Free Guide · Ada & Canyon County · 55+ Communities
Every 55+ community in the Treasure Valley. One honest guide.
We tracked down every community in Ada and Canyon County that markets itself as 55+, then dug into what each one actually costs to live in: real sale prices, real HOA bills, drive times to the hospitals, and which ones make you rent the dirt under your own house. Where we couldn't verify a number, we say so instead of guessing.
The Treasure Valley has 27 communities marketed as 55+. Meridian has nearly half of them, and Caldwell has none. Monthly dues run from about $50 at La Playa Manor (the lowest verified) to about $449 at Trilogy Valor, and what you get for that money varies wildly. Before you write an offer on any of them, we pull the recorded covenants and read the actual age rules with you, because not one community here publishes them in full.
Before anything else: the age rules.
Every community in this guide is marketed as 55+, but the rule that actually gets enforced lives in each community's recorded covenants, and those terms differ more than people expect: the minimum age for a younger spouse, whether an adult child can move in with you, how long the grandkids can stay, and what happens when a home is inherited. When we researched this in August 2026, only one community in the entire valley published its exact age rule (Brooke View in Boise). Everyone else's "55+" is a marketing label until you read the paperwork.
So here's how we handle it: before you write an offer, we pull the recorded CC&Rs and the HOA resale disclosure package and read the age provisions with you. We don't take the sales office's word for it, and you shouldn't either.
Tell us three things and skip the homework.
Twenty-seven communities is a lot of reading. Pick what matters to you, and the map, the tables, and the profiles below narrow down to your matches. Communities that haven't published numbers stay in the results, so nothing slips past you on a technicality.
Where they all are.
One pin per community. Filter by city or by community type, then click a pin for the quick facts. Pins marked "Approx." sit at the community's street or area rather than an exact entrance.
Pin locations were placed from published community addresses via OpenStreetMap geocoding, August 31, 2026. This map shows physical location only. It carries no data about the people who live anywhere, and never will — that's a Fair Housing commitment, not a disclaimer.
All 27, side by side.
A dash means we couldn't verify the number, so we left it out. We'd rather show you a hole than a guess. Everything here comes from our August 2026 research.
27 of 27 communities shown — the matcher above filters this table too.
| Community | City | Type | Price signal | Monthly cost signal | Pool | Clubhouse |
|---|---|---|---|---|---|---|
| Trilogy Valor | Kuna | Resort · new | $352K–$599K base¹ | ~$449¹ ² | Yes | Yes |
| Regency at Milestone Ranch | Star | Resort · new | $508K–$669K | $238¹ | Indoor + outdoor | Yes |
| Cadence at Pinnacle | Meridian | Resort · coming soon | — | — | TBA | Planned |
| Cadence at Paramount | Meridian | Amenity rich · resale | $550K–$825K list¹ | —³ | Indoor | Yes |
| Cadence at Bainbridge | Meridian | Amenity rich · resale | mid $500s–low $700s¹ | —³ | Indoor | Yes |
| Cadence at Century Farm | Meridian | Amenity rich · resale | $525K–$565K¹ | ~$278¹ | Indoor | Yes |
| Village Bungalows | Meridian | Amenity rich · resale | ~$545K–$550K | $160–$214⁴ | Yes | Yes |
| James Place | Meridian | Amenity rich · resale | $464K median sold¹ | $240¹ | Yes | Yes |
| Ten Mile Greens | Meridian | Amenity rich · resale | —⁵ | $100¹ | Yes | Yes |
| Heritage Grove + PrairieFire | Meridian | Maintenance · resale + new | $455K–$577K sold¹ · new from low $400s¹ | $95–$120⁴ | No | Yes |
| Heritage Gardens | Eagle/Meridian line | Maintenance · resale | ~$575K–$592K¹ | $130–$154⁴ | No | None found |
