Age-restricted housing
What federal law requires of a 55+ community, and what three communities near Austin publish about their age rules, amenities and dues.
Housing for older persons
Short answer
A community can limit occupancy by age under the federal Housing for Older Persons Act. For the 55-or-older category, at least 80 percent of occupied homes must have at least one resident 55 or older, and the community must publish and follow age policies and verify ages. Near Austin, Sun City Texas, Heritage at Vizcaya and Regency at Santa Rita Ranch publish 55+ rules.
Sources: 42 U.S.C. 3607(b); 24 CFR Part 100, Subpart E; each community's official site, linked below. Checked October 14, 2026.
This page sticks to what the law and each community's own pages say. It does not say who a community fits. Every community's rules are in its recorded documents, and those control. I am glad to help anyone look at any home, in these communities or anywhere else.
The federal rules
The Fair Housing Act bars discrimination based on familial status, which includes households with children. Housing for older persons is an exemption to that rule. The statute names three kinds: housing provided under a state or federal program for elderly persons, housing intended for and solely occupied by people 62 or older, and housing intended and operated for occupancy by people 55 or older that meets the tests below.
The community may decide the age rule, if any, for units not occupied by at least one person 55 or older.
24 CFR 100.305. Checked October 14, 2026.
A summary of the occupancy surveys must be available for inspection on reasonable notice and request by any person.
24 CFR 100.307. Checked October 14, 2026.
Accepted proof of age listed in the regulation includes a driver's license, birth certificate, passport, immigration card, military identification and other official documents. The regulation also says a 55+ community may allow occupancy by families with children as long as it still meets the 80 percent and intent requirements.
What each community publishes
Three communities in or next to the towns I cover describe themselves as 55+ on official pages. The table repeats what those pages say, with the source for each line. Builders and associations change their pages, so check the link before you rely on a figure.
Community | Where | Age wording on the official page | Dues as published |
|---|---|---|---|
Georgetown, Williamson County | Del Webb: "at least one resident must be 55 years of age or older, no one under 19 (18 in certain communities) in permanent residence" | $1,535 a year, plus a one-time $650 working capital fee at closing (Del Webb HOA page, no year shown) | |
Round Rock | Taylor Morrison: "At least one resident of household must be 55 or older, and additional restrictions apply" | $540.00 per quarter for 2026 (association site) | |
Liberty Hill, Williamson County | Toll Brothers describes it as a 55+ community. No further age wording on the builder page | Not published on the builder page |
Sources: Del Webb, Sun City Texas and its HOA page; Heritage at Vizcaya assessment information; Taylor Morrison; Toll Brothers. Quotes are the builders' general wording; the recorded covenants of each community control. Checked October 14, 2026.
The association says Del Webb bought more than 7,000 acres in 1994 and home construction began in October 1995. Its amenity list includes three golf courses, four fitness centers, eight pools, 12 tennis courts, 26 pickleball courts and 26+ miles of walking trails.
The association lists the Lodge at Vizcaya at 5000 Pietra Lane with a fitness center, aerobics room, game room and event center, plus a pool, hot tub, two bocce courts, two tennis courts and four pickleball courts.
Toll Brothers describes an amenity center for Regency residents with a pool, 9 pickleball courts, bocce courts and a game lounge, plus access to the Santa Rita Ranch amenities.
Not on this list: communities that market to older buyers without an age restriction, and age-restricted communities I could not confirm on an official page. If you know of one, ask and I will look it up the same way.
Before you buy
The builder's summary is a starting point. The age rule that binds you is in the community's recorded declaration and its rules, and they can differ from the summary, for example on guests, the minimum age for other residents, or how ages are verified.
In a resale, the seller's side provides the property owners' association documents, and for a home in a mandatory association the HOA resale certificate. Read them inside your option period. The condos and HOAs FAQ covers how those documents work in Texas.
A separate topic
Yes, and they apply to any qualifying homestead in Texas, not only to homes in age-restricted communities. The Texas Comptroller lists the school district homestead exemption and an additional school district exemption for owners 65 or older or disabled. Cities, counties and other taxing units can offer their own exemptions too, so check each unit on the appraisal district record. Filing steps are in the Williamson County homestead post.
School districts must offer a $140,000 residence homestead exemption.
Texas Comptroller, property tax exemptions. Checked October 14, 2026.
Owners 65 or older or disabled receive an additional $60,000 school district exemption.
Texas Comptroller. Checked October 14, 2026.
FAQ
Yes, if it qualifies as housing for older persons under 42 U.S.C. 3607(b). For 55+ housing that means at least 80 percent of occupied units with one resident 55 or older, published age policies it follows, and age verification.
Not under the federal rule. It requires at least 80 percent of occupied units to have one resident 55 or older, and lets the community set its own rule, if any, for the rest. Each community's recorded documents set its actual rule.
Ownership and occupancy rules come from each community's recorded documents. Read the declaration and rules, and ask the association, before you write an offer.
The federal regulation requires reliable surveys and affidavits, updated at least once every two years, with a summary available for inspection on reasonable notice and request.
The Del Webb HOA page lists $1,535 a year plus a one-time $650 working capital fee at closing. It does not show a year, so confirm the current figure with the association.
Yes. Ken helps buyers look at homes in any community, age-restricted or not. Call (737) 307-4848 or send a message.
Reviewed October 2026 by Ken Jackson, REALTOR, Spyglass Realty, TREC #754679. General information, not legal advice. Each community's recorded documents control.
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Talk to Ken
Ask about any community or any home. Call or send a message.
Ken Jackson, REALTOR, Spyglass Realty, TREC #754679. General information, not legal, tax or lending advice.
SPYGLASS REALTY 8501 N MOPAC EXPY STE 110 AUSTIN TX 78759
SPYGLASS REALTY 8501 N MOPAC EXPY STE 110 AUSTIN TX 78759
