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 |
How a 55+ community works legally
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
Orlando-area 55+ communities to compare
These communities are listed on their builders' or developers' own websites. Check current availability and fees directly, because they change often.
| Community | Area | What the builder or developer states |
|---|---|---|
| Solivita | Kissimmee area (Polk County tax bill) | 55+; Taylor Morrison lists new homes as sold out, so purchases are resales. 36 holes of golf, 14 pools plus an indoor pool, 9 tennis and 17 pickleball courts, 24/7 gated and attended entry. HOA fee and club fee, plus a CDD on the tax bill. |
| Del Webb Sunbridge | St. Cloud, Osceola County | 55+ neighborhood within Tavistock's Sunbridge community, near Lake Nona. |
| Del Webb Minneola | Minneola, Lake County | Listed on Del Webb's 55+ active adult pages for the Orlando area. |
| Del Webb Lakehaven, Twin Lakes and Oasis | Orlando metro (check each location) | Listed by Del Webb among its Orlando-area 55+ communities, with pages for Kissimmee and Winter Garden. |
Taylor Morrison puts Solivita about 42 miles from downtown Orlando and about 32 miles from the airport. That distance is typical: 55+ communities need large tracts of land, which are found at the metro's edges. If being near downtown matters, drive the route at the times you would actually travel before you commit.
If Lake County appeals, see 55+ communities near Clermont. New builds outside the age-restricted market are covered in new construction in Orlando.
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.
Comparing amenities without overpaying for them
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.
Useful 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 in a 55+ community
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.
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