| La Playa Manor | Meridian | Maintenance · resale | $380K median sold¹ | $50–$65 | No | Yes |
| Heron Brook | Meridian | Maintenance · resale | $275K–$310K typical | $93–$100 | No | Yes |
| Goddard Creek | Meridian | Maintenance · resale | $395K–$425K¹ | $90¹ | No | No |
| East Ridge Village | Meridian | Maintenance · age status disputed⁶ | from $540K | —⁴ | No | No |
| Willowbrook Estates | Garden City | Maintenance · resale | $450K–$534K list¹ | ~$40–$65⁴ | Yes | Yes |
| Englefield Green | Boise | Maintenance · resale | $487K median sold¹ | $125¹ | No | Yes |
| Pacific Heights | Eagle | Maintenance · resale | $390K–$455K | ~$120¹ | None found | No |
| Spring Creek Townhomes | Eagle | Maintenance · resale | —⁵ | ~$175¹ | No | No |
| Greenbriar Estates | Nampa | Maintenance · resale | $414K–$599K | $100–$105⁴ | None found | None found |
| Addington | Star | Coming soon · 55+ per builder⁶ | — | — | No | No |
| River Pointe (55+ portion) | Middleton | Partially age restricted⁶ | —⁵ | — | Yes¹ | Unconfirmed |
| Goldcrest Estates | Nampa | Land lease · site built | $300K–$340K | $317 land lease¹ | Indoor | Yes |
| Brooke View | Boise | Land lease · manufactured | $225K–$299K¹ | $695 first year¹ ⁷ | No | Yes |
| Silvercrest Estates | Nampa | Ownership structure unresolved⁶ | $160K–$325K¹ | ~$262–$347⁴ | Yes | Yes |
| Bri at The Village | Meridian | Rental apartments | 1bd from $2,200/mo rent | rent + utilities | Yes | Yes |
| Imperial Plaza | Boise (downtown) | High-rise condo · age status disputed⁶ | $360K–$695K¹ | ~$325–$543⁴ | — | — |
¹ Single-source figure (often the builder or an MLS-derived compilation). Treat as indicative and verify before relying on it. ² Trilogy Valor dues are the builder's January 2025 disclosure; the club portion also carries Idaho sales tax; confirm the current amount. ³ Current 55+ sub-association dues could not be reliably established as of August 2026; a verified master-association bill of $720/yr applies on top of whatever the sub-association charges. We confirm with Brighton Association Management before any offer. ⁴ Sources materially disagree; the range shown spans the published figures. Confirm with the HOA. ⁵ Published price data was conflicting or based on a single sale; no honest range exists. ⁶ See the community's card below for what is and isn't confirmed about its age restriction or ownership structure. ⁷ The $695/month is explicitly a first-year figure; the escalation schedule after year one is unpublished.
Prices and dues move. Figures reflect recorded sales, live listings, and published disclosures gathered in August 2026, each hedged to its source. Confirm every number against the HOA, builder, or a title commitment before you rely on it.
The monthly bill, drawn to scale.
Best published monthly figures, August 2026, on one scale ($0 to $700). Bars show the published range; the hedges from the table above apply to every bar. This is the spread most buyers never see before they tour.
Land lease. Ground rent, a different product (you don't own the lot).
The 27, tier by tier.
Grouped by what each community actually is, because the priciest mistake we see is comparing a resort community to a land-lease park on sticker price. Tap any row for the full profile: a street photo, the money details, and the downsides we'd want our own family to know about before touring. Some of it is blunt. Better you hear it from us now than from a neighbor after closing.
Each profile includes a Red Zone check: the community's map point tested against the physical risk layers of our Red Zone Map (flood, traffic, noise, rail, odor, construction, power corridors and more) as of September 1, 2026. One valley-wide layer is left off the cards on purpose: the winter inversion / PM2.5 air zone covers most of the Treasure Valley floor and applies to nearly every community here. Star any community to build a shortlist and send it to our team.
