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Listings, map and statistics cover condos, townhomes, manufactured homes and other properties whose listing sets a minimum resident age of 55, in Courtenay, Comox, Cumberland, Royston, Union Bay, Fanny Bay, Merville, Black Creek, Denman Island, Hornby Island, Campbell River and Quadra Island, as listed through the Vancouver Island Real Estate Board. For the whole Island, see Vancouver Island 55+ properties.
Age-restricted condos, townhomes, patio homes and manufactured homes in Courtenay, Comox and Campbell River, close to the hospitals, shops and waterfront walks of each town.
Age-Restricted Housing in the Comox Valley and Campbell River
Browse Comox Valley 55+ homes for sale: condos, townhomes, patio homes and manufactured homes in strata buildings and manufactured home parks that set a minimum resident age of 55, from the Comox town centre and both sides of Courtenay to central Campbell River and Willow Point.
Age-restricted housing here is concentrated where daily needs are close. Most of it sits within a short drive of one of the two North Island Hospital campuses, a main shopping street and a bus route, and very little of it is in the rural communities or on the islands.
Prices span a wide range because the category mixes property types. A 1970s manufactured home on a rented pad and a newer patio home with a double garage can carry the same age rule, so compare like with like before reading anything into price.
This page shows every property in the Comox Valley and Campbell River listed through the Vancouver Island Real Estate Board with a minimum resident age of 55. Most are two-bedroom condos, townhomes and manufactured homes; a smaller number are detached homes in bare-land stratas, where you own the lot and the strata looks after shared roads and landscaping.
The age limit shown comes from the listing. An older building listed without the field can still be age-restricted, and a building listed as 55+ may have amended its bylaws, so treat the search as a starting point and confirm the rule in the strata documents or park rules.
Since 2022, BC strata corporations may restrict age only at 55 and over. The Vancouver Island 55+ properties page explains age bylaws, the exemptions for caregivers and others, and how park rules differ for manufactured homes.
In Comox, age-restricted condos cluster in and around the town centre, within a walk of the shops on Comox Avenue, Marina Park, the harbour and Filberg Park. Many are low-rise buildings from the 1970s to the 2000s with generous floor plans, and some townhouse complexes in the nearby residential streets carry the same age rule.
The town suits buyers who want to give up the car for daily errands. The Comox Valley Airport is a short drive away, and so is the Comox Valley campus of North Island Hospital in East Courtenay.
Comox Peninsula Parks
Outside the town centre, the peninsula also has manufactured home parks with a 55+ rule, where older homes and newly placed units sit on rented pads. They are covered with the other parks below.
Courtenay 55+ Homes
Courtenay has the widest mix of age-restricted housing in the valley. West of the Courtenay River, 55+ townhome and patio-home complexes sit in established neighbourhoods close to the Fifth Street shops downtown, the Courtenay Riverway and the Puntledge River. East Courtenay adds newer townhome complexes within a short drive of the hospital, North Island College and the shopping on Ryan Road and Lerwick Road.
Single-level patio homes draw the most interest from downsizers, because they offer a small yard and a garage without stairs, and they often list for more per square foot than a two-storey townhome or an apartment of the same age.
Campbell River 55+ Condos and Townhomes
Campbell River's age-restricted condos sit mostly in the central city, near the downtown waterfront and along the Dogwood Street corridor, and in Willow Point, the southern neighbourhood with its own shopping close to the water. Townhome and bare-land strata options add single-level homes in the central neighbourhoods, including some newer detached homes where an owner holds title to the lot and pays a modest fee for shared roads and grounds.
North Island Hospital's Campbell River campus serves the city, and the seawalk beside the Island Highway links the waterfront between downtown and Willow Point. The choice of age-restricted buildings is smaller than in the Comox Valley, so widen the search to all condos if you are flexible on the age rule.
