What K. Hovnanian's Four Seasons Is

K. Hovnanian's Four Seasons is a builder of age-restricted communities designed for people 55 and older. The company constructs single-family homes, townhomes, and condominiums in planned communities that include amenities like clubhouses, fitness centers, pools, and social programs. Unlike some retirement communities that provide on-site care or meals, Four Seasons communities are primarily residential neighborhoods — you own or rent your home, manage your own household, and choose whether to use the community amenities.

K. Hovnanian Homes is a publicly traded homebuilder that has operated Four Seasons communities since the 1980s. The communities are located in multiple states, most heavily in the Northeast, Mid-Atlantic, and Florida. Each community operates independently, so rules, pricing, amenities, and available floor plans vary by location.

Key Takeaways

  • Four Seasons communities are neighborhoods of homes for people 55 and older, not assisted living or nursing facilities — you own your home and live independently.
  • Homes are purchased or rented like any residential property, and you pay a homeowners association fee that covers community amenities and maintenance of common areas.
  • Each community has its own set of amenities, social clubs, and activities, so what is available depends on which Four Seasons location you are considering.
  • Age restrictions mean at least one resident in the home must be 55 or older, though rules about younger residents vary by community and state law.
  • You should visit the specific community you are interested in, review the homeowners association documents, and understand all fees before purchasing or renting.

Buying or Renting a Home in a Four Seasons Community

Most Four Seasons homes are purchased through the builder or resold on the open market like any other home. You work with a real estate agent, get a mortgage or pay cash, and close through a title company. Some communities also offer rental options, though availability and terms vary by location.

When you purchase, you become a member of the homeowners association and are required to pay a monthly or annual HOA fee. This fee covers the cost of maintaining common areas, operating the clubhouse and fitness facilities, funding community activities, and sometimes property taxes or insurance on shared land. HOA fees vary widely — from a few hundred dollars to over a thousand dollars per month depending on the community and what amenities are included. You should request the HOA budget and fee schedule before you buy.

If you are financing the purchase, your lender will require a title search and homeowners insurance. The title company will also review the HOA documents to may support there are no liens or special assessments that could affect your ownership. This is a standard part of any home purchase and protects both you and the lender.

Age Restrictions and Who Can Live There

Four Seasons communities are age-restricted, meaning at least one resident in the home must be 55 or older. This is a federal fair housing rule that allows communities to market themselves as 55+ neighborhoods. However, the rules about younger residents — spouses, adult children, or grandchildren — vary by community and by state law.

Some communities allow one younger resident per home, while others have stricter rules. A few states have different age thresholds or different rules about temporary versus permanent younger residents. Before you purchase or rent, ask the community manager or your real estate agent exactly what the age policy is in writing, because violations can result in fines or forced sale of the home.

Amenities and Community Activities

Four Seasons communities typically include a clubhouse, fitness center, pool, and organized social activities. Common amenities also include tennis courts, golf courses (in some locations), walking trails, and hobby rooms. Many communities have clubs organized by residents — book clubs, card games, gardening groups, and travel groups are typical examples.

The specific amenities and the quality of programming depend on the individual community. A newer community or one in a high-cost area may have more extensive facilities. An older community or one in a lower-cost area may have fewer amenities. You should visit the community in person, tour the clubhouse, and ask what activities are currently running before you commit to moving there.

Participation in activities and use of amenities is optional — you are not required to join clubs or attend events. However, you do pay the HOA fee whether you use the amenities or not.

Homeowners Association Fees and Special Assessments

The HOA fee is a recurring monthly or annual charge that every homeowner must pay. It is separate from your mortgage, property taxes, and homeowners insurance. The fee covers maintenance of common areas, utilities for the clubhouse, staff salaries, insurance on community property, and reserves for future repairs.

In addition to the regular HOA fee, a community may levy a special assessment if unexpected major repairs are needed — for example, replacing the roof on the clubhouse or repaving the main roads. Special assessments can be substantial and are typically paid over several months or years. Before you purchase, ask the community manager whether any special assessments are planned or pending.

HOA fees typically increase each year to account for inflation and rising maintenance costs. The rate of increase varies by community. You should ask for a history of fee increases over the past five years to get a sense of what to expect.

Rules and Restrictions in Four Seasons Communities

Like all homeowners associations, Four Seasons communities have rules about what you can and cannot do with your property. These rules are documented in the Covenants, Conditions, and Restrictions (CC&Rs) and the community's rules and regulations. Common restrictions include rules about exterior paint color, landscaping, pet size and number, parking, and rental of your home.

Some communities restrict short-term rentals or prohibit them entirely. Others limit how many times per year you can rent your home or require approval from the HOA before renting. If you think you might want to rent out your home in the future, you need to understand these rules before you buy.

The HOA board enforces these rules and can fine residents who violate them. If you disagree with a fine or a rule, you typically have the right to appeal to the HOA board or attend a hearing. The specific process depends on the community and state law.

Resale and Transferring Ownership

When you sell your Four Seasons home, the buyer must meet the age requirement — at least one resident must be 55 or older. This restriction is permanent and applies to all future owners. The restriction actually protects the character of the community, but it also means your pool of potential buyers is smaller than it would be for an unrestricted home.

Before a sale closes, the buyer typically receives a resale certificate from the HOA. This document shows the current HOA fees, any pending special assessments, and a summary of the community rules. The buyer's lender will require this certificate, and it is your responsibility as the seller to provide it to the buyer's title company.

Home values in Four Seasons communities generally follow the same patterns as other residential real estate in the area — they appreciate or depreciate based on local market conditions, the age and condition of the home, and broader economic factors. Age restrictions do not automatically reduce value, but they do affect the resale market.

How to Research a Specific Four Seasons Community

K. Hovnanian Homes maintains a website listing Four Seasons communities by state. You can find floor plans, pricing, and contact information for each location. However, the website is a marketing tool and does not include detailed financial or operational information.

To research a community thoroughly, visit in person, tour model homes, and speak with current residents if possible. Ask the community manager for the HOA budget, the current fee schedule, a history of fee increases, and copies of the CC&Rs and rules. Request information about any pending special assessments or major planned repairs.

You can also contact your state's attorney general office or the local county assessor to check whether there are any complaints or liens against the HOA. Some states require HOAs to file annual financial statements, which may be public record.

Frequently Asked Questions

Do I have to participate in community activities?

No. Activities and amenities are optional. You pay the HOA fee regardless of whether you use them, but you are never required to join clubs, attend events, or use the facilities. Many residents enjoy the social opportunities, but others prefer privacy and rarely visit the clubhouse.

Can I rent out my Four Seasons home?

It depends on the specific community. Some communities allow long-term rentals with HOA approval, some allow short-term rentals, and some prohibit rentals entirely. You must review the CC&Rs and rules for your community before you purchase if rental is important to you.

What happens if I cannot pay the HOA fee?

The HOA can place a lien on your home and eventually foreclose if fees remain unpaid. This is rare but does happen. If you face financial hardship, contact the HOA board when ready to discuss options — some communities offer payment plans or hardship waivers in specific circumstances.

Are utilities included in the HOA fee?

No. You pay your own utilities for your home — water, electric, gas, and internet. The HOA fee covers utilities only for common areas like the clubhouse and fitness center. Your property tax bill and homeowners insurance are also separate from the HOA fee.

Can my adult child live with me in a Four Seasons home?

It depends on the community's age policy. Some allow one younger resident, others do not. You must ask the community manager for the specific rule in writing before you purchase, because violations can result in fines or forced sale of the home.