You don't choose family, but if you're lucky, you feel grateful for the family that was choose for you. Alex, Stacey, Joseph "JR," and Marie-Jacques have had very different experiences growing up in the same household. They also currently living very different lives in different parts of the world. Despite those differences there is love and a desire to support and connect with the siblings you've watch grow up.
Grounding is an attempt to strengthen those sometimes strained connections through physical and emotional proximity, while also providing practical financial and lifestyle benefits for every household involved.
This is not a 1970s hippie commune. Each household remains fully independent, with its own home, finances, and private life. What is shared is the land, driveway, utility infrastructure, outdoor common spaces — and the everyday advantage of living near people you already know and trust.
Stacey and Jason are busy parents who are trying their best to maintain a balance between finances, personal life, and the work all couples need to do to maintain a loving relationship. The strain of juggling all of these, combined with distance from family and the inability to maintain stable friendships in their hometown, is putting pressure on their health and mental well-being.
Co-housing provides solutions by breaking the isolation sometimes felt by the couple. On a practical level, it would also greatly reduce their cost of living, which would mean both could get less demanding jobs or, if the financials are solid, take a very long break from work entirely.
The burden of childcare would also be reduced, as family would be nearby to provide extra help with raising children.
Alex and Chantl believe that families thrive in community, not isolation. They're currently taking a long, likely forever, break from work while traveling through Latin America.
They have a young adult daughter and two twin boys who have a lot of energy. When the couple returns to the States, they hope to build a life that provides the space their family needs with proximity to people they trust enough to share resources and time. Co-housing also offers them the low cost of living that will help them maintain their finances into early retirement.
Alex and Chantl enjoy city living, and for them co-housing blends some of the best parts of urban life — social interaction and shared experiences — with the space, affordability, and family support that intentional community provides.
Marie-Jacques is the oldest sister who has built a life and career for herself in New York City. Despite that, she has been looking to leave for some time to be able to own a home and escape the skyrocketing cost of living in the city. Her children are all grown, and aside from her long-term partner and the career she'll soon retire from, there are no strong ties to New York.
Co-housing offers Marie-Jacques homeownership and the ability to strengthen bonds with family. With a location near enough to a major city, she and her partner can also retain their lifestyle of enjoying nightlife and cultural exploration.
Joesph "Jr." and Marilyn have been married for over two decades. They've build a life together and raised two grown children. However, Jr. is about to start another phase in his life as he looks to retire in about three years. With the build time from conception to move-in being about two years, his property in grounding will be ready close to that retirement date.
A property at the co-housing community might be his second home, as he plans to keep his home in Long Island, but it also offers the positivity of family togetherness without the negativity associated with the past. Spending time with people who truly love him while giving him the freedom to come and as he pleases is what this community offers him.
Though still working, the space offers Marilyn a chance to genuily connect (and have fun) with her husband's side of the family is a way that might not have been possible before.
Building on shared land — rather than buying separately — puts every design choice in the community's hands and compounds the advantages. Below are the core reasons this model works, organized by what kind of value each delivers.
Outdoor Sauna
A cedar barrel or cabin sauna tucked into the tree line — built for under $5K DIY, a luxury that would cost many times that to access in a suburban context.
Workshop / Maker Space
A dedicated shed or structure for woodworking, electronics, 3D printing, or any technical side project. The space can changes what's possible for household members who build things.
Outdoor Recreation Area
A cleared activity area for basketball, football, or a built-in obstacle course gives high-energy kids and adults a place to channel physical movement and maintain fitness.
Natural Swimming Pool
A chemical-free swimming pond filtered by aquatic plants — cooler and cleaner than a chlorine pool, and dramatically more beautiful and cost effective. They're common and safe, and below is an example video.
Community Hot Tub
A shared hot tub creates a year-round gathering place for conversation, relaxation, and recovery. This feature is a surprisingly affordable luxury when costs are shared across households.
Fun Spaces
Imagine an outdoor projector theater; a simple but well designed fire pit for s'mores and gatherings; lawn games that don't require a screen; and seasonal celebrations that turn into parties with the addition of a few more friends. The land becomes a destination rather than just a place to live.
