Short answer
Mostly the same way as any home or condo. Many 55+ communities in New Hampshire are condominiums, so the lender reviews the association as well as you, and FHA or VA loans need the project to be approved or to get a single-unit approval. The monthly association fee counts in your payment when you qualify. Federal fair housing law allows these communities to limit residents by age when they meet specific rules.
How can a community limit residents by age?
The federal Fair Housing Act generally bans housing discrimination based on familial status, but it has an exemption for housing for older persons. A community can qualify as "55 or older" housing if at least 80 percent of its occupied units have at least one resident 55 or older, it publishes and follows policies that show that intent, and it verifies residents' ages. Communities that qualify for the exemption can set rules about who may live there, so read the age and residency rules in the documents before you make an offer.
What does the lender review?
For a condo, the lender looks at the association's budget, reserves, insurance, owner occupancy and any lawsuits, often through a questionnaire the association fills out. For FHA, check the FHA-approved condo list; VA keeps its own list. In New Hampshire you can also ask the association for its budget, reserves, fees and rules before you sign; see condo documents a buyer can ask for.
How do association fees affect what I can afford?
The monthly fee is part of your housing payment when a lender qualifies you, along with principal, interest, property taxes and insurance. In many 55+ communities the fee covers snow removal, landscaping and exterior upkeep, so compare the full monthly cost, not just the price. Use the NH payment calculator, then add the association fee to the monthly total.
How is retirement income counted?
Lenders can count Social Security, pensions, annuities and regular retirement account withdrawals, each with its own documents. Some buyers pay cash from the sale of their last home, while others keep savings invested and take a smaller mortgage. See a mortgage in retirement.
What if I still own my current home?
Many buyers moving to a 55+ community are selling a larger home at the same time. You may be able to buy first and sell after; see buying before you sell. Homeowners 62 or older can also ask about a HECM for Purchase, a type of reverse mortgage used to buy a home; see how a reverse mortgage works in NH.
Sources
- 24 CFR Part 100, Subpart E, Housing for older persons (eCFR)
- U.S. Department of Justice, The Fair Housing Act
Checked November 2, 2026. Rules and dates change, so confirm current details before you rely on them.
General information only, not tax or legal advice. Program availability, eligibility and terms vary by lender and are subject to change and to underwriting approval. Not a commitment to lend.