Questions to Ask Before You Buy in a 55+ Community

Before you buy in a 55+ community, ask about five things: the age and occupancy rules in writing, what you're actually buying (condo, co-op or fee simple home), what the monthly fee covers and how well the reserves are funded, the rules that affect your plans, and the condition and paperwork of the home itself. Get the answers in documents, not in conversation, before attorney review ends.

I'm Dennis Mark Interdonato with The Dennis Mark Group at Keller Williams Realty Ocean Living. I tell people what they need to hear, not what they want to hear, and in a 55+ purchase that means the documents. This checklist links to a deeper article on each question. Every question is about rules, money or the house, because that's what decides whether a home fits.

What are the age and occupancy rules?

• Is the community operated as 55+ housing, and can it show its published policies? A 55+ community has to publish and follow policies showing that intent (24 CFR 100.306). See the 80/20 rule explained.
• May I see the summary of the latest age-verification survey? Federal rules make that summary available to anyone on reasonable request (24 CFR 100.307).
• Who may own, and who may live here? Each community sets its own rules for the homes outside the 80% (24 CFR 100.305). Read can a younger spouse live in a 55+ community, can adult children or a caregiver live with you and buying or inheriting under 55.
• Buying for a parent? See buying a home in a 55+ community for a parent.

What exactly am I buying?

• Is it a condominium, a co-op or a fee simple home with a homeowners' association? It changes the deed, financing, insurance and taxes. See condo, co-op or single-family in a 55+ community and co-op vs. condo.
• If it's a co-op, what does the board require, and is financing allowed? Some aren't: Cedar Glen Lakes, for example, is cash only. See buying a co-op in a Whiting 55+ community.
• Is it new construction or a resale, and where is the builder in turning the association over? See new construction vs. resale and developer turnover.

What does the fee cover, and is the association funded for the future?

• What's the current fee, and exactly what does it include: lawn, snow, trash, roof, water and sewer, taxes, the bus, golf? See what the association fee pays for.
• May I see the budget and the most recent capital reserve study? New Jersey requires associations in planned developments to undertake and fund one with a 30-year funding plan, with a small-association exemption (NJ DCA).
• Has the association chosen to fund reserves at 85% of its plan? If so, the seller must give you the most recent notice before you sign.
• Any special assessments planned or under discussion? Ask for the last 12 months of board minutes, which record what was voted on and why (N.J.A.C. 5:26-8.12). More in HOA and condo fees in New Jersey.

Which rules affect how I plan to live in the home?

• What are the guest, pet and parking rules? See 55+ community rules to read before you buy.
• What needs association approval: a patio, a sunroom, windows, a wider driveway, solar panels? See renovating a home in a 55+ community.
• How does the association handle requests for accessibility changes? See reasonable modifications.

What should I ask about the home itself?

• How old are the roof, furnace, air conditioning, water heater and windows, and which of them does the association maintain? A home inspector isn't required to estimate life expectancy (N.J.A.C. 13:40-15.16), so ask for records.
• Were additions and conversions permitted and approved by the association? See inspecting an older home in a 55+ community.
• How does this model compare with recent sales of the same model in the same community? See how 55+ homes are priced and appraised.

I read every one of these homes like the New Jersey builder and remodeler I was, so the answers to these questions show up in the price we offer, not after closing.

How will I pay, and what will closing involve?

• Can I finance here, and what will the lender need from the association? See getting a mortgage in a 55+ community.
• How do I line up selling my current home with this purchase? See selling your house and buying in a 55+ community, and start with a free home value.
• What will the association charge at closing, and is there an unpaid-assessment certificate? A buyer can require one, and the association must provide it within 10 days (P.L.2019, c.68). See association paperwork and fees.
• Which property tax relief might apply after I move? See the $250 senior citizen deduction.

What happens once the answers check out?

Move. Buyers who find the right home early often hesitate, afraid of missing something better. If the rules fit, the fee and reserves make sense, the house reads well and the numbers work, you already know what you want. The questions above are how you get to that point with confidence instead of guessing.

Where should I be looking?

Start with the map of adult communities across Monmouth and Ocean County, then the town guides for Ocean County and Monmouth County, the price and home comparison and the golf communities. When it's time to sell later, how to sell a home in a 55+ community covers that side.

Frequently Asked Questions

What documents should I get before buying in a 55+ community?

The master deed or declaration, bylaws, rules and regulations, the age and occupancy policy, the budget, the reserve study, recent board minutes and the resale package.

Can I see whether a 55+ community meets the 80% rule?

Ask for the summary of its occupancy surveys. Federal rules make it available on reasonable request.

When should I ask these questions?

Before you sign, and no later than attorney review, so your attorney can act on the answers.

What's the most overlooked question?

What the fee doesn't cover. Two similar homes can carry very different monthly costs once roofs, water, taxes and golf are counted.

This is general information, not legal, tax or lending advice. Federal rules come from 24 CFR 100.305 to 100.307, and state rules from the NJ Department of Community Affairs, N.J.A.C. 5:26-8.12, N.J.A.C. 13:40-15.16 and P.L.2019, c.68, opened October 11, 2026.

About the author

Dennis Mark Interdonato is a REALTOR® and Master CDRE® who leads The Dennis Mark Group at Keller Williams Realty Ocean Living in Point Pleasant, NJ, helping buyers and sellers throughout New Jersey make their next move, with Monmouth and Ocean County as home base. Read more about Dennis Mark.

Keep reading

• What is a 55+ community, and how do the rules work in New Jersey?
• Community pages such as The Essex and Sussex, Renaissance at Manchester and Gardens of Pleasant Plains
• Have a question this didn't answer? Send it to Dennis Mark.