Which 55+ communities are in Temecula, Murrieta and Menifee?
If you are searching for 55 plus communities in Temecula, the honest answer is that the city itself has a short list, and the bigger age-qualified neighborhoods sit just north of it. Our Temecula living guide covers the city as a whole, and our Murrieta guide and Menifee guide cover the two cities where most of the valley's 55+ homes are. This post puts the communities side by side, explains how the age rules work, and shows you where to check every number for yourself.
The table lists age-qualified communities we confirmed inside the three cities, with the facts reported by the builder or by 55places, a national 55+ community directory, as of October 2026. Home counts and build years are approximate. Age rules are set in each community's recorded documents, so confirm the rule for the specific address before you write an offer.
| Community | City | Age rule | Homes and type | Amenities listed |
|---|---|---|---|---|
| Esplanade at Sommers Bend (Taylor Morrison) | Temecula | 55+ | About 151 single-family homes, built 2021 on, about 1,787 to 2,574 sq ft, resale now | Clubhouse, outdoor pool and spa, pickleball, bocce, walking trails, fire pit |
| Heritage (Sun Communities) | Temecula | 55+ manufactured home community | Manufactured homes on leased land, South General Kearny Road | Clubhouse, heated pool and spa, fitness center, putting green, bocce, RV storage |
| FountainGlen Temecula | Temecula | 55+ rental apartments | 1 and 2 bedroom apartments for rent on Nicolas Road | Rental community, ask the leasing office for the current amenity list |
| The Colony | Murrieta | 55+ | About 1,501 single-family homes, built 1989 to 2005, gated | Clubhouse, pool, spa, fitness center, tennis, golf course access |
| Four Seasons at Murrieta (K. Hovnanian) | Murrieta | 55+ | About 524 single-family homes, built 2000 to 2004, about 1,772 to 2,773 sq ft | Clubhouse, fitness center, pool, ballroom, tennis, pickleball, bocce, putting green, racquetball |
| Murrieta Hot Springs area | Murrieta | 55+ | About 1,040 single-family homes, built from 1971, gated | Clubhouse, fitness center, pool, shuffleboard, walking trails, pet park |
| Sun City (originally Del Webb) | Menifee | 55+ | About 4,762 single-family and attached homes, built 1962 to 1981, not gated | Pools and spa, fitness center, pickleball, lawn bowling, shuffleboard, billiards |
| The Oasis | Menifee | 55+ | About 1,158 single-family homes, built 1999 to 2005, about 1,295 to 2,455 sq ft, gated | Clubhouse, ballroom, fitness center, pool, tennis, bocce, library, amphitheater |
| The Club | Menifee | 55+ | About 259 homes, built 1994 to 2000 | Ask the HOA for the current amenity list |
| Arbor and Trellis at Cimarron Ridge (Del Webb) | Menifee | 55+ | New construction, gated. Arbor plans about 1,579 to 1,865 sq ft | Clubhouse, lap pool and spa, fitness center, pickleball, dog park, walking paths, fire pit lounge |
Notice what is not on the table: HOA dues. None of these associations publish a dated dues schedule on an official public page that I could check, and the numbers on listing sites vary home to home. I cover how to get the real figure further down.
A few larger age-qualified communities sit outside these three cities but come up in the same search, including Four Seasons at Beaumont, Solera at Oak Valley Greens in Beaumont, Four Seasons at Hemet, Solera Diamond Valley in Hemet, and Terramor and Trilogy at Glen Ivy in Corona. They are in different cities with different tax rates, so treat them as a separate search.
How does the 80 percent rule work in a 55+ community?
This is the question people ask most, and it is the one most listing pages skip. A community can legally limit who lives there by age only because of an exemption in the federal Fair Housing Act called the Housing for Older Persons Act, or HOPA. Without that exemption, refusing to sell or rent to a family with children would be familial status discrimination.
Under HUD's rules at 24 CFR Part 100, Subpart E, a "55 or older" community has to do three things:
- Meet the 80 percent test. At least 80 percent of its occupied units must be occupied by at least one person 55 or older (24 CFR 100.305).
- Publish and follow policies that show it intends to operate as housing for people 55 and older, such as its governing documents, its advertising and statements posted in common areas (24 CFR 100.306).
- Verify ages. It must be able to back up the 80 percent figure with reliable surveys and affidavits, and update that occupancy information at least once every two years (24 CFR 100.307).
So what does the 80 percent mean for you as a buyer? It is a floor for the community as a whole, not a promise about any one home. It counts homes, not people, and it only needs one person 55 or older in a home for that home to count. There is also a separate federal category for housing where every resident is 62 or older, which is less common in this valley.
Here's the part that trips people up. The federal rule sets the minimum. The community's own recorded rules, called CC&Rs, decide who can actually buy or move in, and California law limits how strict those rules can be. That is the next section.
Which California senior housing law applies in Temecula, Murrieta and Menifee?
Most articles about California senior housing cite Civil Code section 51.3. Fun fact: that section does not apply here. Its last subdivision says it does not apply to the County of Riverside. Riverside County has its own set of senior housing laws, Civil Code sections 51.10, 51.11 and 51.12, which say they apply only to the County of Riverside. Temecula, Murrieta and Menifee are all in Riverside County.
