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Best fit
Seniors 62+
Rent
Income-based
Floor plans
1 Bed
Total Units
36
Assisted
35
Established
2010
Avg. Household
1 person
Avg. Income
$23,759/yr
HUD Score
88
Waitlist expected. Click Check Eligibility below to generate your ready-to-print application materials so you're first in line.
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30%
of adjusted income
Last reported resident rent: $535/mo
This property includes Section 202. Rent rules can change by unit, so ask the office which program applies to the apartment you want.
Section 202: This is senior housing for adults 62 and older. Rent is often based on income, so many residents pay about 30% of what they can afford after deductions.
To qualify for these apartments at MHPI XII- SPENCER, your total household income must fit the local Area Median Income (AMI) limits for Spencer and the 01562 zip code. The exact rules can vary by program and by household size.
This property includes Section 202. Check the program labels on this page and confirm the exact unit rules with management before you apply.
Local Median (1-Person)
$68,668
Local Median (4-Person)
$98,098
Based on the latest 2024 census data, the figures above show the local median earnings for this area.
Not explicitly confirmed. Call ahead to verify elevator availability and doorway widths before applying.
Independent housing — residents manage their own care. Not a nursing facility.
Designation
Elderly
Elderly
Avg. Resident Stay
7 years
Stable, long-term community
Last inspection Feb 21, 2025 · This score means the property meets HUD's highest safety and quality standards.
Management Company
Mainstay Supportive Housing & Home Care
Property Owner
Mental Health Programs Inc. - XII
Non-Profit
HUD Property ID
800222890
Mhpi xii- spencer is a federally funded HUD Section 202 Supportive Housing for the Elderly community serving low-income seniors in Spencer, Massachusetts. Under HUD's Section 202 program, qualifying residents typically pay 30% of their adjusted monthly income toward rent — making this one of the most affordable senior housing options available for adults on fixed incomes.
To qualify, the head of household must generally be 62 years of age or older and meet HUD income limits for Spencer. Based on 2024 Census data, the local median income for the 01562 zip code is $68,668 for a single person and $98,098 for a 4-person household. HUD sets Section 202 income limits as a percentage of this figure — typically at 50% or 80% of AMI depending on the specific funding type. Unlike a Section 8 housing choice voucher, the rental subsidy at a Section 202 property is tied to the building — you apply directly to Mhpi xii- spencer and are placed on the property's waitlist if units are not immediately available.
Mhpi xii- spencer is classified as independent senior living — residents live autonomously in their own apartments rather than receiving nursing or assisted-living care. A service coordinator is on staff to connect residents with community resources, healthcare referrals, and social programs.
You must be 62. Your income must fall within HUD's Area Median Income (AMI) limits for Spencer.
This listing shows historically available units. Ask directly if a unit is open today.
If you use a wheelchair or walker, confirm elevator access and doorway widths before submitting a paid application.
Seniors, take note!Section 202 housing is designed specifically for seniors and often includes supportive services. Age restrictions apply. Read the full guide
Income limits are calculated against the Area Median Income (AMI) for the 01562 zip code. Based on recent Census data, the local median income is $68,668 for a single person, and $98,098 for a four-person household. Your specific income cap depends on the exact subsidy program rules applied by management.
To view how these median figures translate to specific income caps (e.g., 30%, 50%, or 60% AMI limits) for all household sizes, check out the AMI Calculator .
Our eligibility tool automatically cross-references your household size and gross income with the local AMI database for this property to determine your fit.
No on-site meals. Residents arrange their own food. Community kitchen available.
Staff available to help connect residents with community resources.
The HUD Section 202 program provides affordable senior living and low income senior apartments specifically for adults aged 62 and older. Properties like Mhpi xii- spencer receive federal funding that allows qualifying residents to pay roughly 30% of their adjusted monthly income toward rent — making these senior apartments based on income some of the most affordable senior housing options in spencer. Most Section 202 communities are independent senior living, though some offer access to supportive services through an on-site service coordinator.
Use the eligibility checker to get the next step for this property. You will typically need proof of age (62+), income documents such as Social Security award letters or recent tax returns, and a government-issued photo ID. Many Section 202 properties maintain a waitlist, so it helps to confirm whether the list is open and whether the unit still fits your household before you apply.
Answer a few questions and we'll show what to do next for this property.
Mhpi xii- spencer offers Section 202 apartments designed for affordable senior living. In most cases, the head of household must be at least 62 years old to qualify for these low income senior apartments, but you should still confirm the current tenant selection rules directly with management.
Yes, Section 202 housing is typically based on income rather than standard market pricing. Many Section 202 properties with rental assistance charge roughly 30% of adjusted household income, and this record also shows a last reported resident rent of $535.
Yes. This record shows a HUD inspection score of 88, with the latest inspection dated Feb 21, 2025. Inspection scores can help you understand recent property condition, but you should still ask about elevator access, unit condition, and any recent repairs before applying.
This record indicates independent senior housing, not a nursing home or assisted living facility. Residents should expect regular housing with their own daily living responsibilities, although a service coordinator may be available to connect residents with outside support services.
This appears to be a highly stable community. The property has been operating since around 2010. On average, residents stay for about 7 years. High retention usually means residents are happy and settled, but it also means turnover is low and waitlists can move slowly.
This record reports: 1 Bed. Availability can change rapidly, so ask management which layouts are currently open and whether any accessible units are available.
This property appears to be 99% occupied, which usually means applicants may be joining a waitlist. Call management to confirm whether the waitlist is open right now.
Use the eligibility checker to see the next step for this listing. Contact details are not shown here, but you can start the process and get your application path from the property page.
We'll ask a few basic questions and then show the next step.
Confirm the current age requirement, income documentation list, expected wait time, and whether the property can meet your mobility needs. If you need an accessible unit, ask about elevator access, doorway width, bathroom layout, and grab-bar availability before paying fees.
Data Provenance
Sourced from HUD Multifamily Database. Last updated: Apr 28, 2026.Read our methodology.
