At a glance
| Federal 55+ rule | At least 80% of occupied units with one resident 55 or older |
|---|---|
| Age verification | Community must update it at least every two years |
| Common fee layers | HOA fee, club or amenity fee, CDD assessment |
| Where they cluster | Kissimmee, St. Cloud, Minneola and Winter Garden areas |
55+ communities around Orlando: summary table
Age-restricted communities need large tracts of land, so most sit at the edges of the metro rather than inside the city. These are the communities we could verify on builder, developer or directory websites in September 2026. Prices and fees change often, so confirm them directly.
| Community | Location | Type | Homes, price or fees (as stated by the source) |
|---|---|---|---|
| Solivita | Kissimmee area (Polk County tax bill) | Resale; gated | 4,300 acres, 5,900 homes planned; 55places HOA range about $155 to $420 a month plus club fee and CDD |
| Del Webb Sunbridge | St. Cloud, Osceola County | New construction; gated | More than 1,300 homes and villas planned; 27,000 sq ft clubhouse; 55places HOA range about $370 to $491 a month |
| Tohoqua Reserve | Kissimmee | New construction; gated | Built from 2021; single-family homes and villas of 1,579 to 2,870 sq ft |
| Gatherings of Lake Nona | Lake Nona, Orlando | New condos (Beazer Homes) | Listed from the $400,000s |
| Del Webb Oasis | Winter Garden | Final new homes; gated | From $416,990; 422 planned homes |
| Del Webb Lakehaven | Clermont (34714) | New construction | From $404,990; two clubhouses planned |
| Del Webb Minneola | Minneola (34715) | New construction | From $373,990; clubhouse and tavern |
| Kings Ridge | Clermont | Resale; gated | 2,088 homes built 1995 to 2000; two golf courses; 55places dues about $213 to $396 a month |
| Trilogy Orlando | Groveland | Resale; gated | About 1,500 homes; 57,000 sq ft clubhouse; 55places HOA about $357 to $578 a month |
Orlando-area 55+ communities compared
Solivita
Taylor Morrison lists new homes as sold out, so purchases are resales. The builder describes 36 holes of golf, 14 pools plus an indoor pool, 9 tennis and 17 pickleball courts and 24/7 gated and attended entry, and puts Solivita about 42 miles from downtown Orlando and about 32 miles from the airport. 55places describes a 4,300-acre community with 5,900 homes planned. The monthly cost has an HOA fee and a club fee, plus a CDD on the Polk County tax bill; internet is not included.
Del Webb Sunbridge
A 55+ neighborhood within Tavistock's Sunbridge community in St. Cloud, Osceola County. 55places says Del Webb began building in 2019, plans more than 1,300 single-family homes and attached villas, and that the community is gated with a 27,000-square-foot clubhouse.
Tohoqua Reserve
A gated 55+ community in Kissimmee listed by Del Webb among its Orlando-area communities. 55places lists building from 2021 and single-family homes and villas from 1,579 to 2,870 square feet, with a clubhouse, pickleball and a dog park.
Gatherings of Lake Nona
The only age-restricted option we found inside Orlando city limits: Beazer Homes condominiums in Lake Nona, listed from the $400,000s. Most Lake Nona homes pay special district assessments on the tax bill, so ask for the parcel's figure. See the Lake Nona guide.
Del Webb Oasis
In Winter Garden, west of Orlando, Del Webb listed final homes from $416,990 in a gated community of 422 planned homes. See 55+ communities in Winter Garden.
Del Webb Lakehaven
A new-construction community in Clermont's 34714 ZIP, listed from $404,990, with two clubhouses planned.
Del Webb Minneola
At 1411 Sunset Crest Way, Minneola, with homes listed from $373,990 and a clubhouse and tavern. See the Minneola guide.
Kings Ridge
A gated Clermont resale community of 2,088 homes built from 1995 to 2000, with two golf courses. See the Kings Ridge guide.
Trilogy Orlando
In Groveland, about 1,500 homes built from 2005 around a 57,000-square-foot clubhouse; 55places lists resale prices from the high $200,000s to the mid $500,000s.
Del Webb's Orlando region page also lists Del Webb Twin Lakes. If Lake County appeals, see 55+ communities near Clermont.
Legal 55+ rules: the 80/20 rule and HOPA
Age-restricted housing is an exception to the federal Fair Housing Act's protection for families with children. Under HUD's rule at 24 CFR 100.305, a community qualifies as housing for older persons if at least 80% of its occupied units have at least one person aged 55 or older. It must also publish and follow policies showing it intends to operate as 55+ housing, and verify ages.
Florida mirrors this in section 760.29 of the Florida Statutes. Under 24 CFR 100.307, age surveys must be updated at least once every two years, using documents such as a driver's license, passport or birth certificate, or a signed household certification.
What this means for you: the other 20% of units give a community some room, and each community decides its own rules for them. Before you buy, read the declaration for:
- the minimum age of a spouse or partner living with a 55+ resident
- whether adult children or caregivers can live in the home
- how long younger guests can stay
- what happens if the 55+ owner dies and a younger spouse inherits
What you will pay each month, and what to ask
A 55+ community's price tag is only part of the cost. Solivita's builder, for example, describes its monthly fees in two parts: an HOA fee covering lawn care, reclaimed-water irrigation, common-area maintenance, expanded cable TV and management, and a club fee covering the recreational facilities and gated entry. It also has a CDD that appears as a non-ad valorem assessment on the Polk County tax bill.
