Steve Mellon, Post-Gazette
	Karl and Denise Zajicek, natives of McKeesport and Pitcairn, respectively, have moved back to Pittsburgh from North Carolina. They live with their Old English sheepdog, Kolbe, in Observatory Hill, a neighborhood they chose because of its diversity, culture and friendly people.

Ken and Carol Carlson couldn't have been happier in the two-story Colonial they built in 1978 on a quiet street in McCandless. Once their two daughters grew up and got married, however, the four-bedroom home started to feel, well, just too much.

So the couple is following the route of many empty-nesters and will move in May into a new townhouse with low maintenance at Heritage Creek, a planned community in Adams.

It's actually a bit larger than their McCandless home, with a two-story great room and 1,400-square-foot finished basement to provide plenty of space when their daughters' families -- now with three grandchildren -- visit. And the townhouse was built with Universal Design features to accommodate older adults -- wider doorways, longer steps and extra-long baths so they can live there another 20 to 30 years.

"We think it's going to make our lifestyle better,'' says Mrs. Carlson, 59.

"Everyone says, 'Oh, you're downsizing,' " says Mr. Carlson, 61, a retired FBI agent who works as a consultant. "But we consider it 'right sizing.' "

Conventional wisdom might hold that people nearing retirement -- especially those who live in snowbelt cities such as Pittsburgh -- can't wait to move South to live out their golden years. But don't look for a major exodus. Most of the 78 million boomers, experts say, will stay put or -- like the Carlsons -- "right-size" to a new house that's within driving distance of their old community.

Roughly 1 in 20 of people age 55 and older will move in a given year, according to the U.S. Census. Of those, three-quarters will stay in the same state and half will remain in the same county. Those statistics are echoed in a 2003 AARP survey, which found that nearly four in five people age 50 or older think it is very or somewhat likely they will stay in their homes for the rest of their lives.

Some of those people won't move because they can't afford to, but demographers say it's more likely the boomer generation isn't budging because of a strong desire to be close to family and friends. Or, as Mr. Carlson explains: "Our whole life revolves around this place, so there was no reason to move away."

The desire to remain at home is so strong, in fact, that the fastest growing segment of the residential remodeling industry is now home modifications for the aging-in-place. An emerging field of Certified Aging-in-Place Specialists, or CAPS, work with older adults to assure they'll be able to safely, independently and comfortably stay in their homes, regardless of age, income, or ability level.

For those who do relocate, a popular choice is a master-planned "active adult" community. Starting with Del Webb's Sun City development in Phoenix in 1960, these communities typically require at least one resident to be age 55 or better. They might also offer golf, tennis, swimming pool and spa, exercise rooms and other activities that "younger thinking" seniors enjoy.

But Pittsburgh has been slow to develop these communities.

"Builders are just starting to awaken to the baby boomer generation," offers Joe Lane, an agent in Coldwell Banker's Galleria office.

That's not to say no one's trying. Stonebrook Village on Rochester Road in McCandless offers several residential choices for adults over 55, including luxury apartments and carriage homes that embrace Universal Design. It also has built-in social activities, with wine and cheese socials, movie night, bridge club and shopping trips to area malls.

The village's director of marketing Terry Brennan describes the 50-acre development as a "tweener" kind of place.

"People are still independent and vibrant and on the go," he says. "Yet they don't feel like wasting time shoveling snow or cutting grass."

Apparently, there's a market for this lifestyle: the 26 carriage homes in Phase I have sold out, and 7 of 38 homes in Phase 2, which start at about $250,000, are already under contract.

So where will most of Pittsburgh's boomers end up if they downscale? One housing option that's proved reasonably successful is the carriage or patio home, such as those being built at Waterdam Farms in North Strabane or Adams Crossing in Adams, says Coldwell Banker Real Estate Inc. president George Hackett.

These upscale residences typically are attached in groups of two to four homes and often include use of an on-site clubhouse or pool, tennis courts and putting greens. But their biggest selling point, says Mr. Hackett, is that they offer one-level living, with first-floor master suites and flexible, open floor plans. Plus, they're maintenance free.

Location also is important. A survey by the National Association of Home Builders' 50+ Housing Council (www.nahb.com) discovered that boomers not only want to be close to their families, but also to walking and jogging trails, public transportation and places to take their grandchildren.

Moreover, close proximity to colleges or universities also is important so they can keep their minds young via continuing education courses.

Townhouses are another popular buy for boomers, especially among those who don't mind stairs. Many also are seeking homes with private in-law suites if they're caring for an aging parent.

But not everyone who retires in Pittsburgh will have spent most of their lives here. The city has become a redestination for people who grew up here and then were transferred around the country, says Hoddy Hanna, president and chief executive officer of Howard Hanna Real Estate Services.

They're attracted back because of the relatively low cost of real estate and their "deep roots" in the community, says Mr. Hanna.

Denise and Karl Zajicek are perfect examples. Natives of Pitcairn and McKeesport, respectively, the couple spent most of their adult lives in an older home in Winston-Salem, N.C. Mr. Zajicek, however, always promised his wife he'd get her back in time for retirement. So when the 54-year-old was offered a job in the area last year, the couple quickly said yes. In December, they moved into a new townhouse on Watson Avenue in Observatory Hill.

They chose the neighborhood because they love its diversity and culture, as well as the friendliness of its people.

"You can actually sit down at a bus stop and people will talk to you," says Mrs. Zajicek, 52. "And the city's right over the hill. I can watch the Steelers from my front door."

It helps that their contemporary-style townhouse, which features a soaring 24-foot cathedral ceiling in the great room, gourmet kitchen and luxurious first-floor master bedroom suite, is pretty darn fabulous. It even has a tiny front yard so they continue to get some exercise as they age.

"It's always been my heart's desire to come back, so I'm thrilled," says Mrs. Zajicek. "This is home."