Space to Grow Food
Three-plus acres means a shared vegetable garden, fruit trees, or herb beds. Fresh food for all means increased health benefits — physical as well as mental health — while cutting grocery costs and adding beauty to the landscape.
Solar Panels
Installing solar at build time costs significantly less than retrofitting later. A properly sized system (8–12 kW) can eliminate monthly electric bills. The federal 30% Investment Tax Credit may also apply.
Whole-House Water Filtration
A whole-house filtration system can be integrated during construction to provide cleaner water throughout the home. They help reduce PFAS (cancer-causing forever chemicals), chlorine byproducts, pesticides, heavy metals, and other common contaminants.
Metal Roofing
Metal roofs last 40-70 years vs. 15-20 for asphalt shingles, are highly wind- and fire-resistant, and reflect heat to reduce cooling costs. Installing at build time avoids the cost and disruption of a mid-life reroof — a meaningful long-term savings for every household.
Whole-Home HEPA Filtration
Upgraded HVAC filtration captures many of the particles that standard filters miss, including pollen, dust, smoke, and pet dander. Cleaner indoor air can improve comfort year-round.
For most of human history, the isolated nuclear family household was the aberration. West African compounds — the model that arrived in the Americas with enslaved people and persisted in Caribbean and African-American family structures — placed multiple related households around a shared courtyard, with common cooking areas, shared childcare, and collective management of resources. The Haitian lakou is perhaps the most direct ancestor: a family land arrangement in which several households share a parcel, maintain separate dwellings, and organize around a common yard and elder matriarch.
What this proposal is doing isn't experimental. It doesn't ask the families to adopt something foreign. It asks them to rebuild something their ancestors knew how to do — on land they own, with legal structures that protect it. The proposed LLC and Operating Agreement are the modern tools which provide security for the core households while allowing other potential households to join later on.
Valerie is a first cousin of Alex, Stacey, and Jr. — a single mother currently living in New Jersey. She is unlikely to join the community at launch. Her grown and growing children are rooted in their current area — school friendships, local ties, and the stability that comes from staying put matter to them. Her position at Rutgers University also anchors her professionally to New Jersey in a way that makes a Maryland relocation a significant ask.
But the door can remain open. Valerie has home ownership goals, but housing costs in NJ/NY are prohibitive. Co-housing allows her the chance to get a mortgage for an affordable home that will appreciate in value while also providing community.
Geraldine is Alex, Jr., and Stacey's first cousin. She manages her health with consistency and that is exactly what co-housing can quietly support. Currently she is connected to New York City through her job and ailing father.
Should those ties dissolve, she would be able to sell her current home and, for a fraction of the money gained, purchase a home in the community. It would offer her a stable home environment where she would have her own home, her own space, and her own routine — with family close by rather than far away.
Tara is Marie-Jacques oldest daughter and maintains a connection to MJ's sibligs. She currently lives in Boston with her partner and their child. Her and her partner, Tawfik, have expressed interest in co-housing years before as the concept is very much aligned with her partner's upbringing in Morraco.
They are unlikely to join as Tawfik's job ties him to Massachusetts. Should that change the LLC structure allows for them to join in the future.
Though not having grown up with his siblings, Clifford is a loved brother who's presense in the co-housing community would add to it's character in immesurable ways.
Currently based in a Boston suburb, he and his wife Micheline are working parents who are working hard to provide for their three daughters. Co-housing would not only give the family reduced living expenses, but allow their children to better connect with family they rarely see. Their admission is unlikly, as Clifford's job is location specific and he's not close to retirement. However, space can be made available should his situation change.
Four households sharing land requires clarity about what is private, what is shared, and who is responsible for what. The goal is not to regulate daily life, but to agree on the framework in advance so that daily life never needs to involve a dispute about it. An Operating Agreement is where this happens as it sets clear boundaries. Below are summarized, suggested additions to such an aggreement that Grounded: A Co-housing Community could adapt.
