By Lisa Sevajian, Realtor · Last updated October 16, 2026 · 22 min read

Which 55+ Communities North of Boston Fit Your Life?

They didn't need a bigger house. They needed a life that fit the people they'd become.

You've lived in your house a long time. You raised a family there. You hosted the holidays and shoveled that driveway more times than you can count.

Now the stairs feel steeper. The yard eats your whole Saturday. You keep hearing about 55+ communities, and you're wondering which one would really feel like home.

If you're stuck on this, you aren't alone. My partners and I help people with this move all the time. Here's every 55+ community with MLS PIN condo sales in the last two years in seven towns, from Andover MA to Windham NH. You'll get the real prices, the real fees and the questions to ask.

You'll also see who can live there, the guest and rental rules, more communities nearby, the tax breaks for older owners and the free help close by.

The right 55+ community gives you your Saturdays back.

What counts as a 55+ community in MA and NH?

A 55+ community is housing built and run for people 55 and older, and federal law allows it.

The law is the Housing for Older Persons Act. Under it, at least 80 percent of the homes need at least one person who is 55 or older, per HUD. The community also has to publish rules that show it's run for 55+ residents, and it has to check ages. The HUD rule says it has to update that check at least once every two years.

There's a second kind, 62+ housing, where every resident is 62 or older. MLS PIN lists all 19 communities on this page as age restricted. One of them, Riverside Woods in Andover MA, sets its own age at 62: every household needs at least one member who is 62 or older, per the Town of Andover MA. That's why the age rule is the first thing to check.

Each community writes its own exact rule in its master deed and bylaws. That's where you'll find who can live there, who can visit and for how long. The next two sections walk you through it.

Who can live in a 55+ community?

Who can live with you comes down to one federal rule and the community's own rules. You'll often find the community's rules are stricter.

Under the federal rule, at least 80 percent of the occupied homes need at least one resident who is 55 or older, per HUD. That leaves up to 20 percent. That's a ceiling, not a right. HUD says each community decides how to use that 20 percent, if at all. It can even require a 55+ resident in every home.

Can a younger spouse or partner live with you?

Often, yes. Some communities set a minimum age for a spouse or partner. Others don't. Get the exact number in writing before you make an offer.

What happens to a younger spouse if the older spouse dies?

It depends on the community's rules, not federal law. HUD's rule names a surviving spouse as one way a community may use its 20 percent, but it doesn't make the community do it. Some rules let a surviving spouse stay. Some don't. If there's an age gap between you and your spouse, read this part before you buy.

Can adult children or a caregiver live with you?

Some communities allow an adult child or a live in caregiver. Many set an age or ask for board approval. Ask how it works for you, and whether your caregiver counts as a resident.

Can someone under 18 live there?

Your community's rules may set a minimum age for anyone who lives there full time. Visits are a separate rule, so you'll want to ask about both.

Can an heir own the home but not live in it?

Yes, that can happen. The age rule is about who lives in the home, not who owns it. Say your daughter inherits your condo and she's 40. She may own it and still not be allowed to move in. She could sell it, or rent it to someone who fits the rules if rentals are allowed. Talk to your estate attorney about this, too.

What should you check in the rules?

Use this quick list when you read the master deed and rules.

Sources: HUD and the HUD final rule on housing for older persons. Each community's own documents control the rest.

What should you ask about guests, rentals, gates and pets?

Every community sets its own rules for guests, rentals, pets and parking. Ask before you fall in love with a floor plan.

Can the grandkids come stay?

• How many nights can a guest stay at one time, and how many nights a year?
• Does a longer visit need board approval?
• Can visiting kids use the pool and the clubhouse? During what hours?
• Does a child need an adult with them at the pool?

Can you rent your home out later?

Rentals are often limited. Some communities cap how many homes can be rented at once. The renter usually has to be 55 or older, too.

