New interactive tool shifts focus from move-in affordability to how long older adults can sustain private-pay assisted living costs.
ANNAPOLIS, Md. — The National Investment Center for Seniors Housing & Care (NIC) has introduced a new interactive calculator designed to provide a more comprehensive picture of assisted living affordability by estimating how long older adults can afford private-pay senior housing.
The NIC Senior Housing Affordability Calculator, announced Tuesday, moves beyond traditional affordability measures that assess whether an older adult can afford assisted living at the time of move-in. Instead, the tool incorporates a time-based approach, estimating how long financial resources can support housing and care based on income, assets, monthly rent, and projected growth rates.
NIC said the calculator is intended to help operators, investors, lenders, researchers, and policymakers better understand long-term affordability across different markets and support more informed decision-making.
“Assisted living affordability is not just about whether older adults can manage costs at move-in, but also how long those resources can support care and housing,” said Lisa McCracken, NIC’s Head of Research & Analytics. “This senior housing affordability calculator helps the industry better understand what older adults can afford and how it varies across markets.”
The organization developed the tool after research found that assisted living penetration rates often differ among markets with similar household income levels, suggesting that affordability depends on more than income alone. Factors such as accumulated assets, confidence in long-term financial stability, and expectations about future costs also influence whether older adults choose assisted living.
Using average monthly rent, median household income, and net worth for households headed by adults aged 75 and older, the calculator estimates that the median affordability duration across the 99 NIC MAP markets is approximately eight years and four months as of 2025. However, affordability varies considerably from one market to another based on local housing costs and household financial resources.
The scenario-based tool allows users to adjust assumptions and compare affordability under different financial circumstances, providing insights into how changes in income, savings, assets, or rent levels affect the length of time assisted living remains financially sustainable.
NIC officials said the calculator also aims to advance discussions around improving access to assisted living, particularly for middle-income older adults who often face challenges financing long-term care.
“Improving access to assisted living requires more than understanding who can afford rent at a single point in time,” said Omar Zahraoui, NIC’s Senior Principal. “It also requires confidence in long-term affordability. By providing that lens, this calculator can help inform more strategic decision-making to make care accessible across the sector.”
The organization noted that many families pay for assisted living through a combination of income, retirement savings, and home equity. Understanding how long those resources are likely to last can help families, providers, and industry stakeholders make more informed long-term planning decisions.
The National Investment Center for Seniors Housing & Care said the calculator is designed to encourage broader conversations about pricing transparency, financial planning, and expanding access to senior housing as the nation’s aging population continues to grow.
