Best 55+ Communities in Southern New Hampshire (2026)

Quick answer: The main 55+ communities in southern New Hampshire cluster in Londonderry (Cross Farm, Hickory Woods, The Nevins), Bedford (RiverWalk and The Mews), Hollis, Salem and Hooksett. Recent sales ran from $482,000 for a Bedford condo to $900,000 for a newer Londonderry single-family home, with association fees listed from $220 to $525. Pick by home type, fee and amenities, not just town.

If you are weighing 55+ communities in southern New Hampshire, the choice is less about a town ranking and more about the kind of home and the rules that come with it. Here is how age-restricted living works in this part of the state, the communities we see sell most, what recent sales and fees looked like, and what to check before you write an offer, from The Phinney Team.

What is a 55+ community in New Hampshire?

A 55+ community is housing legally set aside for older adults. Under RSA 354-A:15, New Hampshire follows the same standard as federal law: the community must be intended and operated for people 55 or older, at least 80 percent of occupied homes must have at least one resident 55 or older, and the association must publish and follow written age-verification policies.

In practice that means one owner in the home must usually be 55 or older, and the rules for younger spouses, adult children or long visits are set by each association's documents. Read them before you fall in love with a floor plan.

Which 55+ communities are in southern New Hampshire?

The table below lists the communities we see most often in Bedford, Londonderry, Hollis, Salem and Hooksett. Home counts and build years come from the 55places southern New Hampshire directory; sale prices and fees come from individual 2026 sales on the MLS, so they are examples, not averages.

The MLS lists most fees without a billing period, so confirm whether a fee is monthly, quarterly or annual, and what it covers, in the resale certificate. Only The Mews listing we reviewed spelled it out: about $220 a month for community maintenance, front-yard landscaping and snow removal.

How do the towns compare for 55+ living?

Londonderry has the most single-family 55+ choices. Cross Farm is a clubhouse community of 189 homes, and Hickory Woods adds a clubhouse with an exercise room, a library and pickleball. Londonderry's single-family median sale price was $725,000 for the first eight months of 2026, per the New Hampshire Association of Realtors (NHAR), so these communities sit close to the town median. See our Londonderry NH real estate hub.

Bedford splits in two. The Mews is the single-family option, while RiverWalk is the lower-priced condo entry point. Bedford's year-to-date single-family median was $860,000 through August, which makes the $482,000 RiverWalk sale a real step down in price. Start with Bedford NH real estate.

Hollis is the premium end of the market. Silver Lake Estates has 52 homes, and Hollis posted an $885,000 year-to-date median through August, so even condos here run well above the state figure. See Hollis NH real estate.

Salem is the value play. The Club at Meadowbrook has elevators, a clubhouse and an exercise room, and a unit sold for $540,000 in April 2026 at 112.7 percent of its original list price, which suggests demand for this kind of home can outrun supply. Salem's single-family median was $630,000 year to date. More on Salem NH real estate.

Hooksett is different. Brook Ridge is a 55+ manufactured-home community operated by Sun Communities, with a clubhouse, fitness center and pond. In that model you typically own the home and pay lot rent, so the numbers do not compare with a condo fee. Sun Communities lists the amenities, and you should ask for the current lot rent in writing. Hooksett's single-family median was $630,000 year to date, and our Hooksett NH real estate page shows what else is nearby.

What does 55+ living cost in New Hampshire?

The purchase price is only part of it. New Hampshire's September 2026 condo median was $415,000, up 2.1 percent from a year earlier, according to NHAR, and most of the age-restricted homes above sold well over that figure because they are larger, newer or attached to amenities. Add three more lines before you compare.

• Association fee: $220 to $525 in the sales above. A higher fee that includes roof, snow and landscaping can cost less than a lower fee with extras billed separately.
• Property tax: You pay the town rate on assessed value. For the 2025 rates, Londonderry is $14.47, Bedford $16.49, Hollis $18.90 and Salem $18.16 per $1,000, from NH Department of Revenue data.
• Mortgage rate: The 30-year fixed averaged 7.40 percent on October 8, 2026, per Freddie Mac, which is why many downsizers buy with equity from their old home.

What should you check before buying in an age-restricted community?

Ask for the documents first. You want the declaration and bylaws (age rules and rental limits), the last two years of budgets and minutes, the reserve study, and any pending special assessment. Ask how much of the fee goes to reserves, who owns the roads, and whether the clubhouse is paid off. These items decide resale, which is the hardest part of this niche. If you plan to sell later, our guide on how to sell a condo in New Hampshire covers resale certificates and disclosures.

Also think about the size of the market. A buyer pool limited to people 55 and older is smaller than the general market, so know your exit before you enter.

Related reading

If you are still deciding whether to move, see our guide to downsizing in New Hampshire. If age-restricted housing is only one option, compare it with our ranking of the best New Hampshire towns to retire in.

Not sure which community fits your budget, fees and timeline? Book a town-matching call with The Phinney Team, and we will shortlist communities and pull current sales for you. Ready to sell first? See our selling resources.

Frequently asked questions about 55+ communities in New Hampshire

How old do you have to be to live in a 55+ community in New Hampshire?

At least one resident in each home generally must be 55 or older. State law requires that at least 80 percent of occupied homes meet that test, and each community's documents set the rules for younger spouses and guests.

Are 55+ communities cheaper than regular homes?

Not necessarily. The recent sales above ranged from $482,000 to $900,000, and many were close to the town's single-family median. You are paying for low-maintenance living and amenities, not a discount.

What are HOA fees in New Hampshire 55+ communities?

The fees listed on the sales we reviewed ran from $220 to $525. Check the billing period and what the fee includes, such as snow removal, landscaping, insurance or a clubhouse.

Can you rent your home in a 55+ community?

Often only with limits. Many associations cap or ban rentals and still require every occupant to meet the age rules. Read the declaration before you buy.

Is a manufactured-home 55+ community different?

Yes. You may own the home but pay monthly lot rent to the community operator, which changes the budget and the resale picture compared with a condo or single-family community.

Sources: New Hampshire RSA 354-A:15 (gc.nh.gov); 55places.com southern New Hampshire directory (home counts and build years); 2026 MLS sold listings for the examples shown; New Hampshire Association of Realtors, Local Market Updates (year to date through August 2026) and Monthly Indicators (September 2026); NH Department of Revenue 2025 tax rates; Freddie Mac PMMS (October 8, 2026); Sun Communities (Brook Ridge). Sale prices are individual examples and fees were listed without a billing period unless noted. Confirm details with each association. We are not legal or tax advisers.