55+ Manufactured Home Parks
A large share of the area's age-restricted listings are manufactured homes in parks with a 55+ rule. In the Comox Valley, they are found in central Courtenay, in East Courtenay and on the Comox Peninsula outside the town centre; in Campbell River, parks are spread through the central, west and north parts of the city. Homes range from 1970s single-wides to units placed in the last few years, because a park may let an owner replace an older home on the same pad, subject to the park's approval and its rules on size and siting.
In a rental park you own the home and rent the pad, so the purchase price is lower, but pad rent, park rules and the owner's long-term plans for the land become part of the deal, and the age limit is set in the park rules rather than in strata bylaws. The Comox Valley manufactured homes page covers these parks, and the family parks, in more detail.
Cumberland, Baynes Sound and the Islands
Outside the three larger towns, age-restricted housing is rare. Cumberland, Royston, Union Bay, Fanny Bay, Merville, Black Creek and the islands are mostly detached homes and acreage, so buyers who want both a 55+ community and a rural setting usually compare a patio home in Courtenay or Comox with a smaller detached home in one of these communities.
For island living in particular, weigh ferry schedules, the drive to a hospital and the work of keeping up a rural property against the quiet. Denman and Hornby depend on the Buckley Bay ferry, and Quadra on the crossing to Campbell River. Manufactured homes on their own lots in Royston and Union Bay are another lower-cost choice, though they rarely carry an age rule.
Before Buying a 55+ Home in the Comox Valley
The points below come up most often on age-restricted purchases in this area; the general process is explained in the home buying guide.
Read the Age Rule Word for Word
Some bylaws require every resident to be 55 or older, others only one; visiting grandchildren, live-in caregivers and adult children are treated differently from building to building. Ask whether the rule has been amended recently. Tenants must meet the same age rule, which narrows the pool of renters and buyers if your plans change.
Building Age and the Depreciation Report
Many of the area's 55+ buildings date from the 1970s to the 1990s, so roofs, windows, elevators, balconies and plumbing may be nearing replacement. Review the depreciation report, the contingency reserve and recent minutes before comparing strata fees, since a low fee can mean deferred work.
Strata Fees or Pad Rent
To compare a condo with a park home, add strata fees, property tax and insurance on one side, and pad rent, property tax on the home and insurance on the other. Under the Manufactured Home Park Tenancy Act, pad rent can rise once a year by the amount the Province allows, plus a share of certain cost increases such as local government levies and utility fees.
Pets and Rentals
Many 55+ buildings and parks here accept a cat or a small dog, but limits on size and number are common. If you plan to bring a pet, compare the Comox Valley pet-friendly condos and townhomes as well. Since 2022, BC strata corporations cannot ban long-term rentals, but manufactured home parks set their own rules on subletting, so read them if you may need to rent the home out later.
Health Care and Getting Around
North Island Hospital has campuses in Courtenay and Campbell River, and BC Transit runs conventional and handyDART service in both the Comox Valley and Campbell River. Check the walk to the nearest bus stop, whether a building has an elevator, and how far you are from the clinics, pharmacy and grocery store you will use each week.
Independent Living, Not Care
Everything on this page is owned housing for independent living. Assisted living and long-term care homes are arranged through Island Health or sold as private rental or service packages, and they do not appear on the MLS®, so plan for the move after this one separately.
Comox Valley 55+ Buyer Note
Before you buy, confirm the age bylaw or park rule in writing, the pet and rental rules, strata fees or pad rent and how they have changed, the depreciation report, parking and storage, stairs and accessibility, and the distance to transit, the hospital and the shops you rely on.
Search Comox Valley & Campbell River 55+ MLS® Listings
Use the listings and map at the top of this page to compare Comox Valley 55+ homes for sale, from condos and patio homes to manufactured homes in Courtenay, Comox and Campbell River, or return to the Comox Valley and Campbell River MLS® listings for every property type. Asking prices and market times for this group are tracked in the Comox Valley and Campbell River 55+ Market Report.
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