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Old 07-09-2013, 06:39 AM
 
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We are looking to purchase in Kempsville. I can see which houses are in the flood zone but I would like to know if anyone lives in Kempsville and can tell me in reality if these areas flood regularly, only with storms or have never seen it: Fairfield, Avalon, or Carolanne Farms - all the areas along the Elizabeth River. The eastern branch is tidal so it concerns me.
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Old 07-09-2013, 08:49 AM
 
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Certain streets in Avalon will flood with bad storms. Some in the back by the river can be tidal with bad storm surges (Lancelot, Normandy, and Rodney specifically) others just flood a bit during heavy downpours because they have shallow ditches and drain poorly (oak terrace). Can't speak for the other neighborhoods but I suspect it is similar. The fronts of those neighborhoods all seem fine as far as I can tell. I have friends in Avalon and spend a lot of time over there so I have a pretty good feel for it. Hamlet would be my cutoff street if I were looking back there, I probably wouldn't go closer to the river than that.

Your flood zone on the maps will also make a difference in your flood insurance costs significantly... that is also something to keep in mind. I wouldn't buy anyplace that floods tidally around here. The land is sinking and sea level is rising... it is only gonna get worse.
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Old 07-09-2013, 09:20 AM
 
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Thanks for the detailed info. That is very helpful!
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Old 07-10-2013, 05:24 AM
 
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Quote:
Originally Posted by blondie757 View Post
Thanks for the detailed info. That is very helpful!
There are other nice neighborhoods in Kempsville that are at a higher level like Stratford Chase, Homestead, and some other areas off of Whitehurst Landing Rd. Just keep in mind that Whitehurst Landing is the cutoff for Kempsville HS vs Tallwood HS with the Homestead side of the street going to Tallwood if that matters to you.
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Old 07-10-2013, 11:50 AM
 
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Yes, I know it's just there isn't much of what we are looking for available in the area. Some nice ones in the flood zone though! What is your opinion on Tallwood HS/Brandon MS? It's a little more affordable in that area but not really sure about the neighborhoods or schools. We haven't looked at anything there yet.
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Old 07-10-2013, 09:20 PM
 
Location: Virginia Beach
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Lived off on Albright off Kempsville rd for 3 years. Never experienced any floods while there.
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Old 07-11-2013, 06:18 AM
 
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Originally Posted by blondie757 View Post
Yes, I know it's just there isn't much of what we are looking for available in the area. Some nice ones in the flood zone though! What is your opinion on Tallwood HS/Brandon MS? It's a little more affordable in that area but not really sure about the neighborhoods or schools. We haven't looked at anything there yet.
Tallwood is OK and has some good programs for motivated students... don't know about Brandon but the surrounding areas seem decent enough. If you want the facts on schools you can look here, this is the real data on test scores and demographics for any school in VB. Probably worth more than my outdated opinion since I graduated a decade or so ago.

Virginia Beach City Public Schools - Annual School Report Card Archives
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Old 07-11-2013, 04:42 PM
 
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Brandon MS is a no for me.
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