Your home is yours
Each household's dwelling is fully private. No one enters without an invitation — not family, not neighbors. Private outdoor space immediately surrounding each home (porch, patio, immediate yard) belongs to that household's exclusive-use zone as defined in an Operating Agreement.
Common land, defined zones
The Operating Agreement designates which portions of the parcel are common (garden, driveway, recreation areas, shared structures) and which are each household's exclusive-use zone. No household may use another's exclusive zone without permission.
Guests & visitors
Each household may have guests without community approval for stays under 14 days. Extended stays (14+ days) are communicated as a courtesy to other households. No household may list their home for short-term rentals.
Financial independence
Each household's personal finances are entirely their own. The shared LLC account described in another section covers only community costs — property taxes, shared utility systems, common area maintenance. No household is liable for another's personal debts.
Maintenance responsibilities
Each household maintains their own dwelling and exclusive-use zone. Shared systems (well, septic, driveway, common structures) are maintained from the shared reserve fund. The Operating Agreement specifies contribution amounts and the process for approving major shared expenditures.
Decision-making
Routine community decisions (minor shared expenses, scheduling shared space) are made by majority (3 of 4). Sale of the entire property would still require unanimous consent.
Numbers and logistics only go so far. Here is what a typical summer day might look like at Grounding. Not aspirational fantasy, but a realistic picture of what proximity and shared land make possible.
By 7:30, the smell of coffee has drifted across the path between houses — Chantl brews enough for two households most mornings without anyone asking. She chats with Stacey at the small table near the garden for half an hour before the school bus comes. Alex hurries his kids, niece, and nephew to the school bus.
Evelyne wakes up right before noon and by 12:30 she’s drinking tea on her front porch as talks to Alex who is in the garden.
By 4 o'clock the kids are back, and what happens next is hard to explain to someone who grew up differently: they just go outside. No playdate to schedule, no car to drive. Cousins find cousins. Neil, bouncing with chaotic energy, ropes Kameron into something complicated involving a rope and a tree. Kira pulls herself out of her room to sit on Evelyne's porch with her mother, earbuds in phone on her lap, and maybe a sketch book beside her notebook—close enough to feel included, far enough to feel safe.
Dinner is loose and overlapping. Two households cook, everyone ends up eating together. Evelyne is at the table, rosary beads in her lap, her accent coloring stories of Port-au-Prince that the twins half-listen to while reaching for more food. The kids eat fast and disappear. The adults stay too long, chatting about politics and pop culture.
This is the thing that is hardest to manufacture in any other living arrangement: the unhurried, unscheduled accumulation of time together.
School bus · the land wakes up
Four kids board the bus from the shared driveway. Adults scatter to their pursuits — the workshop, the deck, the kitchen, their desks. The land is theirs for the day. Maybe some take a day trip to DC.
Chosen pursuits across the land
A manuscript taking shape. Documentary footage in the edit. Business plans over a cup of coffee. Headphones while grinding away in the maker space. Some get together to make something in the kitchen that the whole community will sit down to later.
The bus returns · the land activates
By mid-afternoon, the bus returns. Kids scatter across the property — the older ones to the workshop, the younger ones to the swimming pond or treehouse. Some gather around the outdoor movie screen, arguing over what to watch.
Dinner · fireflies after
As evening falls, families gather for the meal that's been simmering all day. After dinner, the adults linger on the deck while children chase fireflies. Each household eventually retreats to their private space — the day marked by chosen pursuits, shared meals, and the quiet comfort of family nearby.
Grounding: A Co-Housing Community would have flexibility on state lines, but will work to keep their roots in the NorthEast region of the country. The shortlist below spans Maryland, Pennsylvania, and New Jersey with a focus on safety, school quality, land affordability, and proximity to a major city. Contenders could include Georgia and Florida. The final location would be chosen collaboratively by all households, weighing commute needs, school priorities, and budget realities.