Buyer-agent compensation is fully negotiable and not set by Good News Realty Group, NAR, or the MLS. We walk you through how it works on every home before you tour.
Resort style. New construction available.
3 communitiesFull amenity campuses with clubs, pools, fitness, and programming, and the highest monthly costs in the valley. You are buying a lifestyle operation, not just a house.
Amenity rich. Sold out, resale only.
6 communitiesClubhouse-and-pool communities, mostly built 1998 to 2023 and now trading only on resale. Inventory is thin: several of these see fewer than five sales a year.
Maintenance provided. Lighter amenities.
13 communitiesThe yard work goes away. Just don't expect a resort. What the dues actually cover varies a lot here, anywhere from mowing-only to roof and siding included, so read each money box closely.
Land lease and manufactured. A different product.
3 profiled + smaller parksYou own the home and rent the ground under it. Prices look like bargains because the land isn't included: financing is usually chattel (personal property) lending at higher rates, the land builds no equity for you, and the monthly ground rent can escalate. These are legitimate options, and Goldcrest's amenities beat most fee-simple communities outright, but only if you read the lease first. We mean that literally.
Rental and downtown. The outliers.
2 communitiesOne rental-only apartment community and one 1964 downtown high rise whose age restriction is disputed. Different products from everything above.
You've filtered down to zero. Drop one must-have and something usually opens up — or skip the filters and tell us what you're actually looking for. Finding the exception is our job.
Tell us what you need →Also in the market: several smaller manufactured-home parks in Nampa and Boise (Silver Crest Estates I — possibly related to the Silvercrest Estates profiled above, see that card — Gem Mobile Manor, Shenandoah Estates, and others) with little or no published data — call us and we'll run them down for you. Our August 2026 research found no age restriction in these communities' own marketing or municipal records, despite their appearing on some "55+" lists: Pivot Pointe (Meridian), Spring Creek Estates and Spring Creek Terrace (Eagle), Legacy and Terra View (Eagle), SpurWing Greens, and Avimor. Caldwell currently has no true 55+ master-planned community at all.
Drive times to every hospital. And the airport.
Each cell shows a range, from light traffic to a typical day, measured from each community's location on August 31, 2026 and spot-checked against Google Maps. Roadwork and rush hour can blow past the top of a range. Before you buy, we drive your actual routes with you.
27 of 27 communities shown — the matcher above filters this table too.
| Community | St. Luke's Meridian | St. Luke's Boise | Saint Alphonsus Boise | Saint Alphonsus Eagle | Saint Alphonsus Nampa | West Valley (Caldwell) | Boise Airport |
|---|---|---|---|---|---|---|---|
| Trilogy Valor (Kuna) | 17–24 | 28–39 | 24–34 | 25–35 | 27–38 | 41–57 | 25–35 |
| Regency at Milestone Ranch (Star) | 23–32 | 31–43 | 29–41 | 13–18 | 18–25 | 25–35 | 34–48 |
| Cadence at Pinnacle (Meridian) | 7–10 | 19–27 | 14–20 | 14–20 | 13–18 | 27–38 | 17–24 |
| Cadence at Paramount (Meridian) | 13–18 | 23–32 | 19–27 | 8–11 | 19–27 | 26–36 | 23–32 |