The two sets of rules are close, but not identical. Here is how they compare, based on the code text as checked in October 2026:
| Rule | Riverside County (Civil Code 51.11) | Rest of California (Civil Code 51.3) |
|---|---|---|
| Who is a senior citizen | 62 or older, or 55 or older in a senior citizen housing development | 62 or older, or 55 or older in a senior citizen housing development |
| Minimum size of a senior citizen housing development | More than 20 units | At least 35 dwelling units |
| Strictest rule the CC&Rs may set | One resident in each home may be required to be a senior citizen; other residents must be qualified permanent residents, permitted health care residents, or under 55 as the code allows | Same structure |
| Guests under 55 | Temporary stays allowed for periods set in the CC&Rs, not more than 60 days in any year | CC&Rs must allow temporary stays of not less than 60 days in any year |
| Qualified permanent resident | Lived with the senior before a death, hospitalization, prolonged absence or divorce, and is 45 or older or a spouse, cohabitant or person providing primary support | Same definition |
| Live-in caregiver | A permitted health care resident may stay during a hospital stay if the senior expects to return within 90 days and requests it in writing | Same 90 day structure |
Two things on that table matter in real life. First, the guest rule runs the other way in Riverside County: it is a cap of 60 days a year, not a minimum, so if grandkids or adult children plan long visits, read the guest section of the CC&Rs before you buy. Second, the state rules let a community be less strict than one senior per home, so every community is a little different. That is why I keep saying it: get the CC&Rs and the rules for the exact community, and if something matters to you legally, ask a real estate attorney. This post is education, not legal advice.
What does it cost to live in a 55+ community here?
There are three costs to look at: the price of the home, the HOA dues, and any special taxes on the property tax bill.
Home prices
For context, Redfin's median sale price for all homes, not only 55+ homes, for the 3 months ending August 2026 was about $735,000 in Temecula, about $655,000 in Murrieta and about $575,000 in Menifee. Inside the 55+ communities, prices swing a lot by age and size of the home. A 1970s home in Sun City and a new Del Webb home are completely different products. On the new construction side, Del Webb listed Arbor at Cimarron Ridge in Menifee from about $500,000 for plans of about 1,579 to 1,865 square feet when we checked its site on October 18, 2026. Builder prices change often, so treat that as a snapshot.
HOA dues
This is where I'll be brutally honest. You will see dues quoted on listing sites, and they are all over the place, even inside the same community, because many of these places have a master association plus a sub-association, and some homes pay both. I will not quote you a range I cannot tie to an official, dated source. Here is how to get the real number for a specific home:
- Ask for the HOA disclosure package. In a California resale, the seller provides the association's documents, including the current dues, the budget and the reserve study summary.
- Read what the dues cover. Clubhouse, pools, landscaping, gate staff and sometimes cable or water can all be in there, or not.
- Look for special assessments and any planned dues increase in the budget and the notes from recent board meetings.
Special taxes
Newer communities can also carry Mello-Roos. The City of Menifee lists a CFD 2023-2 Cimarron Ridge, for example, as covered in our Menifee new homes by price tier guide. Older communities like Sun City were built long before Mello-Roos existed. Pull the parcel's tax bill from the Riverside County Treasurer-Tax Collector; our Riverside County property tax guide walks through every line.
So is it cheaper to live in a 55 plus community? Sometimes. The home can cost less than a comparable home outside the gates, especially in older communities, but the dues are a monthly cost that never goes away. Compare the full monthly number, not just the price.
Can you keep your property tax base when you move to a 55+ home?
Often, yes. Since April 1, 2021, California's Proposition 19 lets a homeowner who is at least 55, or severely and permanently disabled, move the taxable value of their primary residence to a replacement primary residence. According to the California State Board of Equalization, as checked in October 2026:
- Anywhere in California. The replacement home can be in any county, so a move from Orange County or San Diego County to Temecula, Murrieta or Menifee can qualify.
- Up to three times. Eligible owners get three transfers.
- Two year window. The replacement home has to be bought or newly built within two years of selling the original home.
- Any price, with an adjustment. If the replacement costs more, the difference is added to the transferred value. "Equal or lesser value" means 100% of the original home's market value if you buy before you sell, 105% if you buy in the first year after the sale, and 110% in the second year.
- File the claim. The form is BOE-19-B, filed with the assessor in the county where the replacement home is. For a home in these three cities, that is the Riverside County Assessor-County Clerk-Recorder.
Here is a simple example, for education only. Say you sell a home with a market value of $900,000 and a much lower taxable value, then buy a $650,000 home in Menifee within a year. Because $650,000 is less than 105% of $900,000, the lower taxable value can move with you, before bonds and special taxes. Your numbers will be different, so talk with the assessor's office or a tax professional before you count on it.
How do you compare two 55+ communities before you buy?
Brochures all look the same. The differences are in the documents and on the street. Here is the checklist I would use for any two communities on your list:
- Confirm the age rule for the address. Read the CC&Rs for the age restriction, the guest rule and who counts as a qualified permanent resident.
- Get the full monthly cost. Master and sub-association dues, special assessments, and any Mello-Roos line on the tax bill.
- Walk the amenities you will use. Clubhouse hours, pool access, pickleball or golf rules and any extra fees.
- Check the home type. Single-family, attached, or a manufactured home on leased land are three very different ownership setups. With a land lease, you own the home but rent the site, so read the lease and the rent terms.
- Check rental and RV rules if you plan to rent the home out or park an RV or trailer.
- Drive it at different times of day and map the miles to the grocery store, your doctor and the freeway.
If you are also weighing the cities themselves, our Temecula vs Murrieta comparison lays out prices, miles and taxes side by side.