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• Hyannis (2 miles)
• West Yarmouth (3 miles)
• Yarmouth Port (4 miles)
• Barnstable (4 miles)
• Centerville (7 miles)
• South Yarmouth (7 miles)
• Dennis (10 miles)
• South Dennis (10 miles)
• Osterville (11 miles)
• Dennis Port (12 miles)
• Marstons Mills (12 miles)

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TEN years ago, when Edgar S. Mangiafico, now 69, was planning for his retirement, the life style he sought seemed nonexistent. He and his wife, Jean, now 67, had cared for his elderly parents at their California home and did not want their own children to face the same responsibility.

But they were unimpressed by the sprawling continuing-care-cum-golf-club communities where friends were moving. Mr. Mangiafico, the former chairman of the May Company of California, a major Los Angeles department store, recoiled at the notion of paying for services he might not need, being divorced from a real community and depending on a car to pursue his many interests.

A longtime summer resident of Cape Cod, he decided that once he hit 70, 'I wanted to be where I was going to be, the Cape,' he recalled. He also wanted to be able to walk to a library, grocery and town meetings.

'I concocted a model that didn't exist,' he said. Indeed, the zoning ordinances of Chatham, like many Cape Cod towns, prohibited the construction of multifamily dwellings in the village center.

But late in 1998, after a three-year struggle, the town agreed to permit Park Place, a 29-unit residence in the village center with enclosed parking, and this month, Mr. and Mrs. Mangiafico sold their California home to move permanently into the 1,800-square-foot two-bedroom condominium that they purchased at Park Place last year.

That Mr. Mangiafico's vision materialized was more than serendipity. A surge of retirees and empty nesters seeking a new life style are settling on Cape Cod, Nantucket and Martha's Vineyard. Several towns are accommodating them by altering zoning bylaws and adding or upgrading services.

Meanwhile, developers in places like Harwich, Yarmouth, Mashpee and Dennis are building out existing retirement communities and creating new residential products: ranch houses with ground-floor master bedroom suites, small single-building assisted-living residences in historic architectural styles and more multifamily dwellings with services.

'This is happening because the Cape has a growing proportion of elderly residents,' said Marilyn Fifield, research analyst for the Cape Cod Commission, a planning and regulatory agency for the 15 towns on Cape Cod. By speeding up the review process, the commission is encouraging towns to allow high-density residential projects in their centers, where infrastructure like roads, water, sewer and police service is already in place.

Such housing shelters the surging elderly population and protects the fragile environment by limiting sprawl, Ms. Fifield explained. Recently, the towns of Orleans, Barnstable and Mashpee adopted new comprehensive local plans that include regulations allowing dense housing downtown, town officials said.

Health care is improving and, last month, Cape Cod Hospital in Hyannis won permission to expand its coronary care. With advanced telecommunications, Boston's world-class health care resources are more accessible. Meanwhile, old-fashioned small-town hospitality means that Chatham police employees call to check up on some fragile elders every morning.

Cape Cod and the islands of Martha's Vineyard and Nantucket make up the fastest growing region in Massachusetts, according to preliminary results of the 2000 census. From 1990 to 2000, the state population grew by 5.5 percent, but the Cape grew by 19 percent, Martha's Vineyard by 28.8 percent and Nantucket by 58.3 percent.

The region is also aging faster than the state as a whole. In 1960, residents older than 65 accounted for 10.9 percent of the state population and 12.7 percent of Cape Codders. Now, residents older than 65 account for 14 percent of the state population but 23 percent of Cape Codders. Chatham is the oldest community, with a median age of about 52.4 years, Ms. Fifield said, and the over-65 group seems to be growing in every Cape town except Mashpee.

PREDICTABLY, Cape Cod real estate brokers have noticed a shift in the demographics of home buyers. Amy Surette Greene, an owner of Martin Surette Realty in West Dennis, estimated that about 42 percent of her buyers in the past 12 months sought retirement homes, up from about 20 percent in 1990. However, this segment of buyers is not all elderly. Increasingly, buyers in their 40's and 50's are searching for homes from which they can telecommute now and retire later.

'We used to be a vacation mecca; now we're a retirement haven that also appeals to younger people getting a golden handshake when they leave a job,' she said. 'But even the older people who come here are very independent. They're on the Internet, and they tell me what services they'll access when they move here.'

The retirees settling on fast-growing, costly Nantucket must be even more independent. As an island, it is isolated by nature; assisted-living facilities are just in the planning phase and residents of all ages await improvements in health care delivery.

Nevertheless, island residents are graying, with a median age of about 42 years, up from 37 in 1990, estimates Andrew V. Vorce, the senior town planner. The bulk of new home buyers are aged 45 to 60 because they are more likely to be able to afford the average selling price of a single family house, which this year is $1.69 million; the median sale price is $885,000. That's in a new stratosphere compared with 1991, when the average sale price was $375,000 and the median was $265,000. Now, a small starter home on a tiny 3,200-square-foot lot on the outskirts of town costs about $385,000, Mr. Vorce said.

The island is increasingly accommodating for older residents. Transportation is better than it was just a few years ago. In recent years, airlines started to fly to more destinations, and high-speed boats have shortened the ferry ride from more than two hours to one hour. Personalized shopping services are now available on the island. Of course, the information age has also helped to lure more residents who can work from their island retreats.

Eighteen months ago, Roger and Betsey Brown, who are 69 and 57 respectively, relocated to the island after selling their home in the Chicago area and a beach house in Madaket on Nantucket. They purchased a 200-year-old 2,200-square-foot sea captain's home in Nantucket town that will take three years to renovate; one down, two to go.

