A 55+ community is usually a neighborhood of homes you own, with age rules written into its CC&Rs. Independent living is usually a residence you rent or contract for, often with services included. Assisted living is a separate category licensed by the Arizona Department of Health Services.
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55+ community vs independent living at a glance
- 55+ community: A neighborhood of homes, usually owned, with age rules in the CC&Rs and an HOA
- Independent living: An apartment or cottage residence, usually under a lease or residency agreement, often with services bundled in
- Assisted living: Licensed by ADHS as an assisted living home (10 or fewer residents) or an assisted living center (11 or more)
- Where to check rules: CC&Rs and HOA documents for communities; ADHS for assisted living licensing
- The big question: Do you want to own a home, or contract for a residence with services?
These terms get mixed up often, and the marketing can look alike. I am Terry Day, REALTOR®, DeLex Realty, so the homes I help with are on the ownership side. This post lays out the differences in plain terms so you can ask good questions whichever direction you go. It is general information, not legal or financial advice.
What a 55+ community is
An age-restricted community is a neighborhood whose homes are subject to age rules written into the community's CC&Rs. The details differ from one community to the next, so the CC&Rs are the source. You buy a house, patio home, villa or condo as you would anywhere else, and you receive a deed. Most communities have an HOA, and many have recreation facilities such as clubhouses, pools and activity calendars. What the fees cover is spelled out in each community's documents.
A 55+ community is a housing arrangement, not a care arrangement. Personal care, meals and medication help are arranged separately, as in any other home. Who maintains the yard or exterior depends on the community.
What independent living usually means
Independent living is typically a residence run by an operator. Instead of a deed, residents usually sign a lease or residency agreement. The monthly charge often bundles services such as meals, housekeeping, transportation, activities and building maintenance, though what is included varies. Some campuses also offer assisted living on site. Contracts can be complex, so reading them with an attorney or trusted advisor before signing is wise.
Where assisted living fits
Assisted living is a licensed category in Arizona. According to the Arizona Department of Health Services, there are two assisted living license types, based on resident count: an assisted living home serves 10 or fewer residents, usually in a residential neighborhood, and an assisted living center serves 11 or more, usually in commercial buildings or a larger campus. ADHS also offers a License History Search with an assisted living facilities category on its site. Directed care is a level of service some facilities provide, not a license type. I do not rate or recommend facilities, and the state is the place to start.
Side by side, in plain terms
| 55+ home community | Independent living | Assisted living | |
|---|---|---|---|
| How you live there | Usually own your home | Usually lease or contract | Usually contract |
| Services | Amenities and activities; personal care not typical | Often meals, housekeeping, transport | Help with daily activities |
| Who sets the rules | CC&Rs and HOA board | Operator's agreement | Operator, under state license |
| Sell it? | Yes, it is your property | Usually no deed to sell | No |
Every row has exceptions, so treat this as a starting point.
Questions to ask before you choose
For a 55+ community:
- What do the HOA and recreation fees cover, and how have they changed over time?
- What do the CC&Rs say about age rules, guests and rentals?
- Who maintains the yard, roof and exterior?
- Is there a transfer fee or other charge at purchase?
For independent living or a campus with care levels:
- Is it a lease, a membership or an entrance-fee contract, and what is refundable?
- What exactly does the monthly charge include?
- What happens if care needs change?
- Is any part of the campus licensed by ADHS, and can you see the records?
Questions buyers ask
What is the difference between a 55+ community and independent living?
A 55+ community is usually a neighborhood of owned homes with age rules in the CC&Rs. Independent living is usually a leased or contracted residence that bundles services.
Do 55+ communities in Arizona provide care?
In general, they offer housing, amenities and activities. Personal care is arranged separately, as in any other home.
Is assisted living licensed in Arizona?
Yes. ADHS licenses assisted living homes and assisted living centers, and its site has a license history search.
Can I own a home in independent living?
Most independent living is rental or contract based, though arrangements vary, so read the agreement carefully.
How do I find out a 55+ community's age rules?
Ask for the CC&Rs and HOA documents. Our 55+ homes guide and 55+ living hub are good places to start comparing communities.
Terry Day, REALTOR®, DeLex Realty, helps people moving to Arizona find a home that fits how they want to live. If you are leaning toward owning in a 55+ community, I can help compare communities and request the CC&Rs early. If you are selling a home to move to independent or assisted living, I can help with that side as well. Questions are welcome, and there is no pressure.