As America simultaneously struggles with an oversupply of vacant and/or functionally obsolete commercial space and a dearth of affordable senior living options to meet demand, an innovative trend is reshaping the landscape: adaptive reuse.
Developers across the country are breathing new life into vacant schools, underperforming malls, unoccupied office buildings, and outdated hotels, transforming them into vibrant new senior living communities. This approach addresses these twin challenges, with the added benefit of preserving the architectural heritage of historically significant buildings and protecting the cultural identity of local neighborhoods.
A second life for historic school buildings
Decommissioned school buildings are among the top options when it comes to adaptive reuse for the senior living industry. Not only do they have large classrooms that are well-suited for conversion into residences, they also boast wide hallways that once bustled with students but can now easily accommodate older residents’ wheelchairs or motorized scooters.
Wells High School, Southbridge, Massachusetts
One standout example of this trend is The Residences at Wells School in Southbridge, Massachusetts. This adaptive reuse project transformed a 106-year-old school building listed on the National Register of Historic Places into an updated 90,000-square-foot, 62-unit 55+ community.
The project includes 56 senior living apartments designated as affordable housing units available at 60% of the area median income (AMI), with eight specifically reserved for residents at or below 30% of the AMI. Additionally, The Residents includes six apartments custom-designed for handicapped and sensory-impaired residents.
Led by adaptive reuse experts WinnDevelopment, the three-story school revitalization project preserved many of the historic building’s original architectural elements, like soaring ceilings, oversized windows, and wide hallways, while modernizing the interior with contemporary design and accessibility features.
Residents also can enjoy a host of amenities like a beautiful internal courtyard lounge, craft room, media screening room, fitness and yoga center, library, Amazon package locker, on-site storage units, and an on-site management office. Additionally, The Residences contracts with Tri-Valley Elder Services to provide access to on-site supportive services to residents who need assistance as they age.
Paris High School, Paris, Illinois
A similar renovation project in Paris, Illinois, gave new life to another local landmark building. Originally built in 1909, the former Paris High School was listed on the National Register of Historic Places in 2019 as an outstanding example of the Classical Revival architectural style. But when students moved to a newer building in 2015, the once-bustling halls went quiet.
A collaboration between the City of Paris and the nonprofit Laborers’ Home Development Corp., converted Paris High into 42 affordable senior apartments, which debuted in 2021. Now called The Tiger Senior Apartments in honor of the old high school’s mascot, the building retained features like the gymnasium and auditorium, repurposed as communal spaces. These preserved elements lend character and familiarity, while modern conveniences like elevators, a computer lab, communal kitchen, and fitness center turn the property into a home that feels unique and grounded in the community’s history.
Such historic school conversion projects demonstrate how smart design and historical sensitivity can come together to create senior living communities that meet the needs of today’s older adults while honoring the past.
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Vacant buildings become senior living opportunities
The adaptive reuse trend doesn’t stop with schools. The senior living industry is also breathing new life into other vacant or underutilized buildings across the country.
For instance, the ongoing shift to remote and hybrid work that began during the pandemic has left many office buildings vacant or underused. In fact, according to Moody’s Analytics, U.S. cities were experiencing record-high office vacancy rates of over 20% on average as of Q4 2024.
Similarly, many once busy malls and other retail centers have fallen prey to a combination of inflation, the convenience of online shopping, and other post-pandemic shifts in consumer buying habits. These expansive buildings now sit underutilized or even completely vacant. Data from research firm CoreSight showed that in 2024, U.S. retail store closures reached 7,327, a 57.8% increase compared to 2023.
Likewise while some hotel/motel markets are booming, others are struggling in the current environment, data shows. Add changing business and leisure travel trends to the high cost of renovations and the growing popularity of short-term rental companies like AirBnB and Vrbo, and it’s easy to understand why more hotel rooms are sitting vacant in many markets, impacting companies’ bottom lines.