| Cadence at Bainbridge (Meridian) | 16–22 | 27–38 | 23–32 | 11–15 | 16–22 | 23–32 | 27–38 |
| Cadence at Century Farm (Meridian) | 8–11 | 19–27 | 14–20 | 16–22 | 18–25 | 33–46 | 17–24 |
| Village Bungalows (Meridian) | 7–10 | 19–27 | 14–20 | 7–10 | 17–24 | 31–43 | 17–24 |
| James Place (Meridian) | 15–21 | 25–35 | 21–29 | 16–22 | 12–17 | 26–36 | 24–34 |
| Ten Mile Greens (Meridian) | 12–17 | 23–32 | 18–25 | 14–20 | 12–17 | 27–38 | 21–29 |
| Heritage Grove (Meridian) | 9–13 | 21–29 | 17–24 | 10–14 | 18–25 | 31–43 | 19–27 |
| Heritage Gardens (Eagle/Meridian line) | 14–20 | 25–35 | 21–29 | 9–13 | 18–25 | 25–35 | 25–35 |
| La Playa Manor (Meridian) | 10–14 | 21–29 | 17–24 | 13–18 | 15–21 | 30–42 | 19–27 |
| Heron Brook (Meridian) | 10–14 | 21–29 | 17–24 | 12–17 | 15–21 | 30–42 | 20–28 |
| Goddard Creek (Meridian) | 15–21 | 27–38 | 23–32 | 12–17 | 16–22 | 26–36 | 25–35 |
| East Ridge Village (Meridian) | 9–13 | 20–28 | 16–22 | 17–24 | 18–25 | 32–45 | 18–25 |
| Willowbrook Estates (Garden City) | 16–22 | 14–20 | 11–15 | 11–15 | 26–36 | 35–49 | 19–27 |
| Englefield Green (Boise) | 9–13 | 11–15 | 4–6 | 18–25 | 19–27 | 33–46 | 11–15 |
| Pacific Heights (Eagle) | 15–21 | 20–28 | 18–25 | 4–6 | 25–35 | 32–45 | 25–35 |
| Spring Creek Townhomes (Eagle) | 15–21 | 23–32 | 21–29 | 5–7 | 25–35 | 32–45 | 25–35 |
| Greenbriar Estates (Nampa) | 27–38 | 38–53 | 33–46 | 35–49 | 16–22 | 25–35 | 36–50 |
| Addington (Star) | 22–31 | 31–43 | 29–41 | 12–17 | 14–20 | 21–29 | 32–45 |
| River Pointe (Middleton) | 32–45 | 42–59 | 38–53 | 24–34 | 22–31 | 15–21 | 41–57 |
| Goldcrest Estates (Nampa) | 24–34 | 35–49 | 30–42 | 32–45 | 14–20 | 14–20 | 33–46 |
| Brooke View (Boise) | 12–17 | 10–14 | 4–6 | 20–28 | 22–31 | 36–50 | 11–15 |
| Silvercrest Estates (Nampa) | 20–28 | 31–43 | 26–36 | 28–39 | 10–14 | 14–20 | 29–41 |
| Bri at The Village (Meridian) | 6–8 | 18–25 | 13–18 | 8–11 | 16–22 | 31–43 | 16–22 |
| Imperial Plaza (Boise) | 14–20 | <5 | 8–11 | 21–29 | 24–34 | 38–53 | 12–17 |
Worth knowing: Kuna and Star have no hospital of their own, so the nearest emergency rooms for Trilogy Valor, Regency, and Addington are in neighboring cities. Routes were measured from each community's mapped location to each facility's street address; approximate pins ("Approx." on the map) carry a minute or two of extra uncertainty.
"55+ home" means four different things here.
The big listing sites show all four side by side like they're the same thing. They're not, and the price tags only make sense once you know which one you're looking at. This is the difference between a $300,000 bargain and a $300,000 mistake.
1. Fee simple. You own the land.
The house and the dirt are yours. Conventional financing, normal appreciation, normal resale.
- HOA dues fund shared amenities and (often) your yard work
- Watch for two-association setups: two bills, two sets of rules
2. Condo style. The HOA owns the skin.
Attached homes where dues may cover the roof, siding, or exterior paint. Great value when real, but it changes your insurance.
- If a master policy covers the structure, you likely need an HO-6 "walls-in" policy, not a standard HO-3
- Small associations = concentrated special-assessment risk
3. Land lease. You own the home, you rent the dirt.
Prices run $100K+ below comparable fee-simple homes because the land isn't included, and the land is where most appreciation lives.
