One-level and 55+ homes for sale in Williamsburg and James City County

The homes below are every listing currently for sale in an age-restricted (55+) community, plus every one-level home (single-story or ranch style) with a bedroom and full bath on the first floor. The list updates daily.

Downsizing options around Williamsburg

The Williamsburg area is the only part of the Peninsula with age-restricted (55+) for-sale communities confirmed in county zoning proffers: Colonial Heritage, the Settlement at Powhatan Creek and the Villas at Five Forks, all in James City County. Communities such as Kingsmill, Ford's Colony and New Town are open to buyers of any age but have many single-level homes and villas. Two continuing care retirement communities, Williamsburg Landing and Patriots Colony, are also here; they work through entrance and monthly fees rather than a home purchase.

The downsizing guide compares the 55+ communities and the continuing care options.

What was on the market in November 2026

The list held about 137 homes at a median asking price near $425,000, about 38 of them in age-restricted communities. Colonial Heritage had the most listings, followed by the Settlement at Powhatan Creek, Kingsmill and Ford's Colony.

What to check before downsizing into one of these homes

• Age restrictions in the recorded covenants, not just the marketing. Virginia lets a community limit occupancy to older persons when at least 80% of occupied units have a resident 55 or older (Va. Code § 36-96.7).
• What "one level" means for this house. A first-floor bedroom and full bath can still come with stairs to a second floor or a raised entry.
• The HOA fee and what it covers, especially exterior upkeep and yard care.
• Timing with your current home. The downsizing guide covers selling first versus buying first.