• Are rentals allowed at all?
• Is there a cap, and is there a waiting list?
• Is there a minimum lease, like one year?
• Does the renter have to meet the age rule?

Is it gated, and is there an activity director?

A gate can feel private and quiet. It can also mean extra steps for guests and deliveries, so ask how they get in. Then ask who runs the calendar. It might be a paid activity director, a volunteer social committee or no one. Ask if a paid director comes out of the fee.

What about pets and parking?

The complaints owners raise most often tend to be about pet rules, parking and how the board enforces the rules. So ask these:

• How many pets can you have? What size, and which kinds?
• Where do guests park overnight?
• Can you park a truck, a boat or a camper?
• What happens when someone breaks a rule? Is it a letter, a fine or a hearing?

Then read a year of meeting minutes. You'll see how the rules really work.

How do the 55+ communities compare side by side?

Here are all 19, with the communities averaging over $600,000 first.

Source: MLS PIN, condo sales in each community, October 2024 to October 2026, pulled October 16, 2026. Homes is the number of homes in the community from MLS PIN, except Braemoor Commons and The Club at Meadowbrook in Salem NH, from 55places. MLS PIN carries only some New Hampshire sales, so New Hampshire rows show the sales in MLS PIN records, not a full count.

The fee is what you pay each month to the condo association. It's on top of your mortgage and your tax bill. A higher fee often covers more, like a pool or water and sewer. Compare what's covered, not just the number.

Which 55+ communities north of Boston average over $600K?

These ten averaged over $600,000 in MLS PIN sales, or had their only MLS PIN sales above it. You'll see them in the same order as the table, so you can follow along.

Each card starts with a quick badge row. The age rule and home types come from MLS PIN. The home count matches the table above. The years built, gated or not, and new or resale come from 55places where it lists the community, checked October 16, 2026. Where it doesn't, the years are for the homes sold in MLS PIN. Gated is shown only where a source says so.

Regency at Emerald Pines, Methuen MA

Age: 55+.Detached homes and townhouses.Built 2015 to 2018.140 homes.Not gated.Resale.

12 homes sold here in two years. You'd have paid an average of $898,000, from $775,000 to $1,000,000. Your monthly fee would run $615 to $781.

Toll Brothers built it, with 140 detached homes and townhouses, per 55places. In MLS PIN listings, the fee covers master insurance, the pool, the tennis court, the exercise room, exterior upkeep, roads, landscaping, snow, trash and reserves. If you like a busy clubhouse, you'll find a fitness center, studios and a card room, per 55places. Homes sold for about 97.5 percent of the final asking price.

Preserve at Emerald Pines, Methuen MA

Age: 55+.Townhouses and attached homes.Built 2017 to 2024.192 homes.Gated.Resale.

15 homes sold, the most of any community over $600,000 except Riverside Woods. The average was $875,000, from $775,000 to $1,100,000. Your fee would run $600 to $648 a month, a tight range.

It's also a Toll Brothers community, with 192 townhouses and attached homes, per 55places. You'll find a clubhouse, a heated outdoor pool, a fitness center, pickleball and bocce. In MLS PIN listings, the fee covers master insurance, the pool, the clubroom, the garden area, exterior upkeep, landscaping, snow, trash and reserves.

Regency at Methuen MA

Age: 55+.Townhouses, duplexes and detached homes.Built 2011 to 2015.240 homes.Gated.Resale.

12 homes sold. You'd have paid an average of $773,000, from $645,000 to $890,000. Your fee would run $490 to $523.

It has 240 homes, both townhouses and single family homes with two car garages, per 55places. You get a clubhouse, a fitness room, an outdoor pool, a tennis court and bocce. The fee covers master insurance, the pool, trails, exterior upkeep, roads, landscaping, snow and trash, per MLS PIN listings.

Stone Castle Estates, Methuen MA

Age: 55+.Detached homes and townhouses.Built 2005 to 2018.89 homes.Gated.Resale.

