Low Income Senior Housing: Section 202, Vouchers, Tax Credit Apartments, and How to Apply

Types of low income senior housing

“Senior housing” covers many kinds of buildings. Some are owned by nonprofits with federal rent help. Some are private apartments that accept vouchers. Some are tax credit buildings with lower, fixed rents. The table below compares the main options.

HUD Section 202 supportive housing

Section 202 is HUD’s program built just for older adults. HUD funds nonprofit owners to build and run apartment buildings, then pays part of the rent for each resident. The federal rules are in 24 CFR part 891.

Under 24 CFR 891.205, an “elderly person” household is one in which at least one person is 62 or older when the household moves in. To get an assisted unit, the household must also be very low-income, which generally means at or below 50% of the median income for the area. Many Section 202 buildings also offer or coordinate services such as meals, transportation, or a service coordinator who helps residents stay independent.

You apply directly to each building. Under 24 CFR 891.410, the owner keeps a written waiting list in date order and must tell you in writing if you are rejected and why, and you can ask for a meeting to review the decision. If a list is so long that a new applicant likely would not get in within 12 months, the owner may stop taking applications for a while.

Public housing and vouchers for older adults

Local public housing agencies (PHAs) run public housing and the Housing Choice Voucher program. Neither is limited to older adults, but both help many of them. Some public housing buildings are set aside for elderly families or for elderly and disabled residents.

Housing agencies can choose local preferences that move some applicants up the list. Federal rules let an agency give single people who are 62 or older a preference over other single applicants (see 24 CFR 982.207 for vouchers). Agencies with a working-family preference must also give that preference to applicants 62 and older. Ask each agency which preferences it uses.

With a voucher, you rent from a private landlord who agrees to the program, and the agency pays part of the rent. Our Housing Choice Voucher program guide explains how vouchers work, and our public housing guide covers applying to your local agency.

Tax credit senior apartments

The Low-Income Housing Tax Credit (LIHTC) is the largest source of new affordable rental housing. Private and nonprofit developers get tax credits in exchange for keeping some or all units affordable for many years. Many LIHTC buildings are “55 and older” or “62 and older” communities.

LIHTC works differently from Section 202. Units are set aside for households under a set share of the area median income, commonly 50% or 60%. The rent is capped based on that income limit, not on your own income. That means rent can still be hard to afford on a small Social Security check. If you have a voucher, you can often use it in a LIHTC building, which brings your share down. HUD keeps a LIHTC property database you can search by location.

Rural rentals through USDA

In rural areas, USDA Rural Development finances apartment complexes through its multifamily housing program, often called Section 515. Under 7 CFR 3560.152, tenants must generally be very low-, low-, or moderate-income, and complexes designated as elderly housing require that the household meet USDA’s definition of an elderly household. Some units come with USDA rental assistance, which lowers what the tenant pays based on income. Ask each property whether it has rental assistance available and how long the wait is.

How income limits and rent are figured

Income limits are set for each county or metro area as a share of the area median income (AMI). The same income can qualify in one county and not in the next. HUD updates these limits every year, so ask each property for its current chart.

For HUD-assisted housing, rent is based on a figure called the total tenant payment. Under 24 CFR 5.628, it is the highest of 30% of monthly adjusted income, 10% of monthly gross income, a welfare rent where it applies, or the agency’s minimum rent. “Adjusted” income subtracts certain deductions, and older adults and people with disabilities get an extra household deduction and can deduct some medical expenses. That is one reason to keep receipts for prescriptions, insurance premiums, and doctor bills.

When you need care, not just an apartment

Subsidized senior apartments are for people who can live on their own, sometimes with outside help. If you need daily help with bathing, dressing, or medications, look at care options too.

Medicaid does not pay rent or room and board in assisted living. But many states use Medicaid home and community-based services (HCBS) waivers to pay for care services in assisted living, adult foster homes, or your own apartment. Waiver slots are often limited and some have waiting lists. Your state Medicaid office or Area Agency on Aging can explain your state’s options. Read more in our guide to low-income assisted living for seniors, and see the Medicaid HCBS overview.

Searching for openings near you

• HUD resource locator: the HUD resource locator maps public housing agencies, HUD-assisted apartments, and housing counselors.
• Eldercare Locator: call 1-800-677-1116 or visit eldercare.acl.gov to reach your Area Agency on Aging, which often keeps local senior housing lists.
• HUD rental help page: HUD’s rental assistance page links to state and local resources.
• LIHTC database: search tax credit properties by city or ZIP code.
• 211: dial 211 for local housing lists and nonprofit housing counselors.

Waiting lists and how to move through them

Waits for low income senior housing can run from a few months to several years, depending on the area and the building. HUD does not publish a national average. A few habits make a real difference:

• Apply widely. Put your name on every list you qualify for: Section 202 buildings, public housing, vouchers, and tax credit properties.
• Keep a log. Write down each property, the date you applied, and any confirmation number.
• Update your contact details. Many people lose their place because a letter went to an old address. Tell each property when your phone or address changes.
• Answer every letter fast. Lists are “purged” by mail; if you don’t reply by the deadline, you can be removed.
• Ask about preferences. Homelessness, displacement, disability, or local residency may move you up at some agencies.
• Watch for openings. Voucher lists often open only for short windows. Your local agency’s website and 211 announce them.

What documents do I need to apply?

Expect to show photo ID, Social Security numbers for the people applying, proof of income for the last 30 days, and proof of where you live, plus any paper that shows the emergency itself. Our document checklist explains what counts for each item and what to do if something is missing. If you don't have everything yet, apply anyway and ask the office how long you have to bring the rest.

Applying, step by step

1. Figure out your income for the year, including Social Security, pensions, and interest.
2. Find properties with the HUD resource locator, the LIHTC database, and your Area Agency on Aging.
3. Call each property to ask whether its list is open, its income limit, and the expected wait.
4. Apply to several Section 202, public housing, voucher, and tax credit lists.
5. Keep copies of every application and confirmation.
6. Check in every few months and update your information.
7. Get free counseling from a HUD-approved housing counselor if you feel stuck.

Related guides

• Senior subsidized housing
• Housing for seniors on Social Security
• Elderly rental assistance
• Grants to help the elderly

Frequently asked questions

This guide is general information. Income limits, preferences, and waiting list rules vary by area and property. National Relief Program is an independent website and is not affiliated with HUD, USDA, or any housing agency.