Penn National
Penn National is a family-owned active adult retirement community in Fayetteville, Pennsylvania, spanning 1,500+ acres with 1,000+ families across three custom-home neighborhoods, two championship golf courses, and 70+ social clubs, selling homes priced $232,700-$425,000 primarily to relocating retirees from higher-tax Northeast states.
- Company typePrivate
- Founded1968
- HeadquartersFayetteville, United States
- Headcount1–10
- GTM typeB2C
- OfferingServices
What Penn National does
Penn National is a family-owned active adult retirement community located on 1,500+ acres in Fayetteville, south-central Pennsylvania, at the base of South Mountain and approximately 90 miles from the Baltimore-Washington corridor. Founded in 1968 by T.K. Nitterhouse as the first 18-hole golf course in Franklin County, it has grown into a residential community of 1,000+ families across three neighborhoods — St. Anne's (custom homes, $232,700-$276,740), St. Andrews (golf course living, $240,000-$313,800), and Homestead Cottages (maintenance-included, $243,000-$253,000) — built by a group of approved local builders and sold exclusively through its wholly-owned subsidiary White Rock, Inc.
The community's core product is the lifestyle itself: two nationally recognized championship golf courses (Founders Course and Iron Forge), 70+ special interest and social clubs, a community garden, wellness programming (Healthy Eating Adventure), and aging-in-place support services through the resident-founded nonprofit SNaP. Discovery Getaway overnight experience packages ($99-$149 per couple) serve as the principal conversion funnel for prospective residents. Technology is deliberately low-touch — a HubSpot-based content marketing website, email newsletter, and Google Analytics tracking — with no proprietary platform, app, or AI capabilities.
Penn National monetizes primarily through one-time home sales (the largest revenue stream), supplemented by recurring golf course revenue (green fees, memberships, events), Discovery Getaway fees, and ancillary amenity income. Marketing emphasizes Pennsylvania's favorable tax treatment for retirees (exemption of Social Security, pensions, and 401(k)/IRA distributions), proximity to major East Coast metros, and family-owned continuity under the Zimmerman-Nitterhouse family. The company has been named a Top 50 master-planned retirement community by Where to Retire magazine in 2011 and 2013.
Penn National firmographics
Firmographics- Name
- Penn National
- Legal name
- Penn National
- Website
- https://pennhomes.com
- Company type
- Private
- Founded year
- 1968
- Operating status
- Operating
- Headcount range
- 1–10 employees
- Short description
- Penn National is a family-owned active adult retirement community in Fayetteville, Pennsylvania, spanning 1,500+ acres with 1,000+ families across three custom-home neighborhoods, two championship golf courses, and 70+ social clubs, selling homes priced $232,700-$425,000 primarily to relocating retirees from higher-tax Northeast states.
- Ownership category
- akta.pro rank
Penn National industry classification
Industry- Product category
- Active Adult Retirement Community
- NAICS
- Continuing Care Retirement Communities and Assisted Living Facilities for the Elderly (62331)
- SIC
- Services-To Dwellings & Other Buildings (7340)
- akta.pro primary industry
- Active Adult (55+) Independent Living Communities (HLADAAAD)
- akta.pro secondary industries
- Independent Living Real Estate Owners/Operators (REITs & Management Companies) (HLADAAAG), Senior Living & 55+ Community Brokerage (BPAJAAAH)
Keywords
Where Penn National is headquartered
LocationHeadquarters
- HQ city
- Fayetteville
- HQ country
- United States
- HQ region
- North America
Offices2 records
Markets served
Penn National business model
Business model- GTM type
- B2C
- Offering type
- Services
- Cost components
- Supply Chain, Operations, Marketing or Sales, Personnel, Infrastructure
Revenue model
- Residential Home Sales: Sale of custom and move-in-ready homes across three neighborhoods (St. Anne's, St. Andrews, Homestead Cottages). Home prices range from approximately $232,700 to $425,000 depending on neighborhood and specifications.
- Golf Course Operations: Two championship golf courses (Founders Course and Iron Forge Course) generate revenue through green fees, memberships, and golf events. Courses have been recognized regionally.
- Discovery Getaway Packages: Overnight stay and tour packages at $149/couple with golf or $99/couple without golf, providing immersive community experience for prospective residents.
Pricing tiers
| Model | Billing | Price |
|---|---|---|
| One time/ perpetual license | Pay-as-you-go | Discovery Getaway - Experience the Community |
| One time/ perpetual license | Pay-as-you-go | St. Anne's Neighborhood - Custom Homes |
| One time/ perpetual license | Pay-as-you-go | St. Andrews Neighborhood - Golf Course Living |
| One time/ perpetual license | Pay-as-you-go | Homestead Cottages - Maintenance-Included Living |
Go-to-market motion1 record
Distribution channels2 records
Marketing channels6 records
Penn National product offering
Product offeringCore offering
Penn National operates an active adult retirement community spanning over 1,500 acres in south central Pennsylvania, selling custom-built and move-in-ready homes across three neighborhoods (St. Anne's, St. Andrews, Homestead Cottages), operating two championship golf courses, and providing resort-style amenities, social clubs, and wellness programs to over 1,000 resident families.
