What should you know before buying in a 55+ community?
Age-restricted communities are legal under the federal Housing for Older Persons Act when they meet specific rules: either all residents are 62 or older, or at least 80% of occupied units have at least one resident 55 or older, with published policies and age verification. Before you buy, read the CC&Rs and HOA rules on age, guests, and rentals, review the budget, reserves, and dues, and understand what the HOA maintains. Then plan the sale of your current home so the timing and proceeds line up with the purchase.
Many of the downsizers I work with want one-level living, less yard work, and a sense of community. 55+ communities can offer all three, but they come with rules and costs that differ from a typical neighborhood.
Here’s what to know. For the bigger plan, see our Move-Up & Home Equity Strategy hub.
How age-restricted housing works
The Fair Housing Act generally prohibits discrimination based on familial status, but it includes an exemption for housing for older persons. According to HUD, a community qualifies if:
- All residents are 62 or older, or
- At least 80% of occupied units have at least one resident aged 55 or older
The community must also publish policies showing its intent to operate as senior housing and verify residents’ ages. That’s why each community’s rules about who can live there vary.
Questions to ask about the rules
- Who must be 55 or older, and can a younger spouse or partner live there?
- Can adult children or caregivers live in the home?
- How long can guests stay?
- Can the home be rented out?
- Are there restrictions on pets, parking, RVs, or exterior changes?
Read the HOA documents carefully
In Washington, sellers of homes in associations typically provide a resale certificate. Review:
- Dues and what they cover: landscaping, exterior maintenance, clubhouse, utilities
- Reserves and special assessments
- Recent meeting minutes for upcoming projects or disputes
- Rules and CC&Rs
Here’s what to look for in an HOA or condo resale certificate.
Types of 55+ options in Pierce County
- Master-planned 55+ neighborhoods, sometimes inside larger communities. Some, like the Trilogy section within Tehaleh, have their own association. Here’s our Tehaleh vs. established Bonney Lake comparison.
- Smaller 55+ subdivisions and townhome communities
- 55+ manufactured home communities, where you may own the home but lease the land. Review the lease terms carefully.
Each community is different. Tour at different times and talk with residents if you can.
Plan the sale and the purchase together
- Estimate your net proceeds from your current home
- Decide on timing: sell first, buy first, or line up closings
- Plan the downsize: what furniture fits, what to sell or give away
- Check property tax impacts. If you have the senior exemption, it can often transfer. Here’s how the senior property tax exemption works when you downsize.
For timing, prep, and choosing the next home, see our guide to downsizing in Pierce County.
Frequently Asked Questions
Are 55+ communities legal under fair housing law?
Yes, when they meet the federal Housing for Older Persons exemption: all residents 62 or older, or at least 80% of occupied units with at least one resident 55 or older, plus published policies and age verification.
Can someone under 55 live in a 55+ community?
Often, yes, depending on the community’s rules, since the federal standard requires only 80% of occupied units to have at least one resident 55 or older. Each community sets its own policies.
What do HOA dues cover in 55+ communities?
It varies. Dues may cover landscaping, exterior maintenance, amenities, and some utilities. Review the budget and resale certificate.
Can I rent out a home in a 55+ community?
It depends on the CC&Rs. Many communities restrict rentals. Read the rules before you buy.
Should I sell my home before buying in a 55+ community?
It depends on your finances and timing. Many downsizers sell first and use the proceeds, while others buy first with bridge financing. Plan both with your agent and lender.
Find the right next chapter
A 55+ community can be a great fit for the next stage of life. Knowing the rules and costs up front helps you choose with confidence.
If you’re thinking about downsizing, schedule a conversation with The Barnard Group. We’ll help you plan the sale and find the right next home.
About Josh Barnard Josh Barnard is the founder of The Barnard Group and has spent over 20 years helping families navigate some of life’s biggest moments through real estate. Known for his “Work Hard. Be Kind.” approach, Josh combines expert market knowledge, innovative marketing, and genuine care to help homeowners make confident decisions about their next chapter. Whether someone is buying their first home, moving up, downsizing, or relocating to Pierce County, his mission is simple: serve people well, create unforgettable experiences, and help families build a life they love.
Researched October 17, 2026. Community rules vary. Review the CC&Rs and HOA documents for any property. This is general information, not legal advice.
