Senior Housing Calculators
Six free tools for rental assistance and homeownership relief: Section 8, property tax and homestead exemptions, reverse mortgages, USDA rural home repair grants, and subsidized senior apartments.
On a fixed income, a property tax increase or a rent rise cannot be covered by earning more. Most of the relief programs in this category were set up for older homeowners and renters for that reason.
Renting: Section 8 and Housing Vouchers
The Housing Choice Voucher program, commonly called Section 8, subsidizes rent in privately owned housing for eligible low-income households, including many seniors. Waiting lists are the main obstacle. They run from months to years depending on the local housing authority, and some authorities give priority to seniors and people with disabilities. The Section 8 Eligibility Calculator compares your household with the income limits, so you can judge whether and where to apply.
Owning: Property Tax Relief
Two distinct types of property tax relief often apply to the same homeowner: a general homestead exemption available to any qualifying primary residence, and a separate, usually larger, senior-specific exemption or freeze tied to age (commonly 65) and sometimes income. States and even counties set their own thresholds, so the same income and home value can qualify in one state and not another. The Property Tax Exemption Finder and Homestead Exemption Checker both account for this state-by-state variation directly, since a flat national answer would be misleading.
Can't Afford Needed Repairs? USDA Can Help in Rural Areas
Property tax relief and reverse mortgages assume you can afford to keep the home in livable condition. Some rural homeowners with very low income cannot. The USDA Section 504 program offers grants of up to $10,000 to homeowners 62 and older who cannot repay a loan, to remove health and safety hazards or add accessibility features. The grant is not repaid if you stay in the home for at least 3 years. The program also offers repair loans of up to $40,000 at 1% interest to homeowners of any age. Few people who qualify apply. The USDA Section 504 Home Repair Grant Checker shows whether you are likely to qualify.
Subsidized Senior Apartments: HUD Section 202
Section 8 gives you a voucher to use with any landlord who accepts it. Section 202 is housing built and reserved for very-low-income seniors 62 and older, with rent generally capped at 30% of income and often with support services on site. The HUD Section 202 Senior Housing Locator explains how the program works and links to HUD's official property search.
Turning Home Equity Into Income
For homeowners 62 and older with significant equity but limited cash flow, a reverse mortgage (most commonly an FHA-insured Home Equity Conversion Mortgage) allows borrowing against that equity without monthly payments, repaid when the home is sold or the owner moves out or passes away. It's a genuine option for some retirement plans, but it reduces the equity available to heirs and involves fees and compounding interest that need to be weighed carefully. The Reverse Mortgage (HECM) Estimator gives a starting-point projection based on age, home value, and existing mortgage balance.
Every Housing Tool
Related Reading
How Much Does Assisted Living Cost? A State-by-State Guide
National average ranges and the biggest drivers of regional cost differences.
Read more → HousingSenior Housing With No Waiting List
Realistic alternatives when Section 8 and public housing waitlists stretch for years.
Read more → HousingLow-Cost Senior Apartments: What to Look For
A practical checklist for the search, plus red flags to watch for in listings.
Read more →Frequently Asked Questions
What's the difference between a homestead exemption and a senior property tax exemption?
A homestead exemption is a reduction in taxable home value for any qualifying primary residence, whatever the owner's age. A senior property tax exemption is a separate and usually larger reduction for homeowners over a certain age. The two can often be combined.
How long does Section 8 take?
It depends on the local housing authority. Waits run from months to several years, and many lists are closed to new applicants at any given time. Some housing authorities give priority to seniors and people with disabilities.
Is a reverse mortgage a good idea for seniors?
It depends on the goal. A reverse mortgage (typically an FHA-insured HECM) lets homeowners 62+ convert home equity into cash without monthly payments, but it reduces the equity left for heirs and comes with fees and interest that compound over time. It fits some retirement plans and not others.
Is there help for seniors who can't afford home repairs?
For rural homeowners with very low income, the USDA Section 504 program offers grants up to $10,000 (homeowners 62+, never repaid if you stay 3+ years) and repair loans up to $40,000 at 1% interest (any age). It's restricted to eligible rural areas and specific income limits.
What is HUD Section 202 housing?
Subsidized apartment communities built and reserved for very-low-income seniors 62 and older, with rent generally capped at 30% of adjusted income and often with supportive services on site. Section 202 is tied to specific buildings, so you apply to each property and not to HUD.
This page is for general educational purposes and is not affiliated with HUD or any state or local housing authority. See our Data Sources page for how we source figures.