While a typical home listing might tout spacious bedrooms and proximity to schools, the marketing for homes within 55+ communities appeals to prospective residents from a different angle. You’ll see images of friends lounging glamorously by the pool and playing tennis, with enticing words like “resort-style amenities” and “low-maintenance living.”
In addition to attractive lifestyle comforts, buying a home in a 55+ community often means offloading the time-consuming (and physically demanding) upkeep that homes require. You’re also virtually guaranteed that your neighbors will be in a similar stage of life as you.
However, shopping for one of these homes is more intensive than comparing square footage and property taxes. In order to really make an informed decision that you can feel confident about, you’ll need to compare homeowners associations (HOAs), too.
Know the rules and regulations of the community
If you’ve never lived in a neighborhood with an HOA, this may be one of the bigger adjustments you’ll face when you move. Along with providing benefits like maintaining communal facilities, landscaping and removing snow, HOAs also set the rules and expectations for residents.
As you explore these communities, ask early on to see a copy of the covenants, conditions and restrictions (CC&Rs). This document contains the guidelines that residents have to follow.
“Some of them can be very strict,” says Rose Krieger, a senior home loan specialist with Churchill Mortgage. “Make sure you understand them, make sure they’re something you’re comfortable with and will have no issues abiding by.”
Each HOA will have its own regulations, and you don’t want to fall in love with one neighborhood only to learn that the CC&Rs don’t align with your needs and lifestyle.
For instance, in Krieger’s own HOA community, residents with RVs can’t leave them parked in front of their home for more than 48 hours.
If you’ve got a green thumb, take note — an HOA might explicitly prohibit you from gardening, with the association having authority over every plant in the front and back of your home.
A 2026 survey by Platinum Home Builders & Design Inc. found that among baby boomers living with an HOA, 52% reported that their association brought them “no stress” in day-to-day life; 37% reported “minimal stress”; and 8% reported “moderate” or “frequent” stress.
The survey also reported that 40% of respondents in this demographic do not regret buying into an HOA, and would do it again. Alternatively, 29% “do not regret, but would avoid next time”; 8% “regret their HOA but might consider again”; and 15% “regret their HOA and would avoid next time.”
To avoid joining the group that feels stress or regret, be sure you understand what you’re getting into and choose an HOA that fully aligns with your needs.
Verify what you’re paying for (and what you’re not)
Every HOA will vary in terms of the fees that you’ll have to pay, as well as what those fees actually cover.
For instance, some associations will cover utilities like water and trash collection as part of your monthly fees, while others won’t. If there’s a cost you’re expecting to be covered, review a breakdown of the dues to be sure it is.
Data collected by Where55, which researches active-adult communities, shows that HOA costs in 55+ communities typically range from $200 to $700 per month, on top of the mortgage payment. HOA dues are more expensive in states with higher labor costs, and more amenities usually come with a higher price tag.
In addition to these fees, you’ll need to budget for a one-time “capital contribution fee” or “transfer fee.” This is paid at closing, and it covers, among other things, the costs of transferring the home to your name.
According to property management firm FirstService Residential, this cost can range from a few hundred dollars to over $1,000.
Another cost to watch out for is special assessments, which are one-time costs that the HOA can charge for projects that exceed its current budget. While touring communities, ask to see the assessment history. You want to steer clear of HOAs that are regularly collecting special assessments, which suggests that the community struggles to cover expenses with its current reserves.
Find out whether your heirs could be forced to sell
While individual homeowners associations set many of their own rules, one law that they all must abide by is the “80/20 rule,” established by the Housing for Older Persons Act of 1995. In order for adult communities to practice age restrictions without violating fair housing laws, at least 80% of residences must have at least one occupant who is 55 years or older.
So there’s leeway on the age restrictions if you plan to have your child or grandchild live with you, or if you’ll have a live-in caregiver. However, things can get hairy when your heirs eventually inherit your property.
For instance, a 28-year-old homeowner in Florida recently went viral on social media when she spoke out about an ongoing dispute with her 55+ community’s HOA, where she lives in a home she inherited from her deceased father. The HOA wants to remove her for being too young, based on their rule that all homes must be occupied by at least one person who’s at least 55.
In July, the community approved its own special assessment to finance its litigation. It requires every homeowner to make a contribution, including the woman herself. As of September, she appears to still be living in her inherited home.
While there are circumstances where a beneficiary isn’t allowed to live in a home they inherit in a 55+ community, there are still financial benefits since they can profit from the home sale. However, the overall lack of flexibility may be alarming to some buyers.
If the homeowners association can force a sale, it could also come at an inopportune time for the local real estate market. By comparison, with a traditional home the inheritor could choose to sit on the property until they can get the best price for it.
If you're considering a 55+ community, ask up front: What happens to this home if it passes to someone under 55? You may need to press for details — even if someone under 55 is technically allowed to own the home, they may not be allowed to actually live there without at least one resident who meets the age requirements.
Look beyond the brochures
While one of the main draws of 55+ communities is living among neighbors who are your peers in age, these communities aren’t actually homogenous or interchangeable. They can vary widely in terms of rules, costs and benefits, and a careful reading of the regulations and financials will help ensure that you choose the community that delivers the most value for your money — without you having to make uncomfortable lifestyle sacrifices.
The article 55+ Communities: How to Choose an HOA (That Won’t Give You Headaches) originally appeared on NerdWallet.
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