Courtyards at Waverly Woods: 55+ Homes for Sale in Woodstock, MD

Courtyards at Waverly Woods is a gated 55+ community in Woodstock, Maryland, built around the Waverly Woods golf course. It's made up of elevator condo buildings and attached villas, and it sits in Howard County just off Marriottsville Road, with Old Frederick Road along its northern edge.

I'm Ryan Breeden with Long & Foster, and I hold the Seniors Real Estate Specialist® (SRES®) designation. I've lived in Howard County for more than 25 years and I've been helping buyers and sellers across central Maryland since 2005, so I know how these buildings stack up against other 55+ options like Village Crest, Snowden Overlook and Bethany Glen. Most people looking here are making two decisions at once, which community to move to and how to time the sale of the house they're in. This page covers the real monthly cost, what homes have sold for, and how I'd handle the timing.

Courtyards at Waverly Woods is one of two 55+ neighborhoods inside the larger Waverly Woods community. The other is Waverly Woods West in Marriottsville, which has its own condos, villas and detached homes, its own associations and its own fees. The MLS and some websites blur the two names together, so if you've seen them mixed up, that's why.

Prices and fees below are current as of October 2026.

What's on the market today in Courtyards at Waverly Woods?

New listings show up here as they come on the market, newest first.

How Much Are the Monthly Fees at Courtyards at Waverly Woods?

Most condos here run about $525 to $565 a month once you add the HOA fee and the condo fee, and most villas run about $420 to $440.

Fees as of October 2026. Some homes also carry a small extra charge of about $6 a month, so the combined number for a specific home can run a little higher.

The two fees are the part that trips people up when they compare communities, because a listing often shows only one of them. Between them, your monthly cost covers exterior building maintenance, lawn care, snow removal, trash, the pools and the fitness center. The HOA and the condo association each have a community manager, and I provide my clients with the managers' contact information so they can ask directly what each fee covers and what's been approved lately.

Fees have been moving up. Condo fees on the sales that closed in late 2024 ran under $290, and 2026 closings sit in the range above, so budget for increases instead of locking in today's number.

What Have Homes Sold For at Courtyards at Waverly Woods?

Condos have sold for about $350,000 to $450,000 over the last two years, and villas for about $670,000 to $790,000.

Closed sales November 2024 through October 2026.

Inside each type, the spread comes down to the building, the floor, the view and the condition. I price from the sales in the specific building, not the community average, because a top-floor unit backing to the golf course and a lower-floor unit facing the lot aren't the same home.

What's the Difference Between the Condos and the Villas at Courtyards at Waverly Woods?

The condos are one-level homes in elevator buildings, and the villas are larger attached homes with more room to spread out. The condos here are two bedroom, two bath units built between 2006 and 2010, and many of the buildings back to the golf course. The villas are attached homes, either end-of-row or interior, with three to four bedrooms and a lot more square footage.

At the typical sold prices above, a villa costs roughly $340,000 more than a condo, and the monthly fees run about $100 to $125 less. A condo gives you elevator access and no stairs inside your home, and a villa gives you space for guests and storage. Which one fits depends on how much house you want to keep, not on which is the better deal.

What Amenities Come With Courtyards at Waverly Woods?

The community center has a fitness center and meeting space, and outside there are pools, tennis and pickleball courts, a bocce court and walking paths. The entrance is gated, and there's EV charging in the parking lots. Shops and restaurants are close, and I-70 is a few minutes away.

The community borders the Waverly Woods golf course. Waverly Woods Golf Club membership is separate and optional, so it isn't part of your monthly fees.

Should I Sell My House First or Buy at Courtyards at Waverly Woods First?

Start with what your current house will net, because that number decides which order is realistic. If the equity in your house pays for the move, you either sell first or make your offer contingent on your sale, and a sale contingency makes your offer weaker than a clean one. If you can carry both homes for a few months, buying first gives you control of the date. A rent-back is the middle option: you close on your sale and stay in the house for a few weeks to two months while you finish the move.

The homes here have been selling quickly, with most villas going under contract in two weeks or less and condos in about a month, so the long pole is usually the sale of your current house. You can see what yours is worth with a home value estimate, and I'll walk you through the net after commission, potential repairs and prep before you make any offer.

What Should I Know Before Buying at Courtyards at Waverly Woods?

This is a 55+ community, so the age requirement applies to who can live in the home. It also narrows the pool of buyers when you sell, and that's the real tradeoff of any age-restricted community. The sales history shows steady demand, with more than 35 homes closing here in the last two years, but ask the community manager how the age rule applies to a spouse, an adult child who would inherit the home, or someone who moves in later.

Each condo and HOA has a resale package with budgets, reserves, rules and any special assessments. The seller orders it after the contract is signed, so before you write an offer, confirm the monthly fee and what it covers with the community manager. Once the package arrives, a Maryland condo buyer has seven days to cancel the contract, and that's your window to go through the documents and any potential fee changes. I help clients get the details and the contacts they need so they can make an informed decision.

Frequently Asked Questions About Courtyards at Waverly Woods

How much are the monthly fees at Courtyards at Waverly Woods? Condos run about $525 to $565 a month and villas about $420 to $440 once you add the HOA fee and the condo fee. Ryan Breeden helps you get the community manager's contact so you can confirm the exact total on a specific home. The fee table above has the breakdown.

What is the age requirement at Courtyards at Waverly Woods? It's a 55+ community, and the age requirement applies to who can live in the home. Ryan Breeden helps you get the association contact so you can ask how the rule applies to a spouse or to family members who may stay in or inherit the home.

Should I sell my house first or buy at Courtyards at Waverly Woods first? Start with what your house nets after commission, repairs and prep, because that decides whether selling first, a sale contingency or buying first is realistic. Ryan Breeden walks you through those options, and you can get your number with a home value estimate on breedenproperties.com.

Are homes at Courtyards at Waverly Woods harder to resell? The age requirement narrows the buyer pool, but homes keep selling, with more than 35 closings in the last two years and most villas going under contract within about two weeks. Ryan Breeden pulls comps from the specific building so you see what your type of home has actually sold for.

Do I have to join the golf club at Courtyards at Waverly Woods? No. The Waverly Woods golf course borders the community, and club membership is separate, optional and not part of the monthly fees. Ryan Breeden can point you to the club if you want to ask about membership.

Is Courtyards at Waverly Woods the same as Waverly Woods West? No. Both are 55+ subdivisions inside the larger Waverly Woods community, but they're separate neighborhoods with their own associations and fees. Courtyards at Waverly Woods is gated and in Woodstock, and Waverly Woods West is in Marriottsville. Ryan Breeden covers both on breedenproperties.com.

Ready to Talk Through a Move to Courtyards at Waverly Woods?

Ryan Breeden is a local Howard County expert with 20+ years of real estate experience, a background in construction and formal appraisal training, the Seniors Real Estate Specialist® (SRES®) designation, a 100% client satisfaction rating, and has lived in Howard County for 25+ years. He knows what each community has to offer, what to watch for when considering a move, how to navigate a successful transaction, and how to negotiate the best deal for his clients, including when you need to sell your current home and buy here at the same time. If you're selling first, see how Ryan sells homes.

Schedule a Free Buyer Consultation (in person or Zoom) today to see why Howard County home buyers have been so happy with his results. Call or text me at 443-896-6081.