Buying a One-Story Home in Central Florida After 55: What to Look For

November 1, 2026 · By Brandin Johnson

A lot of people hit 55 and start thinking about one level. No stairs. Less to clean. Easier on the knees. In Central Florida, one-story homes are everywhere, so you have plenty to pick from.

The hard part is knowing what to check. A home can look perfect on a tour and still cost you more than you planned. Here's what I'd look at, in the order I'd look at it.

Start with how you'll live in the house

Think about the next ten or fifteen years, not just today. You may feel great now. Your house should still work if that changes.

Walk through each home and ask a few plain questions:

• Is the front door a step-free walk in, or is there a raised entry?
• Are the hallways and doorways wide enough to feel easy?
• Does the primary bath have a walk-in shower, or a tub you'd have to climb over?
• Is the laundry on the main floor, and is it easy to get to?
• Is the flooring smooth tile or wood, or are there lots of thick rugs and small level changes?

Most one-story homes already beat a two-story on this. But the details differ a lot from house to house. A shower can be changed later. A raised entry or a tight hallway is much harder to fix.

Know what "55+" really means

If you're looking at a 55+ community, the age rule is set by federal law. To qualify, at least 80 percent of the occupied homes must have at least one person who is 55 or older. The community must also publish its age policies and verify residents' ages.

That means a 55+ community can still have some younger residents. The rules for those homes are set by each community. Ask for the written rules before you write an offer. Find out what the community says about:

• Grandkids staying for visits, and for how long
• Whether an adult child can move in
• What happens if a spouse under 55 is left in the home

The federal test is about who lives in the homes. Still, the community's own rules are what you'll live under, so read them.

Not looking at a 55+ community? Many regular neighborhoods are full of one-story homes, and you skip the age rules. You may also get more choice on lot size and style. Whichever way you go, the same checklist applies.

Ask about insurance early

Home insurance is a big part of the monthly cost in Florida. Don't wait until you're under contract to find out what it'll be.

Before you offer, ask the seller for the age of the roof. Ask if there's a wind mitigation report on file. Then get a real quote from an insurance agent for that exact address.

Here's why the wind report matters. Florida law requires insurers to offer discounts for homes with verified wind-resistant features. A wind mitigation inspection is how you document those features. The state's My Safe Florida Home program also offers free wind inspections and matching grants of up to $10,000 for eligible homeowners. Eligibility rules apply. One of them is that the home must be a single-family unit on its own parcel, so some villas and attached homes may not qualify.

Many one-story homes do well here because the roof is simple. Still, get the quote first.

Check the HOA, not just the house

Many Central Florida communities have HOA fees. Ask what the fee covers: lawn care, the pool, the clubhouse, gates, roads. Ask if there are any one-time fees when you buy. Ask if any big projects are planned.

A low fee isn't always the better deal. Sometimes the fee is low because the community isn't setting money aside for repairs. A higher fee can be fair if it covers a lot and the reserves look healthy.

Plan for property taxes after you buy

This one catches people off guard. In Florida, a homestead exemption can take up to $50,000 off your home's assessed value, according to the Orange County Property Appraiser. To get it, you must own and live in the home as of January 1. The filing deadline is March 1.

The Save Our Homes cap limits how much your assessed value can go up each year. But the cap does not carry over from the seller. The Orange County Property Appraiser says the limit ends when ownership changes, and the new owner has to apply for their own homestead exemption.

So don't judge your tax bill by what the seller paid. It's often lower than yours will be.

One bit of good news if you're moving within Florida. If you had a homestead on another property in the last three years, you may be able to bring your Save Our Homes savings with you. That's called portability, and you file form DR-501T to claim it. If that's you, it can make a real difference in your first tax bills.

Look at where the home sits

Location matters as much as layout. Think about how far you'll be from your doctor, the pharmacy, and the grocery store. Ask yourself how you feel about the drive to the airport, or to family. A beautiful house is less fun if every errand takes 30 minutes.

Also look at the lot. Check for low spots where water collects, and ask the seller about flooding history. Look at your flood zone. A flat lot is easier to walk, but it can also hold water after a big storm.

If you're drawn to a certain area, you can read more about homes in and around Orange County or what Lake County has to offer. Both have a lot of one-story options at different prices.

If you have a house to sell first

Many people buying a one-story home are also selling a two-story one. That adds a timing question: do you sell first, buy first, or try to line them up?

A good starting point is knowing what your current home would sell for. That tells you what you can spend on the next one. You can get a free report on what your home is worth to see where you stand. It takes the guessing out of the plan.

A short checklist before you offer

• Walk the home like you'll live there in ten years.
• Get the HOA rules, fees, and any age policies in writing.
• Ask for the roof age and any wind mitigation report.
• Get a real insurance quote for that address.
• Estimate your property taxes as a new owner, not using the seller's bill.
• Check the flood zone and how water drains on the lot.

None of this is hard. It just takes a little time up front. And it's a lot easier to ask these questions before you buy than after.

Sources

• leg.state.fl.us: 55+ housing: at least 80 percent of occupied units must have at least one person 55 or older
• law.justia.com: 55+ communities must publish age policies and procedures and verify residents' ages (federal HOPA, mirrored in Fla. Stat. 760.29)
• leg.state.fl.us: A 55+ community can still have some younger residents (the other 20 percent)
• flsenate.gov: Florida law requires insurers to offer discounts for homes with verified wind-resistant features (s. 627.0629)
• mysafeflhome.com: My Safe Florida Home offers free wind inspections and matching grants of up to $10,000 for eligible homeowners
• mysafeflhome.com: My Safe Florida Home requires the home to be a single-family unit on its own parcel, so some villas/attached homes may not qualify
• ocpaweb.ocpafl.org: Homestead exemption can take up to $50,000 off assessed value (per Orange County Property Appraiser)
• ocpaweb.ocpafl.org: To get homestead you must own and live in the home as of January 1
• orangefl.org: Homestead filing deadline is March 1
• floridarevenue.com: Save Our Homes cap limits how much assessed value can rise each year
• ocpaweb.ocpafl.org: Save Our Homes cap does not carry over from the seller; it ends on change of ownership and the new owner must apply for their own homestead (per Orange County Property Appraiser)
• ocpaweb.ocpafl.org: Portability: homestead on another Florida property within the last three years may let you bring SOH savings; claimed on form DR-501T

Brandin Johnson is a licensed Florida real estate broker, not a lawyer or tax advisor. For legal or tax advice, talk to a Florida attorney or CPA.