OVERVIEW
Choose a single-story home for retirement if you want daily living on one level and the simplest layout to adapt for aging in place. Choose a two-story home if you want more total space and a lower cost per square foot. About 1 in 4 adults 65 and older falls each year, so stair safety matters. In an active adult community, a two-story plan with a first-floor primary suite is a real middle ground.
To choose between a single-story home and two-story home for retirement, you’ll need to weigh three things: your mobility, your budget, and how you plan to use the space. A single-story home keeps daily life on one level, while a two-story home offers more room and often a lower cost per square foot. The decision matters more because 88% of adults ages 50 to 80 say it is important to stay in their homes as long as possible, according to the University of Michigan National Poll on Healthy Aging. The right floor plan is the one that fits your Tuesdays today and still works years from now.
Single-Story vs. Two-Story: What’s the Difference?
The short answer: A single-story home puts every room on one level and is the easiest layout to age in place, while a two-story home gives you more space and often a lower cost per square foot, with the tradeoff of using stairs every day. A single-story home is also commonly called a ranch-style home. Here is how the two compare across the factors that matter most.
| Category | Single-Story Home | Two-Story Home |
|---|---|---|
| Daily living | All on one level | Split across floors, stairs daily |
| Aging in place | Easiest to adapt | Needs first-floor suite or lift |
| Cost per square foot | Often higher | Often lower (shared foundation and roof) |
| Footprint and lot | Larger lot needed | Smaller footprint, more yard space |
| Space and privacy | Compact, open | More rooms, separate guest space |
| Upkeep | Easier exterior and interior access | Stairs to clean, harder-to-reach areas |
Accessibility and Aging in Place
For many buyers, a single-story home is the simplest way to keep daily living accessible as needs change over time. Single-floor living paired with a no-step entry is the baseline definition of a mobility-friendly home. Yet only about 40% of U.S. homes have the most basic aging-in-place features, such as a step-free entryway and a first-floor bedroom and full bathroom, according to the U.S. Census Bureau.
That gap is worth planning around. About 1 in 4 Americans 65 and older, or roughly 14 million people, falls each year, according to the National Council on Aging. Stairs are just one factor worth considering. Stairs and steps were identified as a hazard in roughly 14% of fall-related injuries, according to research published in BMC Geriatrics.
None of this means stairs are off the table. It just means a single-level layout removes one common in-home variable, which is why many active adults approaching retirement weigh it early on. Many older adults want to stay in their homes rather than have homes equipped for aging in place, and choosing a layout with features to support aging in place can help close that gap. 55places specializes in single-story and ranch floor plans built for this stage of life, and 55places real estate experts can help match a layout to what a buyer wants.
An Aging-in-Place Checklist for Either Floor Plan
A few universal-design features make a home easier to live in on either floor plan:
- A no-step entry into the home
- A first-floor primary bedroom and full bath
- Doorways at least 36 inches wide for easy passage
- Lever-style handles on doors and faucets for easy gripping
The 2010 ADA Standards require a minimum 32-inch clear door opening in covered public and commercial facilities, while the NAHB aging-in-place guidance recommends 36-inch doors at home to provide at least 32 inches of clear width.
Related Article: Condo vs. Single-Family Home: Which Is Right for You?
Cost, Resale, and Upkeep
Building costs favor the two-story option in one specific way. A two-story home stacks living space over a shared foundation and roof, so the cost per square foot to build is often lower. Treat that as a directional industry principle rather than a fixed percentage, since no national survey breaks out construction cost by story count. For context, construction costs make up roughly 64% of a new single-family home’s sale price, according to the National Association of Home Builders.
While on the other hand, the lot used for the home tells a different story. A single-story spreads out, so it needs a larger footprint and often a bigger lot, while a two-story fits more home on a smaller parcel and leaves more yard space. Upkeep, on the other hand, favors the single-story: cleaning, repairs, and reaching windows all stay at ground level, with no stairs to manage.