Product overview
Penn National is an active adult retirement community offering a comprehensive lifestyle experience centered around golf, wellness, and social engagement. The community features two nationally recognized championship golf courses (Founders Course and Iron Forge Golf Course), three distinct residential neighborhoods (St. Anne's, St. Andrews, and Homestead Cottages) with custom-built homes, and extensive resort-style amenities including a Discovery Getaway program for prospective residents. The community promotes healthy living through its Healthy Eating Adventure program and maintains a strong social fabric with over 70 special interest and social clubs. Additional support services include the Support Network at Penn National (SNaP) for aging-in-place assistance and a community garden for residents. Founded in 1968 and family-owned/operated, the community spans over 1,500 acres with over 1,000 families.
Differentiator
Problem solved
Functional benefit
Products and services
- St. Anne's Neighborhood A custom home neighborhood offering mountain vistas and views of the Iron Forge Golf Course fairways, with lots that are 100-feet wide and at least one-third of an acre, featuring 'Right-Sized' homes ranging from 1,763 to 1,996 square feet, priced from $232,700 to $276,740.
- St. Andrews Neighborhood A golf course neighborhood situated between the sixth and seventh fairways of the Founders Course, featuring single-family homes with first-floor master bedrooms, a maintenance association, and homes ranging from 1,757 to 2,378 square feet, priced from $240,000 to $313,800.
- Homestead Cottages A maintenance-association neighborhood featuring arts-and-crafts style architecture with two-story garages, offering ranch-style or 1.5-story home designs, with prices ranging from $243,000 to $253,000 including the homesite.
- Founders Course An 18-hole nationally recognized championship golf course featuring tree-lined fairways, large greens, sculpted bunkers, and a seven-acre lake, located within the Penn National community.
- Iron Forge Golf Course An 18-hole nationally recognized championship golf course offering 40-mile views of the surrounding Appalachian Mountains, featuring scenic natural trails and mountain vistas.
- Discovery Getaway An overnight experience package offering 2 days and 1 night accommodations, guided community tour, full access to resort amenities, and optional golf for couples at $149 (with golf) or $99 (without golf).
- Penn National Active Adult Community An active adult retirement community spanning over 1,500 acres with over 1,000 families, offering custom-built homes, golf courses, resort amenities, and a vibrant social environment in Fayetteville, Pennsylvania.
Quantifiable outcome
- No state income tax on any retirement income including 401(k) and IRA distributions when moving from states with deferred taxation
- +1 more outcomes
Companies that use Penn National
Customer profileNamed customers4 records
Segments3 records
Ideal customer profiles3 records
Penn National technology and API
TechnologyTechnology focussed No
API detail
- Has API
- No
- API docs
- API detail
Core technology
AI maturity
App detail
Penn National partnerships and signals
Strategic signalPartnerships
Six partnerships are on record, tiered core and minor.
- Leg Up FarmcorePenn National is partnering with Leg Up Farm, a nonprofit therapy center for children with special needs. White Rock Inc. developers contributed a 15-acre site for Leg Up Farm's second therapy center. The facility will include physical, occupational, aquatic and speech therapy, therapeutic horseback riding, counseling, nutritional services and educational programming under one roof.
- Healthy Eating AdventureminorCommunity-based 28-day program promoting whole-food, plant-based eating for heart health and wellness. Penn National sponsors and promotes this program for residents, partnering with Dr. Elizabeth George as program founder.
- Penn State Extension / Master GardenersminorPenn State Extension Master Gardeners provide educational classes and workshops at Penn National covering gardening, vegetables, herbs, and landscape design. Classes held at Ag Heritage Building in Franklin County.
- Wilson College Institute for Retired PersonsminorInstitute for Retired Persons at Wilson College provides educational lectures and intellectual stimulation programs for Penn National residents. Membership available for $25/person or $40/couple per semester.
- Totem Pole PlayhouseminorSummer theater located in Caledonia State Park near Penn National. Community members receive 10% discount on season tickets; Totem Pole presents shows and performs at Penn National events.
- Approved Local BuilderscoreSelect group of local custom builders who have worked with Penn National for years, offering home construction services for custom home builds. Builders include Rodney Armstrong, Bryan Hey, and Don Wenger.
Scale indicators5 records
Recent moves5 records
Expansion highlights3 records
Penn National competitors and assessment
Company assessmentBroad incumbents
- Del Webb (PulteGroup): Del Webb, owned by PulteGroup, is the largest and most recognized builder of active adult 55+ communities in the US. Highly comparable to Penn National in target demographic (active adults 55+), amenity-rich community model (golf, clubs, recreation), and home-sale-driven revenue, but operates at national scale across many states.