5 homes sold, with a median of $800,000. One sale at $295,000 pulled the average down to $709,000, so the median tells you more here. Your fee would run $220 to $760.

Anky Construction built its 89 homes, per 55places. You'd share a clubhouse of about 7,000 square feet, with an exercise room and a catering kitchen. In MLS PIN listings, the fee covers master insurance, the clubhouse, security, management, exterior upkeep, roads, snow, landscaping and trash.

Meetinghouse Commons at Smolak Farms, North Andover MA

Age: 55+.Detached homes and townhouses.Built 2005 to 2012.85 homes.Resale.

4 homes sold, with the highest average on this list, $899,000. You'd have paid anywhere from $797,000 to $975,000. Your fee would run $482 to $686.

It has 85 detached homes and townhouses, per MLS PIN. Homes sold for about 106.4 percent of the final asking price, on just four sales, so you'll want to move fast when one comes up. The fee covers master insurance, the clubhouse, the exercise room, management, reserves, exterior upkeep, roads, landscaping, snow and trash.

Riverside Woods, Andover MA

Age: 62+ household rule.Garden and mid-rise condos, townhouses.Built 2017 on.200 homes.Gated.Resale.

If you want choices, this is the busiest one. 24 homes sold, about one a month. You'd have paid an average of $612,000, from $389,000 to $952,000. Your fee would run $282 to $739.

Pulte Homes of New England built its 200 homes, and the town approved it in 2015, per the Town of Andover MA. Here's the key difference: the age rule is 62, not 55. Every household needs at least one member who is 62 or older. The town also lists 30 of the 200 homes as affordable homes. You'll see garden and mid-rise condos plus townhouses, from 934 to 2,466 square feet. The fee covers the elevator, water, sewer, the clubhouse, master insurance, exterior upkeep, roads, landscaping, snow and trash, per MLS PIN listings.

Pinnacle Crossing, Tewksbury MA

Age: 55+.Half duplex homes.Built 2008.20 homes.Resale.

You'll find one sale in MLS PIN, at $670,000. It's a community of 20 half duplex homes on Lynnes Way, built around 2008. The fee was $391, covering exterior upkeep, roads, landscaping, snow and trails.

Stonebury Crossing, Tewksbury MA

Age: 55+.Townhouses.Built 2001 to 2004.30 homes.Resale.

You'll find two sales, both for about $620,000. It has 30 townhouses on Stonebury Way. The fee was $475, covering master insurance, the tennis court, management, exterior upkeep, roads, landscaping, snow and trash.

Town Village, Salem NH

Age: 55+.Half duplex homes.Built 2005.32 homes.Resale.

One home sold in MLS PIN records, at $625,000. Most New Hampshire condos sell through a different MLS, so you're seeing one sale, not an average. It has 32 half duplex homes on Town Village Dr. The fee was $400, covering exterior upkeep, roads, landscaping, snow and trash.

Del Ray Estates, Windham NH

Age: 55+.Detached and attached homes.Built 2019 on.15 homes per MLS PIN, with more being built.Not gated.New homes still selling.

You'll find one detached home sold in MLS PIN records, at $745,000, built in 2021. The fee was $402, covering water, the clubhouse, roads, landscaping, snow and trash.

55places calls it Del Ray Place. Peterson Development has been building here since 2019, with a clubhouse, bocce and trails, and new homes are on sale now. MLS PIN lists 15 homes, and the builder is still adding more. Ask how many homes are planned in all, since that changes the feel and the fee.

Which 55+ communities cost less to buy into?

These nine sold for less, which gives you more ways in. If you want the 55+ life at a payment you feel good about, start here. Each one is still age restricted, per MLS PIN.

Village at Russell Farm, Methuen MA

Age: 55+.Garden condos and townhouses.Built 2006 to 2012.69 homes.Resale.