- Financing is usually chattel (personal property) lending: higher rates, shorter terms, fewer lenders
- Ground rent escalates; the lease's term, escalation clause, and expiration date govern everything. Read the lease before you get attached
4. Rental. No purchase at all.
Age-restricted apartments and cottages. Zero maintenance, zero equity, and rent that resets at renewal.
- A fair bridge option while you sell elsewhere or decide where to land
- Not independent living: no meals, no care, no transportation. If marketing says "senior living," ask exactly what's included
What living here is actually like.
The valley's case, made briefly. For the full picture of any city, our Explore guides go street by street.
Golf, all year in spirit.
Public courses thread the whole valley: Lakeview beside James Place and Ten Mile Greens, Falcon Crest beside Trilogy Valor, Eagle Hills near downtown Eagle, RedHawk in Nampa, plus BanBury and Warm Springs along the Boise River. Several communities on this page back right up to a fairway.
The Greenbelt and the river.
The Boise River Greenbelt runs mile after mile of paved, car-free riverside path through Boise and Garden City, connecting parks, ponds, and coffee stops. Willowbrook and Brooke View sit closest; Eagle's own path system joins the river at Eagle Island.
Pickleball has taken over.
Nearly every amenity community on this page has courts, and the cities keep adding public ones: Settlers Park in Meridian, Storey Park, and the Meridian Homecourt indoor facility. If you play, you will find a game within a week.
Markets, music, and Main Street.
Saturday markets run seasonally in downtown Boise, Meridian, Eagle, Nampa, and Caldwell. The Morrison Center hosts Broadway tours and the Boise Philharmonic; the Village at Meridian does year-round outdoor concerts a short walk from Bri and Village Bungalows.
Grandkid ammunition.
Roaring Springs waterpark, Wahooz, Zoo Boise, the Discovery Center of Idaho, and Meridian's splash-pad parks make hosting visits easy. Several south Meridian communities are minutes from Discovery Park's playgrounds and ball fields.
Care close by.
Two major health systems, St. Luke's and Saint Alphonsus, run full-service hospitals in Meridian, Boise, Nampa, and an Eagle medical campus, with West Valley Medical in Caldwell. The drive-time table above shows minutes from every community.
The tables we built for our own clients.
The number that decides more than price: ~$55,000
Over ten years, at the figures published as of August 2026 and before any increases, Trilogy Valor's dues and entry fees total roughly $62,000+ (about $53,850 in dues at the builder's January 2025 rate, the $7,500 club initiation (at least $2,250 of it never comes back), and a 0.5%-of-price HOA entry fee on the way in). La Playa Manor over the same decade: roughly $7,000 — that gap is the ~$55,000 in the headline. To be fair, Trilogy buyers get a lot for that money — a full resort operation with a restaurant. We just think you should see the number before the model-home tour, not after.
Carrying cost over ten years, community by community
| Community | Annual dues | 10-year total | Basis |
|---|---|---|---|
| La Playa Manor | $600–$780 | $6,000–$7,800 | Verified, 3 sources |
| Willowbrook Estates | ~$480–$780 | ~$4,800–$7,800 | Sources conflict; low dues also imply thin reserves |
| Goddard Creek | ~$1,080 | ~$10,800 | Single source |
| Heron Brook | ~$1,116–$1,200 | ~$11,160–$12,000 | Verified; includes roof + siding |
| Heritage Grove | ~$1,140–$1,440 | ~$11,400–$14,400 | Conflict; new PrairieFire phase may pay the higher tier |
| Ten Mile Greens | ~$1,200 | ~$12,000 | Single source |
| Greenbriar Estates | ~$1,200–$1,260 | ~$12,000–$12,600 | Sources conflict slightly |
| Pacific Heights | ~$1,440 | ~$14,400 | Single source |
| Englefield Green | ~$1,500 | ~$15,000 | Single source |
| Heritage Gardens | ~$1,560–$1,850 | ~$15,600–$18,500 | Sources conflict; no clubhouse or pool found |
| Spring Creek Townhomes | ~$2,100 | ~$21,000 | Single source; includes paint + roofing if accurate |
| Cadence at Paramount | ~$2,580 | ~$25,800 | Master verified; sub-association figure is from 2021 |
| Regency at Milestone Ranch | ~$2,856 | ~$28,560 | Single source |
| James Place | ~$2,880 | ~$28,800 | Single source; includes exterior paint cycle |
| Cadence at Century Farm | ~$3,340 | ~$33,400 | Brighton 2026 disclosures (sub + master) |
| Trilogy Valor | ~$5,385 | ~$53,850 | Builder disclosure dated Jan 2025; club portion taxable; plus entry fees |
Cadence at Bainbridge is missing on purpose: no reliable sub-association figure existed anywhere as of August 2026. Land-lease monthly ground rents (a different animal): Goldcrest ~$317, Brooke View $695 first year, both single-sourced. Every figure here should be confirmed against a current HOA disclosure or estoppel before an offer; we do that as part of the process.
