WHEN SMALLER IS SMARTER
She's 59. He's 61. And their kids have finnaly moved out for good!
Retirement's just around the
corner. Their 2,700 square foot two-story served its purpose well,
but it's been too big for the two of them for years. They want to
build a new home. Something they can live in for a long time, maybe
forever. What's it look like?
We discovered the answer, along with a builder who's
become a specialist in meeting the needs of age-in-place buyers,
in the picturesque Pennsylvania town of Mechanicsburg, Pennsylvania.
Max Marbain built 77 town homes and 120 one-story, single-family
homes from 1,200 to 1,800 square feet, specifically for downscaling
empty nesters, retirees and an ever-growing sector of home buyers
-older single women. The setting for these homes is Marbain's 65-acre
development of Evergreen. Featuring relatively small lots that offer
simple maintenance for homeowners, Marbain designed Evergreen as
a cluster development and incorporated aesthetic open spaces and
walking paths to allow his buyers community interaction and recreation.
We recently spoke with Max to glean a few of his insights into the
wants and needs of home buyers who are looking to build one last time.
DBI: What is the age range of your
Max: Typically, in the single
detached homes, they range in age from 50 into their 70's, maybe
even the 80's. In the town homes, they tend to be older and more
single women. Pennsylvania has the second largest population of people
over 65, so we have a unique situation. Most of our buyers are from
the area, or have come here to be closer to their children. However,
with aging baby boomers, this will be a very viable market across
DBI: What do age-in-place
buyers want in a new home?
space and plenty of natural light, even in smaller homes. And of
course, convenience! I always look for open floor plans with lots
of light. Many of our windows are oversized and I put either cathedral
or vaulted ceilings in the living spaces to give an illusion of a
larger space. Also, I require the garage entrance to lead immediately
into the kitchen so residents don't have to carry parcels very far.
And the kitchen must open into a living space. Since we have very
few people looking for separate living and dining rooms, that becomes
the primary spot for entertaining. They also want a relatively large
dining area for the family gatherings at Thanksgiving and Christmas.
DBI: Are large,
opulent master suites important to this market?
Unlike younger demographics that are used to luxurious master baths,
most of our buyers are moving from older homes where that wasn't
the standard. Our bathrooms are not exceptionally large, although
we generally have two sinks, a tub and a shower plus the commode.
DBI: Do your homes meet universal
standards for accessibility?
Max: We don't make
our homes completely accessible unless the resident requests us to
do so. But because all of our homes are one-stories with wide doorways
and hallways, they can be adapted later if the need arises. We also
put a low-thresh- old shower stall in the master bath so the older
buyers don't have to get in and out of tubs.
Storage is no doubt important for these buyer who have accumulated
a lot of things over the years. Are there special ways you meet
Max: All of our single family detached homes
have two-car garages which often accommodate storage needs. Plus, our
garages feature pull-down stairs which allow them to store Christmas
decorations and other things they only use once a year. For those who
have greater storage requirements, we have some lots that will accommodate
basements. But actually, most of our residents are ready to simplify
their lives. They want to get rid of things; they don't want to carry
a large accumulation of things with them.
DBI: What about "swing rooms, " bedrooms
becoming hobby rooms or workshops or offices? Is that something
you see a big demand for?
Max: Yes, typically
most of our homes have three bedrooms and buyers often convert one
of the bedrooms into a study or a sewing room or some- thing of that
nature. But I haven't had anyone request a 4-bedroom home.
DBI: What about sun rooms?
are very popular. We often have people request a screened porch
and I always tell them that it doesn't cost that much more to build
a sun room. Once they realize that, they usually opt for a sun
room because it makes such an attractive leisure space.
DBI: Are security features
an important issue for this market?
Max: We have offered
alarm systems, but I can't think
of one person who has put one in.
Evergreen has a small town type of
atmosphere that feels very safe.
The community is compact and everyone
knows everyone else, so if anything
strange went on, the neighbors would
know. So people aren't concerned
about that. Even our snow birds haven't
put in security systems.
DBI: The issue of maintenance
is important to these buyers. Are your homes 100% maintenance
99 and 44/100% -like Ivory soap. About the only things they might
have to paint on
the exterior are the front and rear doors; the rest is either vinyl or
aluminum. That definitely is one of the things people look for. I do
have a landscaper who will sign an individual contract if someone is
going to be away for a long period, but most of the people enjoy doing
a small amount of yard work them- selves.
DBI: Are there any keys to your
success we haven't touched on?
Max: The name of our development (Evergreen)
symbolizes the kind of community we're building, with an image
of permanence, long life, sunny days and green surroundings. We've
listened to what our buyers want -and this is basically it: People
this age want a sense of space, light and one-story ease now and
for the future. And even if they are single, they want a double
garage for storage. Finally, we haven't gone overboard on price:
our single detached homes run from $160,000 to $200,000, which
often allows for a significant financial cushion after the sale
of their previous homes. It's definitely an example of smaller