempsville and Princess Anne corridors.
Virginia Beach schools consistently rank well statewide, which is one reason military families gravitate toward VB over some of the other Hampton Roads cities.
Who’s the right buyer for Town Center?
Town Center isn’t for everyone, and that’s fine. If you want a big yard and a three-car garage, look at Chesapeake or Suffolk. But if you want to walk to dinner, catch a show at the Sandler Center, grab coffee without starting your car, and live in a place that actually feels like a city — Town Center checks those boxes.
I’ve seen it work especially well for:
- Young officers and senior enlisted who want low-maintenance living close to base
- Dual-income couples (military or civilian) who value walkability over square footage
- Empty nesters downsizing from suburban homes in Kempsville or Great Neck
- Investors looking at the long-term rental demand driven by the military population
What to expect on HOA fees
Most condos and townhomes in Town Center come with HOA fees. In Virginia Beach, those typically range from $100 to $300-plus per month depending on the building and amenities. HOAs here generally cover landscaping, common area maintenance, trash removal, and building insurance. Some of the high-rise buildings include water and sewer in the HOA as well. I always recommend pulling the HOA financials before making an offer on any condo — you want to see healthy reserves and no pending special assessments.
Ready to check out Town Center?
If Town Center is on your radar — whether you’re PCSing to Virginia Beach, looking for your first condo, or thinking about investment property — I’d love to walk through the numbers with you. Every buyer’s situation is different, and I can show you exactly what’s available, what the HOA looks like in specific buildings, and how the BAH math works for your rank. Reach out and let’s figure out if Town Center fits your plan.