Oak Point

Oak Point is the largest 55+ community in New England — a 1,000-acre wooded campus in Middleborough, Massachusetts that Hometown America has been building out since 1999 and continues to expand toward a planned buildout of roughly 1,000 homes. Today the community is home to about 850 single-family manufactured homes laid out on paved, tree-lined streets, with popular floor plans like the Princeton model (3 bed / 2 bath, ~1,456–1,568 sq ft) available on both a new-construction and resale basis. What makes Oak Point different from a typical active adult community is the land-lease model. Residents own their homes but rent the homesite through a monthly fee that currently runs roughly $785–$827 and rolls in water, sewer, trash, lawn maintenance, and snow removal. Because the homes are titled as manufactured housing, owners pay no real estate property tax — only a modest annual motor-vehicle-style excise tax of around $150. For retirees coming out of a high-tax Massachusetts single-family home, the monthly carrying cost is often dramatically lower than what they're used to. The social life at Oak Point is the other reason people pick it. The community advertises 75+ planned activities, events, and programs every month, all coordinated by a full-time on-site activities director. The expansive clubhouse is the hub — it houses a grand ballroom that hosts Friday and Saturday night live-music dances, concerts, and craft fairs; a fitness center; an indoor pool; a gymnasium used for indoor pickleball and exercise classes; a billiards room; a card and game room; an arts and crafts studio; a library; and a movie-style theater space. Outside, residents share two outdoor pools, tennis courts, pickleball courts, bocce courts, shuffleboard, and walking and biking trails that wind through the surrounding woodlands. The club roster is deep for a community this size — arts and crafts, billiards, yoga, book club, dance club, card club, bingo, water aerobics, aerobics, basketball, potlucks, and seasonal events like the annual Fall Holiday Craft Show and the Middleboro Firefighters 5K that starts and ends at the clubhouse. For residents who prefer quiet over bustle, there's enough acreage that homes still feel tucked into the woods, and the nearby Nemasket River and Cranberry Harvest Trail offer picnicking, fishing, and herring-migration watching. Location is a genuine advantage for a New England retiree. Middleborough sits at the crossroads of I-495, I-195, and Route 24/44, which makes Oak Point roughly 44 miles from downtown Boston, 42 miles from Providence, 16 miles from historic Plymouth and Plymouth Beach, and an easy drive to Cape Cod, Wrentham, and Foxboro. Everyday shopping, dining, and a Beth Israel Lahey Health urgent care and primary care center are all within about 8 miles in Middleborough proper. The campus is managed on-site by Hometown America, which keeps the grounds, streets, and amenities well maintained and has a reputation among residents for responsive staff and strong snow management through the long New England winters.