How Rossmoor Works
Discover the unique structure that makes Rossmoor Walnut Creek more than just a place to live,
It's a community where you own your home and share in something extraordinary.
Explore Amenities
Home
How Rossmoor Works
Understanding Your Community
At Rossmoor Walnut Creek, we've created a living environment that combines the independence of home ownership with the benefits of community living. Our governance structure ensures that every resident has a voice while enjoying world-class amenities and services. Let's explore how it all works together to create the exceptional lifestyle you deserve.
An age policy designed for
active adults ready to thrive.
Primary Resident 55+
At least one resident must be 55 years or older to meet our community requirements.
Additional Resident 45+
Additional residents may be 45+ with exceptions available for qualified caregivers.
No Children
No one under the age of 18 is permitted to live in Rossmoor Walnut Creek.
Mutual: Your Neighborhood Association
Rossmoor is organized into 23 homeowners associations called "Mutuals," each governed by the Davis-Stirling Act.
Your Mutual is essentially your neighborhood within our larger community, managing the needs and policies of your area.
TOTAL: 3,368 Manors
3 Co-Operative Mutuals
In Co-Ops, you own shares in the corporation and have exclusive rights to your manor. Your property taxes are added onto your monthly fees, one less thing to worry about.
TOTAL: 3,245 Manors
19 Condominium Mutuals
Condominiums offer individual deeded ownership. You own your specific unit and share common areas with your neighbors.
TOTAL: 63 Manors
Single-Family Homes Mutual
Detached homes offer the most independence and privacy, as well as a different maintenance structure tailored to your needs.
Mutual 61
63 manors
// ABOUT RWC
Rossmoor Walnut Creek (RWC): Your Community Service Organization
The Golden Rain Foundation (GRF), doing business as Rossmoor Walnut Creek (RWC), is the nonprofit organization that makes our exceptional lifestyle possible. Think of RWC as the heart of our community, managing all the amenities and services that make Rossmoor special.
Golf
Other Sports
Aquatics
Fitness
Clubs & Activities
Learning & Growth
Clubhouses
The Golden Pear
Art & Leisure Activities
Counseling & Wellness
Explore all amenities
// MANAGED BY VOLUNTEER BOARD OF DIRECTORS
How It's Governed
Board Elected from 9 Districts
Community leadership elected by residents from 9 geographic districts ensuring fair representation across Rossmoor.
Monthly Public Board Meetings
All Board and committee meetings are open to residents for transparency and member participation.
Advisory Committees
Members serve on some advisory committees, which provide advice and support for the Board in their decision-making process.
RWC Member Input Welcomed
Members are encouraged to participate, share feedback, and contribute to community decisions.
Does NOT Govern Mutual Property
Each of the 23 Mutuals has its own Board of Directors governing individual property matters.
RWC Property Management (RPM)
RPM professionally manages 22 of our 23 Mutuals (all except The Waterford), providing consistent, high-quality services including:
Administrative support
Service orders coordination
Operations management
Alterations & Resales assistance
Landscaping services
Meeting facilitation
Financial services
Vendor management
Members record keeping
Insurance coordination
Average Fees (Coupons)
$1,000 - $2,000
(USD/month)
Your monthly fee is an investment in worry-free living. Below is what you get as part of the fee:
Mutual Portion (varies by Mutual)
Exterior maintenance (painting, roofing) *
Landscaping & gardening *
Sidewalk and street repairs
Master property insurance (except The Waterford and Mutual 61)
Property taxes (Co-ops only)
* excluding Mutual 61
RWC Portion (same for all residents)
Access to all amenities
Clubhouses & fitness facilities
Weekday bus service
24/7 gated security & EMT services
Newspaper & TV station
Recreation programs
Comcast cable/internet
Counseling services
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, new fitness equipment, street repairs and infrastructure upgrades, all without impacting monthly fees.
What the MTF Funds
Clubhouse renovations and expansions
Golf course improvements
New fitness and recreation 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
Not included in monthly fees
100% goes to capital improvements
Protects property values
Ensures community sustainability
Transparent use reporting
Board oversight and approval
Benefits all residents equally
The Membership Transfer Fee is an investment in the long-term quality and value of your home in Rossmoor.
The MTF is $18,000 as of April 1, 2026.
How Your Community Stays Financially Strong
Transparent financial management ensures Rossmoor remains a vibrant, well-maintained community for generations.
Operating Fund
Covers daily operations that keep Rossmoor running smoothly
REVENUE SOURCE
Your monthly coupon and departmental income
What it covers
Security services
Recreation programs
Custodial services
Bus operations
Golf & fitness facilities
Staff salaries
RWC Board approves annually (break-even budget)
Capital Fund
Finances major improvements and infrastructure to protect Rossmoor's future
REVENUE SOURCE
Membership Transfer Fee (MTF) at property sale
What it covers
New construction projects
Capital maintenance
Major renovations
Infrastructure upgrades
RWC Board approves annually (break-even budget)
Rossmoor Terminology
Understanding our unique vocabulary helps you feel at home from day one.
Coupon
Your monthly fee payment to your Mutual
Manor
What we call your home (not apartment or condo)
Member
Owner/occupant (55+) with voting rights
Mutual
Your homeowners association (Mutual Benefit Corporation)
Entry
Side street or driveway off a named street
Project
A neighborhood within a Mutual
Designated Occupant
Person residing in the manor
Golden Rain Foundation
The nonprofit corporation (doing business as Rossmoor Walnut Creek)
Lessee Amenities Fee
Monthly fee for renters to access amenities
Resident
General term for anyone living in Rossmoor
Trust Estate
Includes all the community-owned land, facilities and funds overseen by RWC
The real Rossmoor experience
felt in every moment, every connection
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
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
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 Take the Next Step
Your journey to worry-free living at Rossmoor starts with four simple steps
1
Submit Request
Complete the request form and get connected with a real estate agent to learn more about Rossmoor
2
Find an Agent
Visit the Real Estate section to discover and connect with real estate agents who truly understand Rossmoor living
3
Tour Community
Tour the community, and if you're ready, view available homes with your real estate agent.
4
Purchase Home
Work with your real estate agent to purchase your home from the current owner