Montgomery and Bucks County offer a wide range of 55+ and active adult communities, concentrated along the major suburban corridors where land was available for planned development and where highway and service access support an active retirement. For retirees who want single-floor living, reduced maintenance, and a community of peers without leaving the Philadelphia area, these communities are often the ideal downsizing destination. Understanding the different types, where they are located, and what to evaluate is the starting point for finding the right fit.
This guide covers the landscape.
The types of age-restricted and age-targeted communities
Not all retirement-oriented communities are the same, and the differences matter:
Active adult (55+) communities. These are age-restricted communities, typically requiring at least one resident to be 55 or older, designed for independent, active retirees. Homes are usually single-floor or first-floor-primary-bedroom designs, low-maintenance (the HOA typically handles lawn care, snow removal, and exterior maintenance), and the community often includes amenities like a clubhouse, fitness center, walking trails, and organized social activities. Residents own their homes. This is the most common downsizing destination for healthy, independent retirees.
Continuing care retirement communities (CCRCs). These offer a continuum of care on one campus, from independent living through assisted living and skilled nursing. Residents typically pay an entry fee plus monthly fees, and the model is designed so a resident can age in place within the community as their care needs change. CCRCs are a different financial and lifestyle commitment from active adult communities and serve a different planning goal.
Age-targeted (not restricted) communities. Some communities are designed and marketed for retirees, with single-floor homes and low maintenance, but without a formal age restriction. These offer the same practical benefits without the 55+ requirement, which can matter for resale flexibility.
For most retirees downsizing from a family home while still independent and active, the active adult (55+) community is the relevant category.
Where they are concentrated in Montgomery County
Active adult and 55+ communities in Montgomery County are concentrated where developable land met strong retiree demand:
The Route 202 and Route 309 corridors. The central and upper Montgomery County areas around Montgomeryville, Lansdale, North Wales, and the surrounding townships have a significant concentration of active adult communities, benefiting from highway access, proximity to shopping and medical care, and the suburban land that allowed planned development.
The Blue Bell and Whitpain area. Central Montgomery County, including the Blue Bell area, has active adult options that appeal to retirees who want to stay in the Wissahickon School District area they may have raised their families in, now without the school-age-family needs.
The Horsham and Hatboro-Horsham corridor. The eastern-central part of the county, with PA Turnpike and Route 309 access, has active adult communities convenient to both Philadelphia and Bucks County.
Where they are concentrated in Bucks County
The Doylestown area. Central Bucks, anchored by walkable Doylestown borough, attracts retirees who want a cultural town center alongside their community. Active adult communities in the broader Doylestown area combine low-maintenance living with proximity to the borough’s restaurants, museums, and walkability.
The Route 611 and Route 202 corridors. Upper and central Bucks County have planned active adult communities benefiting from highway access and the county’s mix of suburban and semi-rural character.
Newtown and Lower Bucks. The Newtown area and lower Bucks County, with proximity to both Philadelphia and the New Jersey and New York corridors, have active adult options for retirees who want to stay connected to the broader region.
What to evaluate when choosing a community
The fee structure. Understand exactly what the HOA or community fee covers (exterior maintenance, lawn, snow, amenities, and sometimes more) and what it does not. Compare the all-in monthly cost to what maintaining a single-family home actually costs.
The home design. Confirm true single-floor living if that is a priority: a first-floor primary bedroom and full bath, no-step entry, and accessible bathrooms. Not every home in every community delivers this, so verify the specific home.
The amenities and social life. Active adult communities vary widely in how active the social programming actually is. For retirees who want community and activity, visit and talk to residents. For those who want quiet, confirm the community matches that preference.
The resale picture. Age-restricted communities draw from a narrower buyer pool (buyers 55+) at resale, which can affect how quickly a home sells later. Age-targeted communities without the restriction have broader resale demand. This matters for the eventual next transition.
Location relative to family and medical care. Proximity to adult children, to good medical care, and to the services and activities the retiree values should anchor the location decision.
How active adult communities fit the downsizing decision
For retirees who have decided to downsize, an active adult community solves several problems at once: it delivers single-floor accessible living, it eliminates most exterior maintenance, it provides a built-in community of peers, and it frees the equity from the family home. For retirees who want to age in place within one setting as care needs evolve, a CCRC may be the better structure despite the higher financial commitment.
The right choice depends on health outlook, finances, and how much community and care infrastructure the retiree wants built into where they live. Working through the downsizing finances first, what the current home would net and what the new community would cost, clarifies which options are realistic.
Working with Karen
Karen Langsfeld is a REALTOR® and Pricing Strategy Advisor (P.S.A.) with Berkshire Hathaway HomeServices Fox & Roach in Blue Bell. She helps retirees across Montgomery County, Bucks County, the Main Line, and South Jersey identify the right community for their priorities and finances, and coordinates the sale of the family home with the purchase of the next one so the timing aligns.
For the financial and logistical side of the move, the guides to downsizing in the Philadelphia suburbs and should I sell my house when I retire cover the decision in full.
Contact Karen at (215) 495-2914 or through the contact page.