55+ and active adult communities around New York
If you want an age-restricted community with a clubhouse and shared grounds, this guide covers ones on Long Island, east of New York. The communities below, in Nassau and Suffolk counties, are condo and townhome developments with clubhouses and shared grounds. Here is what is there and what to check before you commit.
Nassau County
Plainview and Port Washington, the closest of the communities covered here to the city.
Suffolk County
Melville, Dix Hills, Islandia, Yaphank, Moriches and Westhampton. A mix of established communities and newer ones where the builder is still selling.
Staying in the city
Many downsizers who want to stay close choose an elevator co-op or condo instead. See where to downsize in New York.
Communities covered
- Greens at Half HollowA gated 55+ townhome community in Melville with a clubhouse and 18-hole golf course.
- Country Pointe PlainviewA sold-out Beechwood 55+ condo and townhome community in Plainview, Nassau.
- HarborViewA gated 55+ community of houses, townhomes and condos in Port Washington, Nassau.
- Seasons at Dix HillsA 55+ condominium community in Dix Hills built by B2K Development.
- Country Pointe PreserveA newer Beechwood 55+ townhome and villa community in Yaphank, Suffolk County.
- Beechwood at The WaterwaysNew 55+ condominiums inside a gated waterfront development in Moriches, Suffolk.
- Polo Club at IslandiaA 55+ condominium development in the Village of Islandia with six home models.
- Westhampton PinesA 24-hour gated 55+ condominium community of 189 homes in the Town of Southampton.
Each page covers homes, amenities, rules, fees, flood risk and taxes, based on the community's own website, builder pages and public records as of September 2026. Descriptions cover housing and amenities only and are not endorsements.
How 55+ communities work
Under federal fair housing rules, a community can operate as 55+ housing if at least 80 percent of occupied homes have at least one resident who is 55 or older, and it publishes and follows policies showing that intent. New York's Human Rights Law, which otherwise bars refusing to sell because of age, carves out the same kind of housing. Each community sets its own rules within that framework, including rules on younger residents and guest stays, so read the governing documents rather than relying on the "55+" label alone.
Sources: 24 CFR 100.305; NY Executive Law section 296.
Questions to ask before you buy
- What are the monthly common charges or HOA fees, and what do they cover: landscaping, snow removal, exterior maintenance, roofs, insurance, amenities?
- Are there any current or planned special assessments?
- What do the offering plan and its amendments say about reserves, and when did the board last review them?
- What are the rules on younger residents, guests, rentals, pets and vehicles?
- Is there a capital contribution or other fee due at closing?
- What does the storm surge map and the FEMA flood map show for this specific home?
- How far is the nearest hospital, urgent care and pharmacy, and the nearest LIRR station?
- Which town assessor handles the senior exemption here, and what income limit does it use?
New construction or resale?
Some of the Suffolk communities covered here still have a builder selling new homes, while others sell only as resales. New construction lets you choose finishes and often comes with builder warranties, but can take months to deliver. A resale can close on your schedule, which helps when you are coordinating with the sale of a New York apartment. A local agent who works with downsizers can help you time both sides. Get matched with one here.
Before you decide, review the tax side too. Outside the city, the senior property tax exemption is set town by town and your STAR benefit starts over at the new address. Our Costs and Money guide explains how.