55+ Communities in Beverly Hills

What the area's housing looks like

Beverly Hills is an unincorporated community in Citrus County, north of Lecanto and between Inverness and Crystal River. Census data shows 90.6% of homes are single-family detached, only 0.3% are mobile homes, and the median home was built in 1981. Expect concrete-block houses, many of them two bedrooms, on modest lots, with some newer and larger homes in sections built later.

The bedroom numbers show the split:

• 1-bedroom: about $119,878
• 2-bedroom: about $172,445
• 3-bedroom: about $366,677
• 4-bedroom: about $465,684

The jump of roughly $194,000 between a 2-bedroom and a 3-bedroom reflects two different housing stocks. The 2-bedroom houses are mostly the original small homes. The 3- and 4-bedroom figures are pulled up by newer, larger houses. Zillow does not publish a condo index here, because there are almost no condos.

Age-restricted or just full of retirees

Under the federal Housing for Older Persons Act, a community can restrict residents by age if at least 80% of occupied homes have one resident aged 55 or older, it publishes policies stating that intent, and it verifies ages. In Beverly Hills, some sections have deed restrictions or HOA rules aimed at older residents, while many streets have no age restriction at all and simply have many retired owners. The median age is 50.6, so the area is mixed, younger than Census figures for nearby Inverness or Hernando.

Before you buy, get the recorded deed restrictions and HOA documents for the specific section, if any, and read the age rules, rules on guests and any restrictions on who can buy. An age-restricted home sells only to qualifying buyers, which narrows the market when you sell.

Prices and trend

The typical Beverly Hills home is about $232,684 on Zillow, down 1.8% over the past year but up 16.9% over five years. It peaked around $252,514 at the end of 2022 and is now about 8% below that. The lower third of the market ends near $158,830, and the upper third starts around $441,694.

Nearby Citrus County options:

• Inverness: about $236,583
• Crystal River: about $268,024
• Floral City: about $270,086
• Homosassa: about $302,785
• Lecanto: about $333,494
• Hernando: about $350,295, where larger golf communities such as Citrus Hills are located

Inspecting a 1970s or 1980s house

Most homes here are 40 years old or more, and many have had a series of owners who each did some updating. That is where the real costs are. Focus the inspection on:

• Roof age and type. Insurers often decline or surcharge roofs near the end of their life.
• Plumbing. Ask whether original pipes have been replaced and look for older materials insurers dislike.
• Electrical panel and wiring, including any brands insurers will not cover.
• AC system age and ductwork condition.
• Sinkholes. Citrus County is known for sinkhole activity. Ask about any past claims or repairs and whether the house has catastrophic ground cover collapse coverage, which Florida policies include, or additional sinkhole coverage.

Expect insurers to require a 4-point inspection on houses of this age, and get a wind mitigation report to capture any credits.

Fees on a fixed income

One advantage of Beverly Hills over resort-style 55+ communities is cost. Many sections have low or no HOA fees and no amenity membership. Where there is an HOA or civic association, ask what the dues cover, whether there are planned increases, and any fees for transfers. There are usually no CDD assessments in these older neighborhoods, but newer communities elsewhere in Citrus County may have them.

If you want golf, a clubhouse and organized activities, those are more available in communities near Hernando and Lecanto, with membership dues that can add a significant monthly cost. Ask for the membership agreement before signing a purchase contract.

Healthcare, roads and getting around

HCA Florida Citrus Hospital in Inverness is the closest full hospital for most Beverly Hills residents. County Road 491 runs through the area and connects south toward Lecanto. Larger shopping is along routes toward Crystal River, Inverness and Lecanto. Tampa International is the main commercial airport for this part of Florida, a long drive south. For most retirees here, a car is a necessity.

Homestead, taxes and storms

Florida has no state income tax. A buyer who makes the house a permanent residence can claim homestead, which can reduce assessed value by up to $51,411 in 2026, and Save Our Homes then caps yearly increases at 3% or inflation. On a $172,000 house, that exemption is a large share of the value. Census data shows only 2.7% of homes are seasonal, so most owners live here year-round and claim it. The assessment resets after you buy.

Beverly Hills is inland, so storm surge is not the main risk, but hurricanes still bring wind and heavy rain. Check the FEMA flood zone for low-lying lots, keep a hurricane plan and choose a deductible you can afford. Shortlisting here comes down to a few things: roof age, updates done, age rules and HOA dues, and I can line those up for a handful of homes in your price range.