Shortage of Single-Level Homes Hits Aging Buyers

A recent analysis of 2019 U.S. Census data indicates that the national supply of aging-ready homes may be insufficient for the growing population of older households. The study defines these dwellings as those featuring a bedroom and full bathroom on the first floor, along with a step-free entryway.

Demographic shifts are driving this demand. In 2019, one in six Americans was age 65 or older. By 2060, that ratio is projected to reach one in four. This aging population is increasingly seeking single-level living to accommodate changing mobility needs.

Mortgage lender Heather Simon, who has helped thousands of families for 35 years, notes a distinct shift in client requirements over the last six to seven years. She observes that couples who have lived in their homes for three decades often find multi-level layouts no longer suitable.

Simon stated, “Couples that have maybe lived in their house for 30-plus years, and their house no longer is conducive for them to be able to live in it, like multiple levels. It seems to be a problem.” Clients with 4,000 to 5,000 square feet of space are increasingly looking for smaller, single-level homes with wider hallways, zero-step showers, and first-floor master suites.

Inventory for these specific housing types remains low. Simon noted that in Virginia, there is a lack of one-story homes of the appropriate size for downsizing couples. She added, “But all over the country, we’re having problems with moving our parents into the right place that’s going to fit their health needs, their lifestyle.”

Beth Powell, owner of Home with Heart, agrees that while general inventory exists, it rarely suits the aging population. She rejected patio homes as a standard solution, citing accessibility issues and high costs. Powell argued that homeowners who have paid off their existing mortgages should not take on new debt for expensive units that may not meet their needs.

Both experts emphasize that downsizing is a complex transition requiring months of planning. Simon described the move from a 5,000-square-foot home to a 2,000-square-foot residence as a major emotional and logistical challenge. They advise starting these conversations before a health crisis forces a rapid decision. Until new inventory is built, retrofitting existing homes for multi-generational use is expected to remain a primary strategy for older households.