// 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.
Home
Rossmoor Ownership Guide
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
Breaking Down Insurance
Membership Transfer Fee (MTF)
Rossmoor Mutuals Directory
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.
CONDOMINIUMS
$400K–$1.5M+
Individual deeded ownership with 3,245 manors across 19 Mutuals, offering the widest selection of floor plans and locations.
SINGLE-FAMILY HOMES
$1.9M
Deeded ownership in Mutual 61 with 63 detached homes, offering privacy and the most space.
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.
Mutual 61 does not cover exterior or landscape maintenance, water, trash or insurance.
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
The MTF is an investment in the long-term quality and value of your home at Rossmoor.
The current MTF is $18,000 (as of April 1, 2026)
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
View Governing Docs
Second Mutual
Co-op Residences
View Governing Docs
Third Mutual
Condominium
View Governing Docs
Fourth Mutual
Condominium
View Governing Docs
Fifth Mutual
Condominium
View Governing Docs
Mutual Eight
Co-op Residences
View Governing Docs
Mutual 22
Condominium
View Governing Docs
Mutual 28
Condominium
View Governing Docs
Mutual 29
Condominium
View Governing Docs
Mutual 30
Condominium
View Governing Docs
Mutual 39
Condominium
View Governing Docs
Mutual 40
Condominium
View Governing Docs
Mutual 48
Condominium
View Governing Docs
Mutual 50
Condominium
View Governing Docs
Mutual 53
Condominium
View Governing Docs
Mutual 55
Condominium
View Governing Docs
Mutual 56
Condominium
View Governing Docs
Mutual 59
Condominium
View Governing Docs
Mutual 61
Single Family Homes
View Governing Docs
Mutual 65
Condominium
View Governing Docs
Mutual 68
Condominium
View Governing Docs
Mutual 70
Condominium
View Governing Docs
How Insurance Works in Rossmoor
Master Insurance Program
All Mutuals except 58 and 61 maintain a Master Insurance policy that covers the building structures and common areas, along with basic liability for common areas. Personal property is not covered under this policy.
Master Policy details:
"Walls-in" coverage provided for interiors only if Mutuals governing docs require it.
Shared Deductible Agreement: Mutuals share cost for loss amounts up to the Master Policy deductible of $250,000.
Policy might not cover damage caused by appliances, systems or system components that are owned or are the responsibility of manor owner.
Personal Insurance Needed
Dwelling: interior ceilings, walls, floors, permanently attached fixtures (not covered by Master Policy)
Personal Property: furniture, moveable fixtures, artwork and portable appliances
Additional Living Expenses: alternative living quarters while displaced
Personal Liability: Injury or damage to another or their manor
Loss Assessment: For a loss not covered by the Master Policy and assessed to owners by Mutual
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
Browse our complete faq library
Can I tour Rossmoor before making a decision?
Absolutely! We encourage prospective residents to schedule a comprehensive community tour. You'll explore different home types, tour amenities like our golf courses and clubhouses, and get a feel for daily life at Rossmoor. Schedule your tour today →
Can I come visit Rossmoor for the day?
Rossmoor is a gated community so only guests of residents are permitted. Prospective buyers and visitors are welcome to tour Rossmoor with a local real estate agent. See our Visit & Buy page for more information.
What is a Mutual?
Short for Mutual Benefit Corporation, it’s another way of saying homeowners’ association or HOA.
How do I get on the waiting list to move into Rossmoor?
There is no waiting list. All homes are independently owned.
Are homes available for rent?
Some homeowners will make their homes available for rent but the foundation doesn’t maintain a rental list. Check with the area real estate agents or the Classified section of the Rossmoor News. Renters pay a usage fee that allows them access to the facilities and amenities; sometimes the owner will include the fee as part of the rent.
How old must I be to live in Rossmoor?
At least one designated occupant of a home must be 55 years or older. Any additional designated occupant must be 45 years old, unless they are a caregiver providing financial or medical assistance on the advice of a doctor. No one under the age of 18 can live in Rossmoor.
Does Rossmoor offer assisted living?
No, residents of Rossmoor must be able to live independently or privately hire their own caregivers. All homes in Rossmoor are independently owned or rented by the owner.
Are pets (dogs or cats or any other animal) allowed in Rossmoor clubhouses and other buildings?
RWC has a policy that no pets are allowed inside RWC facilities except for service animals that are registered and have the appropriate identifying information that it is a service animal. There are signs posted at the entry of almost every RWC building indicating animals are not allowed.
Browse our complete faq library
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