Warwick Grove

Independent Assessment

Warwick Grove is confirmed as a genuine, well-documented 55+ community with a notable design pedigree (original Duany Plater-Zyberk & Company master plan, later built out by Leyland Alliance) and strong multi-source agreement on its Neighborhood Center amenities and mixed housing-type approach. Reported total unit counts vary slightly by source and, in the case of the community's own HOA figures (154 single-family + 30 condo + 31 townhome = 215), do not cleanly sum to the commonly cited 195-197 total, suggesting either a typo in one component figure or a later adjustment to the plan; the discrepancy could not be resolved and is reported rather than picking one unverified number. Current pricing and HOA fees also could not be independently confirmed; both should be verified directly with the HOA.

Who May Find This Community Appealing

Buyers who want a distinctive, walkable, village-style 55+ community with a genuine urban-planning pedigree, a mix of housing types (single-family, townhome, and condo) under one HOA, and an 8,000-square-foot clubhouse anchoring a full activity calendar are a strong fit for Warwick Grove. Its location within the Village of Warwick also suits buyers who want walkable access to an authentic historic Main Street of shops and restaurants.

Homes, Builders & Development History

Warwick Grove was originally designed in 2004 by Duany Plater-Zyberk & Company, the influential new-urbanist planning firm, as a condominium development centered on a return to walkable village life with front porches on every home. Leyland Alliance, LLC later took over the community and expanded the plan to add townhome and single-family home options. The community's own HOA site describes the development as comprising 154 single-family houses, three 10-unit condominium buildings, and 31 townhouses -- figures that do not perfectly reconcile with the commonly cited approximately 195-197 total unit count.

Current Pricing & Market Positioning

A precise current price range across Warwick Grove's single-family, townhome, and condo options was not independently confirmed. Given the community's mixed housing-type approach and its walkable Village of Warwick location, pricing likely varies substantially by home type and vintage; buyers should request current closed comparables from a local agent for the specific home type under consideration.

New Construction vs. Resale Considerations

Warwick Grove is a largely built-out community originating in the mid-2000s, with most current purchases expected to be resale; whether any new construction remains actively selling was not confirmed. Buyers should confirm current construction/resale status for the specific home type under consideration directly with the HOA or a local agent.

Taxes, Insurance & Special Assessments

Homes at Warwick Grove are subject to Village/Town of Warwick and Orange County property tax administration. Buyers should confirm current tax figures directly with the Orange County Real Property Tax Service Agency and request the HOA's current financials and reserve study before purchasing.

Community Layout & Lifestyle

Warwick Grove offers a distinctive, walkable 55+ village lifestyle built around pedestrian streets, front porches, and green space, in contrast to the typical suburban cul-de-sac layout of many 55+ communities. Its mix of single-family, townhome, and condo housing types under one HOA and its Neighborhood Center clubhouse give residents both housing flexibility and a strong shared social hub.

Shopping, Healthcare & Airport Access

Warwick Grove is located at 12 Crospey Street in the Village of Warwick, Orange County, within walking distance of Warwick's historic Main Street shops and restaurants.

Age Qualification & Material Ownership Restrictions

Warwick Grove is described by its own HOA and secondary sources as a 55+ active adult community. The HOA's own recorded governing-document age-restriction percentage against the federal HOPA 80% standard was not independently reviewed, so buyers should confirm the community's actual current age-verification and occupancy-restriction standard directly with the HOA. New York's age-restricted-housing framework tracks the federal Housing for Older Persons Act (HOPA) exemption without an independent, stricter state-level wrinkle.

Tradeoffs & Limitations

Warwick Grove's total unit count is reported inconsistently across sources (both an approximately 195-197 figure and a component breakdown that sums to 215 were found), and which is current could not be resolved; buyers should confirm the exact current total number of homes directly with the HOA. No independently confirmed current pricing across the community's mixed housing types or current monthly HOA fee was found; both should be verified directly.

Comparison With Nearby Communities

Within Orange County, Warwick Grove's distinctive walkable, mixed-housing-type village design sets it apart from the gated, single-family-only Wildflowers at Wallkill in Middletown and the small-scale townhome community Blackburne Farm in Hamptonburgh. Buyers prioritizing housing-type flexibility and walkable village character are best suited to Warwick Grove.

Current Listings

A connected local agent familiar with Warwick Grove can provide current available inventory across its single-family, townhome, and condo options, along with recent closed comparables.

How many homes does Warwick Grove have?

Sources disagree: the community's own HOA site describes 154 single-family houses, three 10-unit condominium buildings, and 31 townhouses, while other sources cite an approximate total of 195-197 units. The discrepancy could not be resolved; confirm the current exact total directly with the HOA.

Who designed Warwick Grove?

It was originally designed in 2004 by Duany Plater-Zyberk & Company, the influential new-urbanist planning firm, and later developed out by Leyland Alliance, LLC, which added townhome and single-family options.

What housing types does Warwick Grove offer?

A mix of single-family homes, townhomes, and condominiums, all part of one HOA.

Does Warwick Grove have a clubhouse?

Yes, an 8,000 sq ft Neighborhood Center with a fitness/yoga studio, outdoor heated pool, and community gardens.