- Erickson Senior Living: Erickson Senior Living operates large-scale continuing care retirement communities (CCRCs) across the US, with an integrated independent living, assisted living, and healthcare model. Comparable to Penn National in active older-adult target market and community-wide amenity model, though typically offers higher-acuity care.
- Century Villags / Hometown America (Equity LifeStyle Properties): Equity LifeStyle Properties (ELS) is a publicly traded REIT operating manufactured housing and RV resorts including many 55+ communities. Comparable to Penn National in active adult demographic and amenitized community operations, though operates at portfolio scale.
Direct peers
- Trilogy by Shea Homes: Trilogy operates a network of active adult 55+ communities across multiple US states with golf, recreation, and social programming. Comparable to Penn National in active adult lifestyle positioning, home-sale business model, and amenity-led community design.
- K. Hovnanian's Four Seasons: K. Hovnanian's Four Seasons is a 55+ active adult community brand offering single-family homes with resort amenities in multiple states. Comparable to Penn National in active adult buyer targeting, master-planned format, and amenity-rich community positioning.
- Robson Communities: Robson Communities develops and operates master-planned active adult retirement communities in Arizona and Texas featuring golf, clubhouses, and resort-style amenities. Closely comparable to Penn National as a developer/operator of 55+ golf-centric communities with home sales as the core revenue driver.
Regional players
- Villages of Lancaster / Willow Valley Communities: Willow Valley Communities is a Pennsylvania-based retirement community operator in Lancaster County offering independent living, residential services, and amenities. Comparable to Penn National in geography (south-central PA), active adult/retiree focus, and residential community operating model.
- The Preserve at Boulder (Regional Active Adult Developer): The Preserve at Boulder is a smaller-scale, regionally focused active adult community developer in the Western US, offering custom homes, low-fee structures, and outdoor amenities. Comparable to Penn National in privately operated active adult community model and lifestyle-driven marketing.
- Berkshire at Brookfield (Brookfield Senior Living): Brookfield Senior Living operates independent and assisted living communities, including 55+ active adult developments in the Northeast US. Comparable to Penn National in regional positioning, active older-adult buyer target, and home/community ownership model.
Others
- Village at Winfield (LCS / Life Care Services): Life Care Services (LCS) is one of the largest operators of CCRCs and active senior living communities in the US, providing management services. Comparable to Penn National in community operations expertise and resident service delivery, though LCS operates via third-party management rather than ownership.
Market position
Strengths5 records
Weaknesses4 records
Competitive moat5 records
Key risks5 records
Key highlights7 records
Customer concentration
Penn National social profiles
Digital presencePenn National financial estimates
Financial estimateRevenue estimate
Valuation estimate
Penn National leadership team
Management profileNumber of profiles
Profiles4 records
Penn National subsidiaries and ownership
Company hierarchySubsidiaries3 records
Penn National funding detail
Funding detailFunding overview
Funding rounds
Investors
Funding detail is available on the Subscription and Enterprise plan.Contact sales →
Penn National M&A and investment
M&A and investmentM&A
Investments
M&A and investment is available on the Subscription and Enterprise plan.Contact sales →
Frequently asked questions about Penn National
What does Penn National do?
Penn National operates an active adult retirement community spanning over 1,500 acres in south central Pennsylvania, selling custom-built and move-in-ready homes across three neighborhoods (St. Anne's, St. Andrews, Homestead Cottages), operating two championship golf courses, and providing resort-style amenities, social clubs, and wellness programs to over 1,000 resident families.
Is Penn National a public or private company?
Penn National is a private company. It is classified as family owned and is currently operating.
When was Penn National founded?
Penn National was founded in 1968. It employs 1 to 10 people.
Where is Penn National based?
Penn National is headquartered in Fayetteville, United States, in the North America region.
How does Penn National make money?
Three revenue lines are on record. Residential Home Sales are the primary driver. The others are golf Course Operations and discovery Getaway Packages.
Who are Penn National's main competitors?
Broad incumbents on record are Del Webb (PulteGroup), Erickson Senior Living and Century Villags / Hometown America (Equity LifeStyle Properties). Direct peers are Trilogy by Shea Homes, K. Hovnanian's Four Seasons and Robson Communities. Regional players are Villages of Lancaster / Willow Valley Communities, The Preserve at Boulder (Regional Active Adult Developer) and Berkshire at Brookfield (Brookfield Senior Living). Village at Winfield (LCS / Life Care Services) is listed as an others.
Does Penn National have an API?
No public API is recorded for Penn National.
What industry is Penn National in?
Penn National's product category is Active Adult Retirement Community. Its primary akta.pro industry code is HLADAAAD, Active Adult (55+) Independent Living Communities, with a secondary code of HLADAAAG, Independent Living Real Estate Owners/Operators (REITs & Management Companies). Its NAICS code is 62331 and its SIC code is 7340.