Historically, retirement planning in Los Angeles focused on two paths: staying in the family home as long as possible or moving into a senior community once care became unavoidable.
Today, a third option is changing the conversation. Continuing Care Retirement Communities (CCRCs) are picking up steam, and one is taking shape practically in our own backyard in Woodland Hills.
So today, let’s take a look at CCRCs: what they are, why they’re having a moment, and what they mean for the Los Angeles senior housing landscape.
What Is a CCRC?
A CCRC combines housing and multiple levels of long-term care on a single campus. According to the California Department of Aging[i], residents going into one of these properties typically pay a one-time entry fee plus a monthly fee in exchange for lifetime housing and access to long-term care services. Most communities have designated assisted living units and a skilled nursing facility on or near the property.
The idea is simple: move in while you’re still active and independent and know that you won’t have to move again if your needs change. You also may have seen the term “Life Plan Community,” which is essentially the same thing. Accommodations can range from apartments to single-story bungalows and townhomes.
Why Are CCRCs Becoming More Popular?
Several forces are at play, but demographics are the number one reason CCRCs are on the rise. The National Investment Center for Seniors Housing & Care (NIC)[ii] points out that the first Baby Boomers turn 80 in 2026, so it expects demand to stay strong. Boomers also tend to prefer planning, and a CCRC offers a built-in, plug-and-play type strategy.
Available supply is also a factor. The NIC report shows that new CCRC construction is still behind 2020 levels, and most of the growth we’re seeing is coming from expansions of existing properties vs. new builds. In high-demand markets, desirable independent living units almost always generate waitlists.
Next, there’s home equity. Many new CCRC residents will use proceeds from selling their current home to cover entrance fees, and with a healthier housing market, decision timelines can be shortened considerably. In regions where many longtime owners have built up considerable equity, that’s a point worth considering.
Understanding CCRC Costs and Contracts
CCRC agreements are not anything like your average lease. They are long-term contracts with many complexities, so the legal language matters a lot.
Terms can vary significantly from one community to the next3, including whether entrance fees are refundable. A “life care” contract, which is the most comprehensive type of agreement, promises all levels of care for life and no change in the monthly fee based on level of care.
The State of California closely regulates CCRC communities. Before a provider can even accept a deposit, the California Department of Social Services (CDSS) evaluates its financial feasibility. Once the property is operational, providers must submit audited financial statements and reserve reports every year. That said, CDSS is clear that its authorization is not an endorsement, and recommends that prospective residents seek financial and legal advice before signing.
The NIC report shows an annual growth rate of roughly 4 to 4.5% across most care segments, above the pre-pandemic norm of about 3%.
A Local Example: Wisteria at Warner Center
Closer to home, Woodland Hills will soon get a firsthand look at the CCRC model. Wisteria at Warner Center is being developed as a Life Plan Community on a 17-acre campus, with one-, two-, and three-bedroom residences and priority access to an adjacent health center for assisted living, memory care, and skilled nursing.
Wisteria’s pricing page describes a one-time entrance fee starting at $500,000 and exceeding $1,000,000 for the largest homes, with at least 75% repaid to the resident or their estate, plus a predictable monthly fee. That fee covers things like restaurant meals, housekeeping, landscaping, transportation, and amenities such as a pool, tennis, pickleball, and supervised activities. Residents no longer pay property taxes, HOA charges, or real estate insurance.
Those figures come directly from the community itself and may change, so anyone seriously considering this type of move should review the actual contract.
What CCRCs Mean for Los Angeles Housing
From a property management perspective, CCRCs are worth watching for a few reasons.
- Seniors are rethinking the idea of a “family home.” Rather than maintaining a large property with rising maintenance, insurance, and property taxes, more retirees are gravitating toward a maintenance-free alternative. This shift will no doubt bring more homes and condos to market and shift demand across neighborhoods.
- Redefining “amenities.” A self-contained community with dining, fitness, health services, and landscaped grounds can strongly influence the surrounding area, from nearby retail and services to traffic patterns. Warner Center falls under the city’s Warner Center 2035 Specific Plan[iii], and projects like Wisteria show how senior housing fits into West Valley’s broader planning.
- Owners still have a property to think about. Longtime homeowners who move into a CCRC must decide what to do with their existing property. Some will sell, while others may keep it as a rental, which brings with it all the responsibilities of being a landlord. That’s where experienced, professional property management can make the transition much smoother.
Is a CCRC the Right Fit for You?
For many seniors and their families faced with these decisions, here are a few questions to research and consider:
- What type of contract is offered?
- What’s refundable, and under what conditions?
- How financially stable is the provider?
- What happens to monthly fees if care needs increase?
Take time to compare communities and consult a financial or legal professional, as this can help prevent costly surprises later.
Is a CCRC Right for You?
CCRCs are no longer a niche idea. Strong demographics, limited new supply, and a desire for long-term certainty are pushing these properties into the mainstream, and Los Angeles is already feeling the shift.
As more communities take shape, the ripple effects will impact homeowners, investors, and neighborhoods across the region.
At Belwood Properties, we keep a close eye on the trends influencing Los Angeles real estate. Whether you’re thinking about what to do with a property as your plans change or looking to maximize your real estate investment, it’s worth a quick call. Contact us today to find out how we can help.