The upside of these commercial vacancies is that developers are now reimagining such spaces for senior living. Empty office buildings, large retail spaces, and vacant hotels, especially those in walkable downtown locations, can provide excellent proximity to public transportation, healthcare facilities, and cultural attractions, all of which are key factors that enhance quality of life for older adults.
Though retrofitting commercial spaces like these can present unique design challenges, they also open the door to more urban, integrated senior housing models that promote social connection and active lifestyles for older adults.
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Why adaptive reuse appeals to many older adults
For senior living residents, adaptive reuse can offer several meaningful advantages over new construction.
Many of these redeveloped buildings are located in established, well-connected neighborhoods. Such areas offer older adults easy access to amenities like shopping and restaurants, as well as public transit and other desirable community services.
Some older adults also appreciate living in spaces with character and charm. Historic details like woodwork, vaulted ceilings, or old brickwork give these uplifted buildings a distinct personality often missing in new developments.
These communities also tend to foster strong social ties, especially when communal areas like old gymnasiums or auditoriums are converted into social spaces, lounges, or fitness rooms. The preservation of familiar landmarks also contributes to a sense of community roots and belonging, which is particularly valuable to some older adults.
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A smart move for the senior living industry
From an environmental and financial perspective, adaptive reuse can also be a win for the senior living industry.
For example, developers can sometimes save on building costs and construction time by working within an existing structure. They may even be eligible for historic preservation tax credits or other grants and incentives for repurposing or revitalizing existing buildings.
The adaptive reuse approach is often more environmentally sustainable than new construction as well, minimizing demolition waste and conserving building materials, which appeals to some senior living prospects.
Speed to market is yet another benefit that senior living developers can achieve with these projects. Transforming an existing shell can often be faster than building from the ground up. This is particularly salient and beneficial in regions where new construction is constrained by land use or zoning restrictions.
In competitive markets, these conversions can also be a powerful differentiator. Buildings with a historic background, intriguing renaissance story, and/or distinctive design tend to attract interest and community support. These unique retirement communities thus have a natural marketing advantage over many newer construction projects.
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Hurdles on the path to redevelopment
However, it’s important to bear in mind that the path to adaptive reuse is not without challenges for senior living developers and prospective residents alike.
Uplifting and repurposing older structures to meet modern building codes (and especially the accessibility standards required for senior living) can be a complex and costly undertaking. In many cases elevators must be added, doorways widened, and bathrooms retrofitted to meet ADA requirements. Infrastructure systems like plumbing, electrical, and HVAC often require complete overhauls.
Developers must also navigate zoning regulations and, in the case of historic buildings, may be limited in how much they can alter the structure’s facade or layout. These hurdles can sometimes drive up costs and stretch project timelines, especially if unanticipated structural issues arise during renovation.
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Adaptive reuse considerations for senior living prospects
From the prospective resident’s perspective, comfort, safety, and livability are often key when making a decision about a retirement community. While these repurposed buildings may be full of character, not all were designed with residential living in mind, and particularly the unique needs of older residents.
For instance, prospects should consider possible issues like poor insulation or limited natural light in some rooms, which can be drawbacks if not properly addressed during the renovation process. They should also consider the safety of the space. Though these buildings may have charm galore, unconventional floor plans could present challenges for those with mobility issues.
Finally, livability factors like ease of parking, neighborhood safety, and other building conveniences and amenities (or lack thereof) should be considered since many of these buildings were not originally designed with older residents in mind.
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Preserving the past while designing for the future of senior living
Adaptive reuse represents a forward-thinking strategy in the senior housing sector, honoring the past while innovating for the future. As demand for affordable, well-located senior housing continues to outpace supply, and as cities search for innovative ways to revitalize aging infrastructure, this model is poised to expand.
The key to successfully applying this model within the senior living industry will be thoughtful planning, smart design, and close collaboration between developers, local governments, and the older adults they aim to serve. After all, this trend is not just about architecture or economics; it’s about redefining what “home” can look like in the later chapters of people’s lives.
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