Resale is worth a look, too. The 65-and-older population reached 55.8 million between 2010 and 2020, its fastest decade of growth since the 1880s, according to the U.S. Census Bureau. That same group reached 57.8 million by July 2022 and grew to 18% of the U.S. population by 2024, with the Census Bureau projecting that 1 in 5 Americans will be 65 and older by 2030. That growing group broadens the pool of buyers who value single-level living.
Space, Privacy, and Lifestyle Fit
Beyond safety and cost, each layout shapes daily life in its own way:
- A two-story home keeps main-level living on the ground floor and puts bedrooms or a loft upstairs, which creates a separate space for visiting grandkids or a hobby room.
- A single-story home keeps everything more convenient, with an open, connected layout that makes hosting on one level easy.
Comfort differences are real but hard to quantify. As a general rule of home design, a single-story home tends to have simpler duct runs and more even temperatures across the home, while a two-story home has a more compact building envelope. Neither wins outright. The better fit depends on how you actually spend your days, whether that is a big Sunday dinner downstairs or a quiet upstairs studio for painting.
Related Article: What to Look for When Touring a 55+ Community
Single-Story and Two-Story Options in 55+ Communities
Active adult communities are where this choice gets easier because many offer both layouts on the same street. Single-level ranch plans are common, and plenty of builders also offer two-story plans with a first-floor primary suite. That is the middle-ground option, delivering single-level daily living with guest space above.
Maintenance-free and homeowners association (HOA) living also narrows the upkeep gap. When the community handles lawn care and exterior work, the extra maintenance of a two-story home matters less to your daily lifestyle. 55places lists more than 33,000 homes in active adult communities nationwide, and 55places real estate experts know which communities offer which floor plans.
Which Is Right for You: Single-Story or Two-Story?
The right answer depends on what you are looking for in a home. Choose a single-story home if you want single-level living, an easier daily setup, and a home that adapts smoothly as your needs change. Choose a two-story home if you want more total space, a lower cost per square foot, separate guest quarters, and a smaller lot.
If you want the best of both, look at a two-story home with the primary suite, kitchen, and laundry on the main floor. Whichever you choose, a knowledgeable 55places real estate expert can help you find the floor plan that fits your lifestyle and needs.
Frequently Asked Questions
Is a single-story or two-story home better for retirement?
A single-story home is generally better for aging in place because daily living stays on one level. A two-story home with a first-floor primary suite is a strong middle ground.
Are two-story homes cheaper than single-story homes?
Two-story homes often cost less per square foot to build because the foundation and roof are shared across more space. Lot size and layout choices still affect the final price.
What home features support aging in place?
Look for a no-step entry, a first-floor primary suite and full bath, 36-inch doorways, and lever-style handles. These features work in either floor plan.
Do single-story homes hold their value?
Single-story layouts appeal to the fast-growing 65-and-older market, which can broaden the resale pool in active adult areas.
Find the Floor Plan That Fits Your Next Chapter
Whether you land on single-level living or a two-story plan with a first-floor primary suite, a 55places real estate expert can show you which active adult communities offer the layout you want and walk you through the options in person. Contact 55places.com today!
Sources
- American Association for the Advancement of Science, Most older adults want to ‘age in place’ but many haven’t taken steps to help them do so, poll finds
- U.S. Census Bureau, Census Bureau Releases New Report on Aging-Ready Homes
- U.S. Census Bureau, The Older Population: 2020
- U.S. Census Bureau, National Senior Citizens Day: August 21, 2023
- National Council on Aging, Get the Facts on Falls Prevention
- National Library of Medicine, Fall-related emergency department visits and hospitalizations among community-dwelling older adults: examination of health problems and injury characteristics
- National Association of Home Builders, Cost to Construct a Home Rose Significantly Over Last Two Years
- U.S. Department of Justice, 2010 ADA Standards for Accessible Design
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