You'd have paid an average of $569,000 here, from $390,000 to $642,000, across 4 sales. Your monthly fee would run $300 to $475. It has 69 garden condos and townhouses. The fee covers the elevator, sewer, master insurance, exterior upkeep, roads, landscaping, snow and trash.

Riverbend Crossing, North Andover MA

Age: 55+.Garden and mid-rise condos.Built 2004.43 homes.Resale.

You'd have paid an average of $449,000 here, from $419,000 to $470,000, across 7 sales. Your monthly fee would run $350 to $400. It has 43 garden and mid-rise condos on Greene St. The fee covers the elevator, water, extra storage, the clubroom and management. MLS PIN listings say no pets, so if you have a dog, check that first.

Eagles Landing, Tewksbury MA

Age: 55+.Detached homes, townhouses and garden condos.Built 1997 to 2000.176 homes.Resale.

You'd have paid an average of $508,000 here, from $425,000 to $625,000, across 18 sales. Your monthly fee would run $282 to $437. With 176 homes, it's one of the bigger ones, and 18 sales means you'll often have a choice. The fee covers the pool, the clubhouse, reserves, master insurance and exterior upkeep.

Emerald Court, Tewksbury MA

Age: 55+.Garden, townhouse and mid-rise condos.Built 2003 to 2006.180 homes.Resale.

You'd have paid an average of $560,000 here, from $380,000 to $790,000, across 12 sales. Your monthly fee would run $330 to $481. It has 180 homes, from garden condos to mid-rise. The fee covers the elevator, the exercise room, the clubroom, extra storage and master insurance.

The Fairways, Haverhill MA

Age: 55+.Townhouses, garden and mid-rise condos.Built 2002 to 2006.102 homes.Resale.

You'd have paid an average of $469,000 here, from $410,000 to $540,000, across 8 sales. Your monthly fee would run $424 to $546. It has 102 homes. If you swim or play tennis, look here. The fee covers the pool, the tennis court, a putting green, the clubhouse, reserves and master insurance.

Braemoor Commons, Salem NH

Age: 55+.Condos in two four story buildings.Built 2014 to 2015.44 homes.Not gated.Resale.

You'll find one sale in MLS PIN records, at $580,000. Your monthly fee would run $438. Keystone built its 44 condos in two four story buildings, per 55places. The fee covers water, sewer, the clubhouse and reserves.

The Club at Meadowbrook, Salem NH

Age: 55+.Condos.Built 2005.117 homes.Not gated.Resale.

You'll find one sale in MLS PIN records, at $510,000. Your monthly fee would run $462. It has 117 condos built around 2005, per 55places. The fee covers water, sewer, the elevator and the exercise room.

Hadleigh Woods, Windham NH

Age: 55+.Attached homes.Built 2003 to 2004.62 homes.Not gated.Resale.

You'll find one sale in MLS PIN records, at $510,000. Your monthly fee would run $333. H and B Homes built its 62 attached homes, per 55places. The fee covers landscaping, snow and reserves. Ask what else it covers, since listings vary.

Brookview Rd townhouses, Windham NH

Age: 55+.Townhouses.Built 2004.60 homes.Resale.

You'll find one sale in MLS PIN records, at $490,000. Your monthly fee would run $360. You'll find this community of 60 townhouses on Brookview Rd. The fee covers water, sewer, the clubhouse, roads and trash.

Which other 55+ communities are nearby?

You have more choices than the 19 above. These 55+ communities are listed in the 55places directory, in towns from Amesbury MA to Pelham NH.

You won't see them in the MLS PIN condo table. Many are single family homes, and many New Hampshire homes sell through a different MLS. So treat this as your starting list, and confirm the details before you tour.

Source: 55places listing, checked October 16, 2026, from its Massachusetts and New Hampshire town pages. These details aren't verified by the builders or the associations. Homes is the total in each community.

Two are still selling new homes: Martins Landing in North Reading MA and Del Ray Place in Windham NH. Everywhere else, you'd be buying a resale. That's often good news for you, since you can see the finished community and read years of minutes.

