If you are retiring to South Eastern North Carolina in late 2025, you face a choice that is just as important as the house itself: The Neighborhood.

Our region is unique because we have massive "hybrid" communities. You aren't just choosing between a quiet 55+ enclave and a standard subdivision. You are choosing between dedicated Active Adult communities (like Del Webb at Riverlights or Compass Pointe) and large-scale Multi-Generational master plans (like Brunswick Forest or St. James Plantation) that blend both.

Here is the 2025 reality check on fees, vibes, and resale value to help you decide.

1. The "Vibe" Check: Quiet vs. Energy

Active Adult (55+):
The Vibe: "It’s 5:00 PM somewhere." These communities are curated for social connection among peers. The calendar is packed with organized clubs (pickleball, wine tasting, book clubs).
The Reality: It is quiet. You won't hear school buses at 7:00 AM or teenagers at the pool.
Local Example: Del Webb at Riverlights. Residents here have their own private amenity center, pool, and fire pits that are gated off from the rest of the neighborhood.

Multi-Generational:
The Vibe: "Village Life." You might play pickleball with a retiree in the morning and see a young family biking to the pool in the afternoon.
The Reality: These communities feel more like "real towns." The diversity of age keeps the community feeling grounded, not just like a permanent vacation resort.
Local Example: Brunswick Forest. While most residents are retirees, the presence of families in neighborhoods like Park Landing adds a lively, mixed energy.

2. The 2025 Cost Comparison: HOAs and Amenities

Feature	Active Adult (e.g., Compass Pointe / Del Webb)	Multi-Generational (e.g., Brunswick Forest / St. James)
Base HOA	Higher. Typically $250–$400/month.	Lower Base. Typically $150–$200/month.
What it Covers	Often includes lawn care, irrigation, and exclusive amenities.	Usually covers common areas. Lawn care varies by section.
Amenity Fees	Often bundled into the HOA.	Often separate (e.g., club fees in St. James).
The "Trap"	You pay for the lifestyle whether you use it or not.	You can control your budget more by choosing membership tiers.

2025 Watch-Out: In Compass Pointe, different neighborhoods have different sub-HOAs. A Golf Cart Villa may have significantly higher monthly fees than a custom home nearby because of included landscaping or insurance. Always ask for the specific fee sheet.

3. Resale Value: The "Gen X" Factor

For years, 55+ homes were the gold standard for appreciation. But in 2025, we are seeing a shift.

The 55+ Ceiling: These homes have a restricted buyer pool. You can only sell to someone 55+. This can slightly limit appreciation in a balanced market.

The Multi-Gen Surge: Gen X buyers (late 40s/50s) are moving here rapidly. They often want homes where adult children can visit or aging parents can live with them.

The Verdict: Multi-generational communities often offer stronger long-term liquidity because you can sell to anyone—a retiree, a family, or a young professional.

4. Amenities: Do You Want a "Lazy River" or a "Beach Club"?

Compass Pointe (Active Lifestyle): Known for its resort feel—lazy river, indoor pool, and a lively "Grand Lanai" scene. Ideal if you want retirement to feel like a permanent cruise ship.

St. James Plantation (Club Lifestyle): Massive scale with four clubhouses and a private Beach Club on Oak Island. Plenty of variety, but you need to drive to amenities.

The Bottom Line

Choose Active Adult If: You want a lock-and-leave lifestyle, no yard work, and instant social connections with peers.

Choose Multi-Gen If: You want lower monthly costs, more neighborhood diversity, and a home with broader resale appeal.

At Aspyre Realty Group, we know the bylaws and budgets of every major community. We can help you look past the shiny clubhouse to see the real monthly cost of living.