Rossmoor Real Estate

Licensed Real Estate Agent

// ROSSMOOR OWNERSHIP GUIDE


Taking the Guesswork
out of Buying in Rossmoor

 

Everything you need to know about living at Rossmoor Walnut Creek,
from home types and costs to what makes our community uniquely rewarding.

Welcome to Your Buying Journey

This comprehensive guide walks you through the information you should know before purchasing.

Whether you're just beginning your research or ready to make an offer, this guide provides clarity so you can make an informed decision with confidence.
 


Why Rossmoor is Unique


Your Investment


Membership Transfer Fee (MTF)


Rossmoor Mutuals Directory


Breaking Down Insurance


Approval Process

Why Rossmoor is Unique

Rossmoor Walnut Creek stands apart as a premier 55+ community. Here's what makes us special:
 

True Ownership

You own your home with a deed or share certificate, not a lease. Build equity and leave your home or share to heirs.

All-Inclusive Living

One monthly fee covers most amenities: clubhouses, pools, fitness center, security, counseling, transportation and more.

Vibrant Community

55+ active adults enjoy clubs, events, social activities, golf and other sports, and welcoming neighborhoods.

24/7 Security & Public Safety

Gated community with entrance control, motorized patrols and EMT assistance brings peace of mind.

Maintenance-Free Lifestyle

All exterior maintenance is included, from roofing to landscaping, so you can focus on living, not repairs.

Diverse Home Options

Choose from affordable co-ops to luxury single-family homes across multiple neighborhoods (Mutuals).

Understanding Your Investment

Transparency is important. Here's a breakdown of purchase prices, monthly fees and what's included.



Price Ranges by Home Type

Cooperatives
$250K-$650K

Share certificate ownership across 3,368 manors in 3 Mutuals, perfect for budget-conscious buyers seeking community living.
READ MORE
CONDOMINIUMS
$400K–$1.5M+
Individual deeded ownership with 3,245 manors across 19 Mutuals, offering the widest selection of floor plans and locations.
READ MORE

SINGLE-FAMILY HOMES
$1.9M

Deeded ownership in Mutual 61 with 63 detached homes, offering privacy and the most space.
READ MORE

Monthly Fees (Coupons) Explained


Your monthly fee is a mostly all-inclusive investment in worry-free living. Average total ranges from $1,000 to $2,000/month.
 

RWC Portion

$351.51/month

Same for everyone

 
  • All clubhouses access and maintenance
  • Golf Shop and maintenance of golf courses
  • Five pools
  • Fitness Center
  • Sports facilities and hobby studios
  • 24/7 security, gate staffing and EMT services
  • Bus transportation
  • Cable/Internet (Comcast included)
  • Rossmoor News (weekly newspaper)
  • Rossmoor TV
  • Counseling services
  • Recreation programs, including concerts, classes and movies
  • Community events
  • Common area landscaping
  • Parks and open spaces

Mutual Portion
$900-$2,000/month

Varies by Mutual

 
  • Exterior maintenance (painting, roofing, siding)
     
  • Decks and patios
     
  • Landscaping
     
  • Sidewalks and driveways
     
  • Street repairs within Mutual
     
  • Master insurance policy (building structure)
     
  • Common area utilities, including trash and recycling
     
  • Reserve fund contributions
     
  • Appliance replacement (certain conditions)
     
  • CO-OPS ONLY: Mutual portion is basic assessment only. Each manor's unique property taxes are added onto coupon and paid monthly.

Download 2026 Monthly Fee Schedule

See exact monthly fees for each Mutual: 2026 Coupons by Mutual (PDF)

The Waterford (Mutual 58) is not managed by RWC Property Management or a part of the Master Insurance Policy. Its monthly fees start at around $2,997 and include one daily meal and weekly housing cleaning. For more information, contact The Waterford at (925) 977-7700.

Rossmoor vs. Outside the Gate


Here's how the all-inclusive Rossmoor lifestyle compares to maintaining these services independently:
 

-

Outside the Gate (Your Cost)

At Rossmoor (Included in Fee)

Homeowners Dues

$300 to $400

$885 to $1,939 range of monthly fees for Mutuals

Exterior Home Maintenance

$200 to $500

All Included

Lawn and Garden Care

$100 to $300

Included

Comcast Ultimate Cable TV & Internet
Service Package

$218

Ultimate TV and 500 Mbps Internet included

Water Service

$90 to $150

Included

Trash Pickup

$30 to $60

Included

Dwelling Insurance
(not including Personal Property)

$110 to $150

Included in Master Insurance Policy

Fitness Club/Gym Membership

$40 to $60 (per person)

Unlimited access included

Swim Club Membership

$90 to $200 (per person)

Multiple pools included

Golf/Tennis Club Membership
(with reasonable greens fees)

$50 to $300 (per person)

Access included (greens fees additional)

Arts/crafts studios membership

$100 to $250

Access to studios included

Transportation

$100 to $200

Dial-a-Bus service included

Social and Recreation Programs

$300

180+ clubs, recreation-sponsored events,
movies, activities included

Media

$10 to $20

Weekly Newspaper and TV channel included

Counseling Services

$100

Brief individual or couples therapy included

Security Services

$300 to $1,000

24/7 gate and patrol, EMT services included

Total Monthly Expenses

$2,138 to $4,208

$885 to $1,939

*Comparison is approximate and based on average Bay Area costs, which depend on location and lifestyle choices. There are also some differences
in services covered and costs for the different Mutuals.