How do you compare 55+ communities?

Use this list on every tour. Print it, bring a pen and ask every question. You'll see the differences fast, and you'll know which one fits you.

• Age rule. Is it 55+ or 62+? In 55+ housing, at least 80 percent of the homes need one person who is 55 or older, per HUD. In 62+ housing, everyone has to be 62 or older. Read the community's own rule in the master deed.
• First floor primary bedroom. Can you live on one floor? Ask which floor plans have it.
• Elevator or stairs. Count the steps from the car to the kitchen. Ask if the building has an elevator.
• Condo fee and what it covers. Get the full list in writing. Some fees cover water and sewer. Some don't.
• Reserves and special assessments. Ask how much money is in the reserve fund. Ask if any special assessment, a one time bill to owners, is planned or was charged lately.
• Master insurance. Ask what the master policy covers and how big the deductible is. Then price your own unit policy.
• Rental and pet rules. Can you rent the home out later? How many pets, and how big?
• Guests and under 55 residents. How long can a guest stay? Can a younger partner or a family member live with you? Each community sets its own rule. See who can live in a 55+ community.
• Clubhouse and activities. Is there a pool, a gym, a calendar of events? Is that what you want, or do you want quiet?
• Snow removal and landscaping. Does the fee clear your walk and steps, or just the road?
• Garage. One car or two? Is there room to store what you're keeping?
• Hospital, shopping, airport and family. Drive to each one at the time of day you'd really go.
• Property tax rate. Compare the rates below, then run the real bill on the real home.
• Massachusetts or New Hampshire income tax. Ask your CPA how your income would be taxed in each state.
• Resale history. How many homes sold in two years, and how close to the asking price? The table above gives you the MLS PIN numbers.

How do property taxes compare in these towns?

Your tax bill depends on the town's rate and your home's assessed value. Here are the rates.

Sources: town and city assessors and the Massachusetts Division of Local Services for FY2026 rates; Town of Salem NH and Town of Windham NH for 2025 rates. Official figures.

Divide the assessed value by 1,000, then multiply by the rate. A home assessed at $600,000 in Methuen MA would pay about $6,240 a year at $10.40. Salem NH has the highest rate here, but New Hampshire has no tax on wages. That's the tradeoff.

Your real bill may be lower once you're older. The next section shows the tax breaks you may qualify for.

What tax breaks can older homeowners get?

You may qualify for a tax break in either state once you're older. Most have age, income and asset limits, and you have to apply.

Massachusetts: the Circuit Breaker credit

This is a state income tax credit for homeowners and renters who are 65 or older. For tax year 2025, it's worth up to $2,820, per the Massachusetts DOR.

As an owner, your home's assessed value can't be more than $1,298,000. Your income limit is $75,000 if you're single, $94,000 as head of household and $112,000 if you're married filing jointly. Your property tax, plus half your water and sewer bill, has to be more than 10 percent of your income. The limits change every year, so check the current ones.

Massachusetts: work off part of your tax bill

In towns that adopt it, owners over 60 can volunteer for the town and take up to $2,000 a year off the tax bill, per state law. A town can set the cap by hours instead. Ask your town hall if it's offered.

Massachusetts: town exemptions and deferrals

Your town also offers exemptions under state law. You'll hear them called by their clause numbers, and you apply at your assessor's office. Clause 41C and Clause 17D lower your tax bill if you meet age, income and asset limits. Clause 41A is a deferral. It lets you put off your tax until the home is sold or passes on, with interest.

• Haverhill MA. The city lists $700 for 41C, for owners 70 and older, and $587 for 17D. Its 41A deferral is for owners over 65 with income under $30,000, at 8 percent interest. The city notes the amounts may change, so confirm them, per the City of Haverhill MA.
• Methuen MA. The city offers 41C at 65 and 17D at 70. You apply after July 1 and by March 31, and you reapply every year, per the City of Methuen MA. The assessor has the current limits.
• Andover MA. The town lists 41C, 17D and a 41A deferral on its exemptions sheet. Check the current limits with the assessor before you count on them.

