AWCA Resource Center
AWCA Resource Center

Housing

Adult Retirement Communities

Adult Retirement Communities, commonly referred to as “Active Adult Communities” or “55+ Communities,” are managed residential complexes designed for seniors capable of healthy and independent living. Unlike Assisted Living or nursing homes, these communities do not provide medical services or assistance with daily living activities. Instead, they focus on fostering an environment where residents can lead socially vibrant lives alongside peers in a similar life stage. The primary appeal of these communities lies in a quiet living environment secured by age restrictions, resort-style amenities, and the elimination of burdensome home maintenance tasks such as landscaping and snow removal. These communities vary widely in form, ranging from large-scale planned cities with thousands of households to small-scale gated communities.

Eligibility

Age

  • Under the federal law, at least 80% of the occupied units must be occupied by at least one person who is 55 years of age or older. 
  • Communities for those 62 years of age or older are subject to separate HOPA(Housing for Older Persons Act) exemption provisions, in which case 100% of the residents must be 62 or older without exception, rather than the 80% rule).
  • Co-residents must generally be at least 18 years of age, though this may vary depending on the specific regulations of each complex.

Restrictions on Minor Residency

  • Most 55+ communities do not allow the permanent residency of minor children. However, as this may vary depending on the specific community bylaws, it must be verified prior to moving in.
  • The permitted length of stay for visitors varies from 2 weeks up to 90 days per year according to the community’s covenants, conditions, and restrictions (CC&Rs), and must be verified prior to moving in.

Independent Living Ability

  • These communities are intended for independent residents capable of managing their own daily routines. Medical services or caregiving are not provided.

Financial and Identification Verification

  • Along with documents to prove age (such as a passport or ID), a screening process is required: income and credit checks for rentals, and financial capability assessments for ownership. Specific criteria vary by community.

Pet Policies

  • Even if permitted, there are restrictions on weight and the number of pets, so verification by the community is required.

Housing Options and Ownership Structures

Adult Retirement Communities offer various housing styles to suit residents’ budgets and preferences. Single-family detached homes are popular for those seeking privacy, while townhouses, villas, and condominiums are preferred by those looking for easier-to-manage homes. In urban areas, they may operate as luxury high-rise apartments. Ownership structures also vary as follows:

  • Fee Simple: The resident directly owns both the home and the land; commonly found in traditional suburban developments.
  • Condominium/Co-op: A form where you either hold direct ownership of the unit or own corporate shares that grant the right to reside in a specific unit. In addition, there are shared common areas, and the HOA manages the exterior and landscaping.
  • Lease/Rental: There is a growing trend toward premium rental models that offer luxury amenities at a fixed monthly rent.

New Jersey Adult Retirement Communities (55+)

TownCommunity NameHousing TypeFeaturesContact
Florham ParkDel Webb at Florham ParkSingle-family homes + Townhouses (attached) + Condominiums (Total of 3 housing types)Representative 55+ brands. These feature indoor and outdoor swimming pools, smart home systems, and an on-site dedicated lifestyle director.973-969-3495
WayneFour Seasons at Wayne1–2 story condominiums (elevator accessible)A 55+ gated community consisting of 230 units constructed503-746-4122
WanaqueDel Webb's Wanaque ReserveMid-rise CondoA large-scale luxury 55+ community1-800-870-0010
LivingstonThe Pointe at LivingstonCondo (Gated)Located in Essex County. Offers a quiet, formal atmosphere with highly active community engagement among residents.973-810-8208
LivingstonThe Enclave at LivingstonRental apartments (gated)Provides a private and quiet living environment for seniors who wish to enjoy Livingston's excellent local infrastructure.973-422-9300
Tinton FallsEnclave at Tinton FallsSingle-family HomeA 55+ detached housing community where the association manages all maintenance, including landscaping and snow removal.732-800-2005

*Items to Check During Visit: Be sure to verify if the Homeowners Association (HOA) has healthy Reserve Funds, if the current resident age group matches your preferences, and if there are high-quality general hospitals nearby. 

*Community policies (age requirements, HOA regulations, etc.) are subject to change, so you must verify them directly with each community’s management office prior to moving in.

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