How fast homes actually sell
| Community | Sales, trailing 12 months | What it means for you |
|---|---|---|
| Regency at Milestone Ranch | 78 | By far the most liquid 55+ market in the valley; 71 of 78 were new construction |
| Englefield Green | 8 | Reasonable flow for 84 homes |
| Willowbrook Estates | 8 | Thin for 231 homes; seasonal winter vacancy is real |
| Imperial Plaza | 5 | 41-day median market time |
| Heritage Grove | 5 | New PrairieFire phase competes with resale |
| James Place | 5 | 41-day median market time, slowest of the amenity set |
| La Playa Manor | 3 | Expect to wait for the right floor plan |
| Heron Brook | 2 | 34 homes total; patience required |
| Pacific Heights | 1–2 | Sources disagree on the count; either way, very thin |
| Heritage Gardens | 1 | One recorded sale in a year |
| Ten Mile Greens | 1 | Turnover essentially nil |
| Cadence at Paramount | 1 active listing | 196 homes, one door for sale at research time |
Plain version: if you want to be moved in within 90 days, a few of these can realistically do that, and several cannot. We'll tell you which is which up front, so you don't spend a month chasing a community that sells three homes a year.
What the dues actually cover
| Community | Dues/mo | Yard | Snow | Ext. paint | Roof/siding | Trash |
|---|---|---|---|---|---|---|
| Heron Brook | ~$100 | Yes | Yes | — | Roof + siding | Yes |
| Ten Mile Greens | $100¹ | Yes | Yes | "Exterior maintenance," scope undefined | ? | — |
| Goddard Creek | $90¹ | Yes | Not mentioned by any source | No | ? | — |
| La Playa Manor | $50–$65 | Yes + irrigation water | Yes | No | No | — |
| James Place | $240¹ | Yes, front + back | Yes | Yes, ~7-year cycle | Claimed by one source; verify | — |
| Spring Creek Townhomes | ~$175¹ | Yes | ? | Yes¹ | Roofing¹ | — |
| Pacific Heights | ~$120¹ | Yes, front + back | Only above 3 inches | No | No | — |
| Cadence (all three built) | varies | Yes + irrigation water | 2-inch minimum trigger | No | No | — |
¹ Single-source dues figure. Two callouts worth reading twice: the Cadence 2-inch and Pacific Heights 3-inch snow triggers — if you're relocating from California or Arizona, "snow removal included" may not mean what you're picturing. And no community's dues were confirmed to include water or exterior insurance. Treat both as excluded everywhere until the CC&Rs say otherwise. Where roof and siding ARE covered, you likely need an HO-6 walls-in insurance policy instead of a standard HO-3 — a real cost difference your insurance agent should price before you offer.
The checklist before you offer
Print this. Every item exists because our research found a real gap behind it.
- Pull the recorded CC&Rs and read the age provisions: minimum age for a younger spouse or partner, whether adult children may reside, visitor day limits for grandkids, and what happens on inheritance. We do this with you.