Southern / Western York County
The rural corridor near Glenville and Spring Grove is probably the strongest starting point for this community. Parcels of 3+ acres can realistically be found near the $140,000 ceiling, and Baltimore falls within the target drive time from much of the county. School quality varies by exact district, so the parcel's assigned schools matter — this should be confirmed before any offer. CrimeGrade gives York County an A+ overall grade, making it a particularly strong combination of affordability, safety, and Baltimore access.
Adams County
Adams County may offer the strongest combination of land affordability and documented safety on the shortlist. The community should concentrate on the southeastern part of the county — particularly around Littlestown and New Oxford — to keep Baltimore access within a reasonable range. The area offers a rural, family-oriented environment with access to solid school districts. CrimeGrade gives Adams County an A+ overall grade, making it one of the safest options on this list.
Calvert County
Calvert County is the premium option for families prioritizing schools, safety, and overall quality of life. Rural communities such as Lusby, St. Leonard, and Port Republic offer access to well-regarded schools, Chesapeake Bay recreation, and the broader Washington–Baltimore region. The main challenge is affordability — 3+ acre parcels below $140,000 are less common here than in Pennsylvania, so patience and flexibility are required. For families with young children, Calvert's combination of education, safety, and natural amenities makes it one of the strongest overall candidates.
Southwestern Gloucester County
Particularly attractive for families who want convenient access to Philadelphia while retaining a more rural lifestyle. Areas around Franklin, Elk, and the outskirts of Woolwich Township provide access to suburban and rural communities with several well-regarded school options. CrimeGrade gives Gloucester County an A+ overall grade. The primary challenge is land cost — finding a desirable, buildable 3+ acre parcel below $140,000 may require a longer search than in York or Adams County, but it is achievable in the right pockets.
| Area | Nearest City / Drive Time | CrimeGrade | Key Notes |
|---|---|---|---|
| S/W York County, PARecommended | Baltimore: 50–65 min · D.C.: 90 min · York city: 15 min | A+ — county-wide | Best affordability · Verify school district by parcel · Strong safety profile |
| Adams County, PA | Baltimore: 65–75 min · York: 25 min · Gettysburg: 10 min | A+ — county-wide | Strongest safety on the list · Rural family character · Littlestown / New Oxford areas preferred |
| Calvert County, MD | Baltimore: 65–80 min · D.C.: 75 min · Annapolis: 45 min | Consistently top-ranked in MD | Best schools and amenities · Tighter budget · Chesapeake Bay access |
| SW Gloucester County, NJ | Philadelphia: 30–45 min · Cherry Hill: 25 min | A+ — county-wide | Philadelphia access · Longer land search needed · Solid school options |
Before finalizing any parcel, the community should confirm: (1) the county's specific zoning allows two dwellings — or a home plus attached ADU — on the parcel being considered, (2) the parcel can support a shared well and septic system, and (3) the specific school district assigned to the parcel matches expectations. A local land-use attorney in the target state should review any parcel prior to purchase.
3164 Dalrymple Rd, Chesapeake Beach, MD 20732
A privately wooded, perc-approved 3-acre lot in northern Calvert County near Chesapeake Beach. Backs to trees. Note: a final subdivision step (~$25K, ~12 months) and TDR allocation (~$30K) are required, bringing all-in land cost to approximately $145K — but with strong equity upside. Annual taxes only $755.
View on Zillow →
North Beach is the bayfront town at the northern tip of Calvert County — a short drive from this parcel — with a waterfront boardwalk, local dining, and a tight-knit community feel.
A multi-member LLC is the most practical structure for a family co-housing community of this size. It creates a shared legal entity that can purchase land and contract with builders, while protecting each household's personal assets and providing a written framework for every significant decision the community will face.
✦ Recommended: Multi-Member LLC
- All three households become members of a Maryland LLC. Membership percentages are defined in the Operating Agreement — larger households may hold proportionally larger shares reflecting greater capital contributions, or all three households may hold equal shares if contributions are equalized. Both approaches are common.
- File Articles of Organization with the Maryland Department of Assessments and Taxation (~$100 filing fee). This typically takes about a week to process. Obtain a free EIN from the IRS. Open a shared LLC bank account.