Mrs. Brown has plunged into volunteer activities. Mr. Brown, a food broker, works from a third floor office. 'I flunked retirement,' he said wryly. But when he does retire in two years, 'I will paint the trim,' confessed Mr. Brown, who was painting the front stair rail on a recent sunny afternoon.

Among the popular developments for retirees and empty nesters are Naushop and Nashaquissett, both of which got under way in the 1980's and are about a mile from the center of the main town. Once a gravel pit, Naushop is a single-family-home subdivision with approximately 200 lots, which are still being built out and are selling for $650,000 to about $800,000, said Melinda Vallett, a broker for Denby Real Estate Inc.

Nashaquissett is a co-op with about 90 small single-family homes, a clubhouse, pool and tennis courts. Prices for resales of the 1,500-square-foot to 2,500-square-foot units range from $650,000 to about $850,000. But in 1997, Louis Salter, now 58, and his wife Paula, 55, purchased a two-bedroom unit with a small front yard for $290,000. In the fall of 1999, the last of their children moved out of their house in Mendham, N.J., Mr. Salter retired from his job as a municipal bond trader on Wall Street, and they moved to the island.

'I watched my friends go crazy and die; I decided to get out while I still had a few burners going,' said Mr. Salter, who took part-time jobs as an agent at Nantucket Accommodations, which helps visitors find lodging, and as a bartender, to supplement his income and establish himself in the community. His wife works at a historic inn. He worries that the island, which now has 9,000 dwelling units, up from 2,500 in 1975, may become too crowded. 'If it gets like the Hamptons, I may move to Florida, where the cost of living is lower,' he said.

Last year, Mary Ann Wagner, 60, retired from her job as a school administrator, and Samuel Wagner, a 62-year-old professor of business administration at Franklin and Marshall College, reduced his workload to teach only one semester a year. Now, they come to their 1,700-square-foot house on Madaket Road every month and are otherwise at their 9,000-square-foot farmhouse in West Chester, Pa.

'Retiring here has a lot of appeal for a geezer in training,' said Professor Wagner, a devotee of in-line skating. 'It's tranquil, yet technology enables me to have a rich stream of information.'

But they miss the Philadelphia Symphony and worry about health care. 'If you have a serious problem, you're flown off the island,' Mrs. Wagner said. 'As we get older, we wouldn't want to be in a life-care community, and Pennsylvania has more options for life care at home.'

THEY were encouraged that last month, the town agreed to lease 20 acres of land it owns for a new assisted-living facility to be developed by a nonprofit that will be chosen through bids. But, for now, Professor Wagner said, 'We're young, mobile and keeping all options open.'

Meanwhile, Cape Cod holds greater allure for some elderly people because of its larger menu of health care services, including the hospitals in Hyannis and Falmouth and a growing number of communities designed for older residents, like the 200-acre King's Way in Yarmouthport. Started in 1986 by the Green Companies of Newton, Mass., it includes about 500 condominiums for independent living, set around a golf course and village center. In the last year, about 50 new homes were built, including attached town houses and carriage homes -- all with private entrances -- that are selling for $185,000 to $425,000.

A year ago Swift and Ginny Barnes, who are 81 and 79 respectively, moved into a three-bedroom attached house facing a pond on the fifth green of the golf course. 'We have waterfront property,' quipped Mr. Barnes, who retired six years ago but still owns a business and a condominium in Newburyport, Mass. They had owned a large summer house nearby, and he said, 'We watched King's Way develop, visited often and finally moved in last year.'

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Also on the grounds is Heatherwood, built and managed by O'Connell Development Group of Holyoke, Mass., which has 180 condominium apartments with the extensive array of services often found in assisted-living residences and a wing with 14 small suites for very frail seniors. The community is open to residents older than 55, but the average age is about 80 years old.

Mary Herrick, 78, also left a house nearby to move into a one-bedroom Heatherwood apartment two years ago at the suggestion of her son, who lives on Nantucket. 'I couldn't take care of it anymore, so I moved in here,' she said contentedly. 'There's a lot of card playing here, and we get very loud.' A one-bedroom apartment costs $155,000 and carries a monthly fee of $925, and a two-bedroom cost $235,000 with a monthly fee of $1,200.

About 15 miles away in Chatham, Mr. Mangiafico thinks he has made a good investment at Park Place. 'I don't want to be encumbered with the value of a house,' he said. 'Some continuing care retirement communities only guarantee a 90 to 100 percent payback -- without appreciation. Our house is fee simple, so my estate will realize the appreciation.'

The development, which opened 16 months ago, offers residents hotel-like services. The management maintains the apartments and grounds, provides a dining room and, concierge style, helps residents find services they require, like transportation or health care. The condominiums sold in six months for $240,000 to $325,000 and carry a monthly maintenance fee of $700.

This residential model was created in 1989 by Chatham-based Wise Properties, which has developed three similar projects in Harwich, Harwichport and elsewhere in Chatham.

For Mr. Mangiafico, the Park Place approach seemed superior to developments he had seen in other parts of the country, where projects felt artificially self-contained and sometimes the costs of services were built into the overhead for all residents, whether they lived in independent apartments, assisted living or nursing-home accommodations.

And he was especially glad to find such a project on Cape Cod. 'I like the change of seasons, the water and fishing, access to Boston culture, New Hampshire skiing and the liberal political atmosphere,' he said.

Is There Speed Dating For Seniors On Cape Cod Massachusetts

When the baby boom generation starts retiring, Mr. Mangiafico said, 'There'll be a great demand for places like mine, and I didn't want to get shut out.'

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