The active adult segment has become one of the most important components of the master-planned community (MPC) landscape in 2025. With more than 40% of all age-restricted projects now located inside MPCs—and those same MPCs generating over 54% of all active adult sales nationwide—the data makes it clear: large, amenitized, master-planned environments remain the strongest setting for 55+ development.
A High-Velocity Category With Proven Outperformance
Active adult MPC projects significantly outpace their standalone counterparts. In the third quarter, they sold 55% faster than individual active adult communities on a monthly pace basis. This follows a long-running trend. Back in 2019, active adult MPCs outsold non-MPC projects by 108%, averaging 4 sales per month compared with 1.9. Even though national sales paces have moderated from pandemic peaks, the MPC performance premium has held steady.
The reason is scale. Active adult buyers gravitate toward communities where amenities, programming, and neighborhood design feel cohesive. MPCs can deliver this in a way standalone subdivisions often cannot.
Where the Strength Is Concentrated
- The performance is not evenly distributed across the U.S.
- Florida dominates. The Villages, Panama City, and Miami all saw 5+ monthly sales per project in the third quarter. Nearly every major Florida market appears in the top tier for active adult MPC velocity.
- Las Vegas is the standout in the West, achieving an exceptional 11.0 monthly sales per project, the strongest pace for any active adult MPC in the country.
- The Southeast is mixed. Gainesville, Atlanta, and Charleston delivered strong absorptions, while markets such as Durham and Nashville trailed.
- Texas maintains a meaningful 55+ presence, led by Austin, Dallas, and Houston MPCs.
Smaller Homes Are the Sweet Spot
Active adult demand today is not about oversized, high-maintenance homes. It is driven by efficient floor plans and manageable square footage. The report’s sales-rate charts show
detached active adult homes under 1,400 square feet sold at 10.7 sales per month—the strongest absorption of any size category in the third quarter.
Detached MPCs in the size ranges between 1,500 and 2,200 square feet saw stronger sales than individual communities. Their average paces ranged from 2.5 to 4.9 monthly sales.
Attached active adult MPC projects outperform individual attached communities at nearly every square-footage band below 2,000 sq. ft. This is especially true between 1,900–2,000 square feet, where MPC attached homes achieve 6.3 monthly sales (vs. 2.7 for individual communities).
Mid Price Ranges Are Most Represented
Another key insight: active adult MPCs are concentrated in the $350K–$450K and $450K-$550K price bands. In the third quarter, MPCs captured higher project share in the $350K-$450K price range compared with individual communities.
They then outsold them at nearly every price point. At lower prices, the outperformance becomes dramatic. For instance, MPC projects under $300K sold 222% faster than individual active adult communities. That said, even at some higher prices, the MPC advantage persists. For example, in the $525K–$550K band, MPCs sold 74% faster than individual projects.
This reflects the strength of segmentation within large-scale communities. Multiple builders can target different lifestyle and budget segments while leveraging the same shared amenity infrastructure.
Strategic Implications for Builders
The active adult MPC category is set to remain a priority growth channel for 2026–2028. Builders planning future phases should consider:
- Deepening offerings in the 1,400–1,900 square-foot range, where velocity is strongest.
- Expanding attached and paired-home products to support both affordability and density.
- Prioritizing Florida, Phoenix/Las Vegas, and key Texas metros, which represent the deepest and most durable demand pools.
- Using segmentation to differentiate, particularly in MPCs with multiple villages or builder pods.
- Investing early in wellness and lifestyle amenities, which have a measurable impact on absorption.
Active adult MPCs have proven to be among the most reliable and data-validated demand engines in the master-planned sector. The numbers tell a clear story: where planning is coordinated and amenities are robust, 55+ buyers respond with velocity.
The insights in this article were taken from more in-depth research reports published in Zonda’s Master Plan Outlook subscription.