- Draft a detailed Operating Agreement — the single most important document the community will create. It should cover: membership percentages, voting thresholds for major vs. routine decisions, cost-sharing formulas, maintenance responsibilities, buy-out procedures, inheritance provisions, subletting rules, guest policies, and the process for adding new households.
- The LLC purchases the land. Each dwelling informally "belongs to" each household, but the land and all structures are legally LLC assets. The Operating Agreement defines each household's exclusive-use rights over their dwelling and the immediate surrounding area. Common land (garden, recreation area, driveway, shared structures) is held jointly.
- Ongoing shared costs — property taxes, common area maintenance, shared utility systems (well, septic) — are paid from the shared LLC bank account, funded by monthly contributions from each household per the Operating Agreement formula.
- File annual reports with Maryland SDAT to keep the LLC in good standing (~$300/yr). Appoint a member-manager or rotate the responsibility annually.
Why an LLC works well here: Liability protection, pass-through taxation, and a flexible written framework for multi-party ownership. One limitation: banks are often hesitant to mortgage LLC-held land without personal guarantees, so the community may need to pay cash, use owner financing, or have individual members take personal construction loans and later contribute proceeds to the LLC.
The community will need five homes. Three paths are modular homes, prefab kit homes, and a local custom builders. Each represents a different tradeoff between cost, timeline, customization, and hands-on involvement.
Modular home specifications
Kit specifications
All-in mid-range estimate ~$360,000
Range: approximately $310K–$425K depending on finishes, labor rates, and site conditions. Smaller kit options from DC Structures start below $100K for the shell.
View the McCall on DC Structures →
| Factor | Modular | Prefab Kit | Local Builder |
|---|---|---|---|
| All-in cost · larger home | $210–280K | $290–380K | $280–420K |
| All-in cost · smaller home | $155–210K | $210–270K | $210–310K |
| Build timeline | 4–8 months | 8–14 months | 12–18 months |
| Design flexibility | Moderate — floor plan options within catalog | High — interior fully customizable | Highest — every choice is yours |
| Local expertise | Low — ships from factory, GC needed locally | Low — kit ships nationally, GC finishes out | Highest — builder knows county codes & subs |
| ADA / accessibility | Select accessible floor plans available | Specify in design — fully achievable | Full control — specify anything needed |
| Best for | Fastest timeline, lowest cost | Design quality, long-term durability | Maximum customization, local relationships |
Modular homes deliver the fastest move-in and lowest per-household cost.
Prefab kit homes suit households that want more architectural character and are comfortable with a longer build.
A local custom builder is the right choice for any household wanting a fully bespoke home built.
| Item | Notes | Low Est. | High Est. |
|---|---|---|---|
| Land (3–5 acres) | Calvert or Queen Anne's County | $75,000 | $100,000 |
| LLC formation + attorney fees | Operating Agreement, filing, EIN | $2,500 | $6,000 |
| Site infrastructure (shared) | Well, septic(s), driveway, electric hookup, clearing | $60,000 | $120,000 |
| Home #1 — Clermont-Martin-Thornton | 3–4BR modular home, ~1,400 sq ft, all-in | $210,000 | $360,000 |
| ↳ Evelyne's Attached ADU | 1BR/1BA attached unit, ADA-accessible, separate entrance — included in Home #1 build | $60,000 | $100,000 |
| Home #2 — Ormand-Clermont | 3BR/2BA modular home, ~1,200 sq ft, all-in | $200,000 | $340,000 |
| Permits, inspections, contingency | ~10% buffer recommended | $61,000 | $103,000 |
| Total Community Build Estimate | ~$669K | ~$1.13M | |
Divided across two core households, the shared costs (land, legal, infrastructure, contingency) split equally at roughly $99K each. Home #1 carries the larger individual share because it includes Evelyne's ADU. The low scenario uses modular homes throughout; the high scenario uses prefab kit homes with premium finishes.
Two households.
One community.
The research is done. The numbers work. The model is proven. What's left is the decision.