A cost comparison framework
Put each path in a column and fill in a monthly number for every line. Then add up each column. The point is to see the whole cost, because the house payment is only part of it.
| Line | Stay in the home | Sell and move |
|---|---|---|
| Housing | Mortgage or none, property tax, insurance, heat, electric, water | Rent, condo fee, or community fee in the new place |
| Upkeep | Repairs, snow removal, lawn, a reserve for the roof and the heating system | Usually included in a rental, condo or senior community fee |
| Changes to the home | Ramps, a stair lift, a first-floor bath, grab bars (see below) | Often built in |
| Care and help | Caregiver, housekeeping, rides, meals. MA median caregiver is $40 an hour (CareScout 2025) | Included in some levels of care; extra in others |
| One-time costs | Home changes | Selling costs, moving, any tax on gain over the exclusion. See cost to sell |
| Money you keep or free up | Equity stays in the house | Equity becomes cash that can earn interest or pay for care |
The home care row can be big. At the survey’s 44 hours a week, the MA median non-medical caregiver rate adds up to $91,520 a year. At fewer hours the cost drops, so price the help you really need. The same survey found adult day health care at $112 a day in Massachusetts.
Use the net proceeds calculator to see what a sale would leave you and the sell or rent calculator if you are thinking of keeping the house and renting it.
Making the home safer: the Home Modification Loan Program
The Home Modification Loan Program (HMLP) is run for the state by MassAbility with a lender partner and regional agencies. According to Mass.gov:
- It is for people with a disability or a household member who is over 60.
- All eligible borrowers get a zero-interest, deferred-payment loan.
- Eligible changes include bathroom and kitchen upgrades, ramps, stair lifts and platform lifts, sensory or therapy spaces, hard-wired alarm systems, fences and accessory dwelling units. Window, roof, heating and septic repairs are not eligible.
- In the application guide, loans run from $1,000 to $50,000 for property owners, and from $1,000 to $30,000 for manufactured or mobile homes.
- Households with gross income up to 200% of area median income (Boston area) qualify for the 0% deferred loan.
- The loan is paid back when the property is sold or the title is transferred. That matters if you may sell later, so factor it into your numbers.
The loan amounts and income rules above come from the program’s application guide, which is labeled 2021. Call 1-866-500-5599 (toll free in Massachusetts) to confirm the current numbers and to find the agency for your town.
Property tax relief that makes staying cheaper
Three programs can lower the cost of staying. See the downsizing guide for the details of each.
- Senior Circuit Breaker credit. A refundable state income tax credit for owners and renters 65 and older. For tax year 2025 the maximum is $2,820, and income and home value limits apply.
- Property tax deferral (Clause 41A). Age 65 or older. Postpones the tax. It becomes a lien and accrues interest at 8% a year unless your town set a lower rate, and it is repaid when you sell or die.
- Local exemptions (Clause 41C and related). For lower-income owners. Your town’s assessors set the exact rules.
A deferral lowers your bill today but reduces your equity when you sell, because the lien and interest come out of the sale. Count that cost in the comparison.
Other housing choices
- Downsize to a smaller home, condo or 55+ community. The sale frees equity and lowers upkeep. See the downsizing guide.
- Assisted living. The 2025 median in Massachusetts is $9,600 a month. See selling a house to pay for assisted living.
- A continuing care retirement community (CCRC). The state consumer guide says most charge a one-time entrance fee, often similar to the cost of a house in that town, plus monthly fees that usually range from $2,000 to $6,000. State law requires a declining-refundable entrance fee. Read the contract with an attorney.
- A reverse mortgage to stay in the house. It can bring cash while you live there, but it carries costs and a loan that grows. See reverse mortgage and selling.
- Move in with family, or have family move in. Think about the legal and tax side. Talk to an attorney before you retitle the house.
A decision table
This table gives general guidance, not advice. Your health, money and family matter more.
| If this is true | Staying often makes sense when | Selling often makes sense when |
|---|---|---|
| Health and mobility | Needs are small and the house can be changed at a cost you can pay | The house has stairs you cannot avoid, or needs rise quickly |
| Money | You can pay for upkeep and help from income and savings | The upkeep and taxes strain you, or you need the equity to pay for care |
| Help nearby | Family, friends or neighbors are close by | You are isolated, or rides and meals are hard to find |
| The house | It is in good shape and the layout works | Big repairs are coming (roof, heating, septic) or it is hard to keep clean and safe |
| Your wishes | Staying is what matters most | You want less to manage and a community around you |
If you decide to sell, a listing usually brings the most money, and a cash buyer can help when time matters. See the downsizing or senior move page and the cash offer vs listing tool.
Where to start
MassOptions (1-800-243-4636) is the state’s free information line for older adults and offers options counseling. Your town’s Council on Aging can tell you about local rides, meals, home safety checks and tax relief forms. For legal and money questions, talk to an elder law attorney and a CPA.