Anne Arundel County Maryland New Construction 55 + housing

You've no doubt noticed all the "55 and better" signs for new construction in Anne Arundel County Maryland.   From Gambrills, toPiney Orchard to Odenton and Severn, they are everywhere.  I was recently speaking with a home buyer who wondered just how our area can support the sheer volume of the new homes being built just for this one segment of the population.  And why, oh why aren't there more new and affordable housing to serve buyers of all ages?   Simply put, we are feeling the pinch of what is affectionately known as the APFO, or Adequate Public Facilities Ordinance which went into effect in our area in 2004.  In our case, the APFO relates solely to schools.  We just do not have capacity for any growth and aren't expected to for quite some time.  Although there has been plenty of new construction in Anne Arundel County since the "moratorium" went in to effect, those builders already had their subdivision plans approved and were scheduled to move forward before APFO restrictions became law.

Those developers caught behind the restrictions used and are using 55+ housing as a creative way to keep the construction wheels moving.  Based on the strict age guidelines for these communities, they cannot and will not put a burden on our school systems with additional students.  Quite frankly, we now have a surplus of this type of housing and that's put a bit of a damper on price increases for them.   In late 2005 people were literally standing in line or participating in lotteries to purchase one of these pricey new condos or patio homes.   Now, because of our sluggish overall market, this specialty market has been hit even harder.  It's possible to buy a brand new unit for less than a re-sale home.  But there is hope on the horizon.  These communities can be converted to non-age restricted once we have school availability and if 100% of the residents agree to the conversion.   While there is always the possibility of a hold out or two...savvy home owners in these communities will likely be swayed by the dollar signs and increased value of their homes when opened up to a larger non-age restricted pool of home buyers.  This is particularly true of the units located in Piney Orchard which is a favored community with Fort Meade employees.

APFO is holding back the subdivision of property at this point.  But if you own, or plan to buy a single, already subdivided lot in the county you are not subject to the restrictions.   However, our contact at the county planning and zoning office cautions that this process can be lengthy if you don't follow the proper application process.  He recommends hiring a professional that is very familiar with the area.   When you do, you can get a building & grading permit in about 60 days.

The Board of Education is a big driving force on what will happen and when these restrictions will be lifted.  According to our sources, they will review this every two years with the next review being due in Spring 2008.

If you are looking to purchase a home in Anne Arundel County or near Fort Meade, be sure to note those 55+ age restricted communities are a sign of our being WAY behind the times in serving the needs of our school aged children.

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