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Start with the right help
Your Area Agency on Aging (find it through the Eldercare Locator, 800-677-1116) can connect you to housing options, benefits counseling, home-delivered meals, transportation, caregiver support, and home modification programs. HUD-approved housing counselors help with renting, reverse mortgages, and foreclosure prevention.
Affordable rental options
| Option | Age | Rent | Where to apply |
|---|---|---|---|
| Section 202 Supportive Housing for the Elderly | 62+ (very low income) | ~30% of adjusted income | Each property |
| Elderly-designated public housing | 62+ (some mixed elderly/disabled) | ~30% of adjusted income or flat rent | Housing authority |
| Housing Choice Voucher | Any age; elderly deductions apply | ~30% of adjusted income | Housing authority |
| Project-based Section 8 senior buildings | Often 62+ | ~30% of adjusted income | Each property |
| Tax credit (LIHTC) senior apartments | 55+ or 62+ | Fixed below-market rent | Each property |
| USDA Section 515 | Many rural properties serve seniors | Basic rent or ~30% with Rental Assistance | Each property |
Section 202 properties often have a service coordinator who connects residents with meals, transportation, and health services. Waiting lists are property-specific, so apply to several.
Deductions for older households: the 2026 HOTMA elderly/disabled-family deduction is $550 per household, not per person. Implementation timing, qualified medical expenses, transition relief, and hardship thresholds matter. Ask the PHA or property manager which rules apply before calculating a deduction; some providers are still transitioning. Keep receipts and read how rent is calculated.
Types of senior housing (and who pays)
| Setting | What it is | Typical payment sources |
|---|---|---|
| Independent senior apartments | Regular apartments for older adults | Rent (subsidized or market) |
| 55+ active adult communities | Age-restricted, usually market-rate | Private funds |
| Assisted living | Housing with personal care and supervision; state-licensed | Private funds, long-term care insurance, Medicaid waivers (services), VA benefits |
| Memory care | Specialized assisted living for dementia | Same as assisted living |
| Nursing home | 24-hour skilled nursing care | Medicare (short-term rehab only), Medicaid, private funds |
| Continuing care retirement community | Campus with multiple levels of care; often large entry fees | Private funds |
| Adult family homes / board and care | Small residential care homes | Private funds, SSI state supplements, Medicaid waivers |
Staying in your own home (aging in place)
- Property tax relief: senior exemptions, freezes, circuit breakers, and deferrals. See property tax help.
- Home repair grants: in rural areas, USDA Section 504 offers grants up to $10,000 (lifetime) to very low-income homeowners 62+ to remove health and safety hazards, and 1% loans up to $40,000. Local CDBG-funded programs and nonprofits help elsewhere. See home repair assistance.
- Weatherization and energy help: weatherization and LIHEAP prioritize older adults.
- Home modifications: grab bars, ramps, stair lifts, walk-in showers. See accessible bathroom modifications.
- Medicaid home and community-based services: personal care, adult day services, and home modifications for eligible people who need a nursing-home level of care.
- Reverse mortgages: see reverse mortgages.
- Shared housing and ADUs: home-sharing programs match older homeowners with renters; some cities support accessory dwelling units.
Renters: protections for older adults
- Many states give older tenants or tenants with disabilities extra time or protections in evictions, the right to break a lease to enter care, or protection against condo conversions.
- Reasonable accommodations apply to age-related disabilities (for example, a ground-floor unit, an assistance animal, or an extra bedroom for a live-in aide).
- Senior buildings may have pet allowances under HUD rules for elderly housing.
Avoid scams targeting older adults
- Home repair scams: high-pressure door-to-door contractors, demands for large upfront payments, or “you qualify for a government grant” pitches. Verify contractors’ licenses and never sign over your deed.
- Deed theft and equity stripping: anyone offering to “save” your home in exchange for signing over the title.
- Reverse mortgage pressure: be wary of anyone pushing annuities or investments funded by a reverse mortgage.
- Fake senior housing waitlist fees.
Report scams to the FTC (ReportFraud.ftc.gov), your state attorney general, and Adult Protective Services if someone is being exploited.
Frequently asked questions
At what age do I qualify for senior housing?
HUD’s Section 202 and elderly-designated public housing generally require at least one household member to be 62 or older. Private “55+” communities allow residents 55 and older under the Housing for Older Persons Act. Tax credit senior properties may use 55 or 62.
How much does senior subsidized housing cost?
In Section 202, senior public housing, and vouchers, rent is generally about 30% of adjusted income. Households whose head, co-head, or spouse is 62+ get a $550 deduction (2026, HOTMA rules) and can deduct unreimbursed medical expenses above 10% of income, including Medicare premiums.
Does Medicare pay for assisted living?
No. Medicare doesn’t cover long-term custodial care or room and board in assisted living. Medicaid may cover services (not usually room and board) in assisted living through home and community-based services waivers in many states; long-term care insurance and VA benefits may also help.
Can I get help paying property taxes as a senior?
Most states offer senior homestead exemptions, assessment freezes, circuit-breaker credits, or tax deferral. Contact your county assessor or tax collector. See our property tax relief guide.
Is a reverse mortgage a good idea?
It can help some homeowners 62+ stay in their homes, but it reduces equity and requires you to keep paying taxes, insurance, and upkeep. HUD-approved counseling is required for federally insured HECMs. See our reverse mortgage guide.
Sources and verification
Use these sources to check program rules. Funding, openings, and local procedures must be confirmed with the agency handling your application.
Update note (2026-10-01): Distinguished tax credit rents from income-based HUD rents and clarified household deductions and implementation timing.
- PIH 2026-15: HOTMA implementation and deductionsHUD
- Section 202 Supportive Housing for the ElderlyU.S. Department of Housing and Urban Development
- Eldercare LocatorAdministration for Community Living
- Housing for Older Persons Act (fair housing exemption)U.S. Department of Housing and Urban Development
- Single Family Housing Repair Loans & Grants (Section 504)USDA Rural Development
- Paying for long-term careAdministration for Community Living
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