That structure is common, so ask every community for:
- The current HOA fee and what it includes, especially lawn care, exterior painting and roof work.
- The club or amenity fee, and whether it is mandatory for every owner.
- The CDD assessment on the specific lot, which you can read on the parcel's tax bill. Ask whether it includes a debt portion and when that debt pays off.
- Any transfer or capital contribution fee charged at closing.
- The association budget and reserve balance, plus the last two years of fee increases.
Solivita's builder also notes that internet is not included in its fees. Small exclusions like that add up over years, so price them in.
How to choose a 55+ community
Pay only for what you will use
Large 55+ communities compete on amenities: golf, pools, fitness centers, clubs and on-site dining. Solivita, for instance, lists over 100 fitness classes and a village center with restaurants and a spa. These can be good value if you will use them, but you pay for them through fees whether you do or not.
Amenity checks
- Is golf included in the club fee, or charged separately by the round or by membership?
- Are amenities owned by the association or by a private operator who can raise prices?
- How crowded are the pools, courts and classes at peak season? Visit then if you can.
- What does the community restrict: rentals, vehicles, exterior changes, pets?
New build or resale
New Del Webb communities let you choose a floor plan and finishes, and builders often offer incentives. Del Webb's Orlando pages were advertising closing-cost credits for contracts in September 2026, tied to its affiliated lender and to conditions such as a primary-residence purchase. Read the terms and compare the rate you would get elsewhere.
Resales, such as in Solivita now that new homes there are sold out, give you a finished street, mature landscaping and a track record of fees. Ask the seller for the HOA estoppel and the last few years of assessment history.
If you are moving from a larger home, our guide to downsizing in Florida covers timing the sale and purchase, and the Orlando cost of living page helps you set a monthly budget. If you want help comparing specific communities, we can introduce you to a local agent who works in the 55+ market.
Common questions
What makes a community legally 55+ in Florida?+
Under HUD's rule at 24 CFR 100.305 and Florida Statutes section 760.29, at least 80% of occupied units must have at least one resident aged 55 or older. The community must also publish and follow policies showing it intends to operate as housing for older persons, and it must verify residents' ages, updating that verification at least once every two years.
Can someone under 55 live in a 55+ community in Orlando?+
Often yes, within limits. Federal rules only require 80% of occupied units to have one resident 55 or older, and each community sets its own rules for the rest, such as a minimum age for spouses or limits on younger guests and caregivers. Read the community's declaration and rules before buying, especially if a younger spouse could inherit the home.
What fees do Orlando-area 55+ communities charge?+
Many charge an HOA fee plus a separate club or amenity fee, and newer communities often add a CDD assessment on the property tax bill. Solivita's builder, for example, describes an HOA fee, a club fee and a CDD. Amounts vary by community and lot, so ask for current figures in writing and check the CDD on the parcel's tax bill.
Are there 55+ communities inside the City of Orlando?+
The larger active adult communities marketed as Orlando are mostly on the edges of the metro. Builder websites list communities in the Kissimmee, St. Cloud, Minneola and Winter Garden areas. If you need to be closer to downtown, compare travel times at the hours you would drive before choosing, and ask a local agent about smaller age-restricted condo buildings.
What is the largest 55+ community near Orlando?+
Among the communities covered here, Solivita in the Kissimmee area is the largest, at 4,300 acres with 5,900 homes planned, according to 55places. Taylor Morrison lists its new homes as sold out, so purchases are resales. It charges an HOA fee and a club fee and has a CDD on the Polk County tax bill.
How much are HOA fees in Orlando 55+ communities?+
They vary widely. 55places lists approximate monthly HOA ranges of about $155 to $420 at Solivita, $370 to $491 at Del Webb Sunbridge, $213 to $396 at Kings Ridge and $357 to $578 at Trilogy Orlando, based on current listings. Many communities add a club fee or CDD assessment, so ask for every charge on the specific home in writing.
Sources
- Legal Information Institute: 24 CFR 100.305, 55 or over housing (HUD regulation)
- Legal Information Institute: 24 CFR 100.307, Verification of occupancy (HUD regulation)
- Florida Legislature: Section 760.29, Exemptions (housing for older persons)
- Taylor Morrison: Solivita in Kissimmee, FL
- Sunbridge: 55+ living
- Del Webb: 55+ active adult communities in Orlando
- Del Webb: 55+ active adult communities in Minneola
- Del Webb: 55+ active adult communities in Kissimmee
- Del Webb: 55+ active adult communities in Winter Garden
- 55places: Solivita
- 55places: Del Webb Sunbridge
- 55places: Tohoqua Reserve
- 55places: Del Webb Oasis, Winter Garden
- 55places: Del Webb Lakehaven, Clermont
- 55places: Kings Ridge, Clermont
- 55places: Trilogy Orlando, Groveland
- Del Webb: New homes in Clermont, Florida
- Pulte: New homes in Winter Garden, Florida
- Lake Nona: Gatherings of Lake Nona
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Antonio Roberts
Antonio Roberts has spent five years helping more than 500 Florida buyers and sellers choose the right real estate agent. He is not a real estate agent himself: he researches what matters in a Florida move and connects people with licensed local agents, free of charge.
Reviewed by a licensed Florida real estate agent. Before publication, this guide was checked for accuracy by a licensed Florida real estate agent on our team. It is general information, not legal, tax or financial advice.
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