- Get current dues in writing from the HOA or its management company, never from a listing site. Several communities here had published figures that disagreed by 30 to 56 percent.
- Ask if there are two associations. Cadence owners pay a sub-association AND a master. Get both bills and both transfer fees on an estoppel or title commitment.
- Get the coverage list in writing: yard, snow (and the inch trigger), exterior paint, roof, siding, water, trash, exterior insurance. Assume nothing.
- Ask for the reserve study and special-assessment history. Very low dues at an older community can mean a thin reserve fund and a big bill later.
- Land lease? Read the actual lease: remaining term, escalation clause, expiration date, and whether it transfers cleanly to a buyer when you someday sell. Financing and resale both hang on this.
- Ask whether the HOA must approve you as a buyer (reported at James Place) and build that step into the offer timeline.
- Attached home? Ask about the master insurance policy and have your agent quote HO-6 versus HO-3 before you commit.
- Add up the closing stack: transfer fees, setup fees, working capital, club initiation, and any percent-of-price entry fee. At one community here it can run past $10,000 on a $500K purchase.
- If golf is the draw, confirm it's included. At Trilogy Valor, golf is a separate membership on an adjacent course, and its pricing isn't published.
- File your Idaho homestead exemption after closing (it does not follow you from a prior home), and ask us whether Idaho's property tax reduction program for qualifying homeowners applies to you.
- Renting instead? Ask for the rent escalation history, what utilities and parking cost on top, and get "senior living" defined: most 55+ rentals here include no meals, care, or transportation.
Rough the monthly number.
Pick a community and we prefill its published mid-range price and dues. Every field is editable. This is napkin math to compare communities on the same basis, not a quote.
Not included: homeowner's insurance, PMI (usually required under 20% down), closing-fee stacks, club initiations, special assessments, irrigation bills, or utilities. Land-lease and rental communities are excluded from this tool because their math is a different product. Estimates only; confirm everything with a licensed lender and the HOA before you rely on it.
55+ communities, answered straight.
27 options is not a plan. Let's make one.
Tell us your budget, your timeline, and what a good week looks like, and we'll narrow this list to the three communities worth touring, pull the covenants on each, and drive the routes with you. Bring your questions; we've heard most of them.
Schedule a conversation →Buyer-agent compensation is fully negotiable and not set by Good News Realty Group, NAR, or the MLS. We walk you through how it works on every home before you tour.
Compiled August 2026 by Good News Realty Group. This guide is provided for informational purposes only. Every community here is described as "marketed as 55+" deliberately: no recorded age-restriction covenant was independently reviewed for any community as of the August 2026 research date, and the enforceable rules live in each community's recorded CC&Rs. Prices, dues, fees, amenity lists, and sales counts are reproduced from the third-party sources cited below as of August 2026, change without notice, and are flagged in the text where sources conflict or only one source exists. Inclusion is not a recommendation and omission is not a criticism. Drive times are routing estimates, not guarantees. We are not attorneys, lenders, or insurance agents; retain your own counsel for legal, financing, and insurance decisions. No community, builder, or operator paid to be included in this guide, and no placement or ranking here was sold. If you buy with us, any compensation we receive in the transaction is disclosed to you in writing under your buyer representation agreement.
Sources consulted (August 2026):
Community photos are live Google Street View imagery loaded from Google at view time (©Google), showing the public street nearest each community's mapped point; they are neighborhood context, not listing photos of any specific home.
MLS-derived sales figures were compiled from brokerage-published subdivision reports; where a figure rests on one source or one sale, the text says so. Sources we excluded after our August 2026 data checks: Seniorly, MiradorLiving, nova55living, where55, and idahobliss (their published descriptions did not match these for-sale subdivisions), and 55places price ranges (in our comparison, its published ranges diverged from recorded medians by as much as $200,000; we still use it for structural facts).