*** The Waterford is not included above. Monthly fees there start at $2,996.62 and in addition to above amenities and services also include one daily meal, weekly house cleaning, and more

Membership Transfer Fee (MTF)

One-Time Investment in Your Community

New buyers to Rossmoor pay a one-time Membership Transfer Fee (MTF) that goes directly into the capital fund to pay for infrastructure improvements and new capital projects that benefit the entire community.

This fee ensures that Rossmoor continues to maintain and enhance the exceptional facilities and amenities that make our community special. The MTF helps fund major projects like clubhouse renovations, golf course improvements, and infrastructure upgrades, all without impacting monthly fees.
 

What the MTF Funds

  • Clubhouse renovations and expansions
     
  • Golf course improvements
     
  • Fitness, recreation and vehicle equipment
     
  • Pool and facility upgrades
     
  • Road and infrastructure maintenance
     
  • Technology improvements
     
  • Emergency reserve funds
     
  • Long-term capital planning

Key Points to Remember

  • Paid once by the buyer at purchase
     
  • The same fee, and only one fee, charged per manor
     
  • 100% goes to capital improvements
     
  • Protects property values
     
  • Ensures community sustainability
     
  • Transparent use reporting
     
  • Board oversight and approval
     
  • Benefits all residents equally
Rossmoor Mutuals Directory
Find governing documents for 22 of the 23* Rossmoor Mutuals. (* The Waterford not included)
For real estate professionals and residents.
 
First Mutual
CO-OP RESIDENCES
Second Mutual
CO-OP RESIDENCES

Third Mutual

CONDOMINUIM
Fourth Mutual
CONDOMINIUM
Fifth Mutual
CONDOMINUIM
Mutual Eight
CO-OP RESIDENCES
Mutual 22
CONDOMINIUM
Mutual 28
CONDOMINIUM
Mutual 29
CONDOMINIUM
Mutual 30
CONDOMINIUM
Mutual 39
CONDOMINIUM
Mutual 40
CONDOMINIUM
Mutual 48
CONDOMINIUM
Mutual 50
CONDOMINIUM
Mutual 53
CONDOMINIUM
Mutual 55
CONDOMINIUM

Mutual 56

CONDOMINIUM
Mutual 59
CONDOMINIUM

Mutual 61

SINGLE FAMILY HOMES
Mutual 65
CONDOMINIUM
Mutual 68
CONDOMINIUM
Mutual 70
CONDOMINIUM
Mutual 58
CONDOMINIUM
Frame 56 22 1

Approval Process

Most Mutuals just review applications for membership to ensure new residents meet the requirements for membership as outlined in that Mutual’s governing documents and state law.
The three co-op Mutuals also have financial requirements. If obtaining loan financing, they want proof that the lender’s requirements have been met. If a cash purchase, the following are the general requirements needed to qualify:*

Mutual 1: Net monthly income must be 3 ½ times the monthly coupon, plus $50,000 in liquid assets. Or in lieu of the net monthly income requirement, have $500,000 in liquid assets above the $50,000 required.

Mutual 2: Annual income must be 3 times the annual total of the coupon, plus $50,000 in liquid assets.

Mutual 8: Net monthly income must be 3 ½ times the monthly coupon, plus $50,000 in liquid assets.
* See the governing documents for full qualification details

Frequently Asked Questions

Can I tour Rossmoor before making a decision?

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Can I come visit Rossmoor for the day?

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What is a Mutual?

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How do I get on the waiting list to move into Rossmoor?

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Are homes available for rent?

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How old must I be to live in Rossmoor?

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Does Rossmoor offer assisted living?

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Are pets (dogs or cats or any other animal) allowed in Rossmoor clubhouses and other buildings?

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The Real Rossmoor Experience


We looked at about 6 or 7 senior communities in San Francisco as well as the East Bay and Rossmoor was far and away the nicest. The first time we came through the gate, the gate went up, we drove inside and the stress from the outside world just evaporated.


Robert S.
Resident since 2024

I love living in Rossmoor as it feels like I am living in a park with all the generous trees, plants, and wildlife — a small town within a larger city.

My participation in the Pickleball Club and the LGBTQ+ Alliance provides me with a wonderful, welcoming community of people I have grown to love, along with a chance to play a sport I am crazy about.

What a great place to practice aging!


Cynthia D.
Resident since 2023
When I go on vacation, I look around, and wish I was back in Rossmoor.

Rossmoor has built-in, planned activities as we age. When younger and active, there’s tennis, pickleball, golf, and a gym. Too strenuous? There’s lawn bowling. Too far to throw the ball? There’s bocce ball. Too hot? We have four swimming pools. Bored? We have several clubhouses, hobby studios, a restaurant and bar, and over 180 clubs where you can find new friends. Also, San Francisco is next door.


Ken Andersen
Resident since 2009

Our love for Rossmoor just deepens with each year. When we first came at the age of 55, there was nothing that was beyond us. We could hike, we could bike, we could swim, we could be part of all the different clubs. What we love about it most now is waking up in this beautiful Tice Valley.


Tracy J.
Resident since 2011
HEAR FROM OUR RESIDENTS

Ready to Discover Rossmoor?

Then we bring the user back toward the real estate journey.

 

01

Learn About Rossmoor

Discover the community, amenities, lifestyle, and ownership options.

02

Find a Real Estate Expert

Connect with someone who understands Rossmoor homes and the local market.

03

Tour the Community

Experience the neighborhoods, amenities, clubhouses, and homes firsthand.
04
Find Your Home
Explore available properties and choose the ownership option that best fits your lifestyle.
REQUEST A TOUR TODAY