New Hampshire: elderly exemptions set by each town

In New Hampshire, each town sets its own elderly exemption. It takes a set amount off your assessed value before your tax rate is applied, so you pay tax on less. In Salem NH and Windham NH, you need to be 65 or older and a New Hampshire resident for three years in a row. You apply by April 15.

Sources: Town of Salem NH and Town of Windham NH elderly exemption pages, checked October 16, 2026. Check again before you apply.

New Hampshire: deferrals and state relief

New Hampshire law also lets towns defer taxes for owners 65 and older when the bill causes real hardship, per RSA 72:38-a. You have to live in the home and have owned it at least five years. The total deferred can't be more than 85 percent of your equity. It grows at 5 percent interest and gets paid back when the home is sold or passes to heirs. Londonderry NH takes applications by March 1 each year.

The state also runs a low and moderate income homeowner relief program through the NH Department of Revenue Administration. You mail the form between May 1 and June 30, per the Town of Derry NH. Check the current income limits with the state, since they change.

Before you count on any of these, ask your assessor and your CPA. The rules and amounts change every year.

Does Massachusetts or New Hampshire tax your income?

Massachusetts has a state income tax. New Hampshire doesn't tax wages.

Massachusetts taxes income at 5 percent, plus an extra 4 percent on income over $1,107,750 for 2026, per the state. New Hampshire's tax on interest and dividends ended for tax periods starting January 1, 2025, per the New Hampshire Department of Revenue Administration.

Retirement income can be taxed in different ways in each state. Ask your CPA to run your own numbers before you pick a side of the border. Our honest MA vs NH comparison walks through the rest.

What help is nearby?

A 55+ community is housing, not health care. There's no medical care on site, so it helps to know the free help close by.

• Medicare questions in Massachusetts. SHINE gives free Medicare counseling to people on Medicare and their caregivers, per the state.
• Medicare questions in New Hampshire. NH ServiceLink has Medicare counselors trained through the federal SHIP program. You can call 1-866-634-9412, per the NH Department of Health and Human Services.
• Your town's Council on Aging. Programs may include rides, meals, health insurance counseling, fitness and classes. Find yours on the state's map.
• North Andover MA Elder Services. The town has outreach staff who can point you to help. Contact them through the town's page.
• Rides in Tewksbury MA. The town van costs $2 each way in town and $3 each way for out of town medical rides. A companion rides free, per the Town of Tewksbury MA.
• Salem NH. The town's Russell and Roberta Ingram center offers more than 200 programs for people 60 and older. It's free for Salem NH residents, per the Town of Salem NH.

Call before you move. Ask what they offer, who can join and how rides work. You'll feel more at home on day one.

What do the MLS PIN numbers say about resale?

Most of these communities sell steadily, and close to the asking price.

Riverside Woods in Andover MA had the most sales, 24 in two years. Eagles Landing in Tewksbury MA had 18. Preserve at Emerald Pines in Methuen MA had 15. Across the communities with five or more sales, homes sold for about 97 to 101 percent of the final asking price, per MLS PIN.

Some had only a few sales. That's normal in a community where people stay a long time. It also means you may wait for the right floor plan. Tell us the ones you love, and we'll watch for them.

What's the hardest part of choosing a 55+ community?

The hardest part is picking the life, not the house.

Some people want the pool, the clubhouse and a calendar full of events. Others want quiet, a garage and no more mowing. Both are good choices. Tour at two different times of day, talk to an owner in the clubhouse and see how it feels.

Once you know what you want, the right community gets easy to spot. The guide to choosing a 55+ community has the full list of questions.

This is general information, not legal, tax or lending advice. Check with your attorney, lender and CPA before you decide.

I'll guide you home.

Lisa Sevajian