Estimator

How much could a reverse mortgage make available?

A few inputs, an honest ballpark. The real number depends on the appraisal, the exact rate on the day you lock, and the lender's program, so treat this as the start of a conversation, not a quote.

About you and the home

Age of the youngest borrower (or spouse): 70 Every borrower must be 62 or older. If there is a younger eligible non-borrowing spouse, use their age: the amount available is based on the youngest person, and ages under 62 are shown as an approximation.

Estimated home value

Current mortgage or lien balance to be paid off Enter 0 if the home is paid off.

Assumptions

Expected interest rate: 6.50% The "expected rate" HUD uses to set your limit (10-year index plus the lender's margin). Lower rates make more available. Ask me for today's.

Assumed average rate for line-of-credit growth (%) Leave blank to use the expected rate above. The line grows at the actual accruing note rate plus 0.5% insurance, which changes over time.

Estimated third-party closing costs (title, escrow, appraisal, recording)

Estimated net available

Principal limit–
FHA upfront mortgage insurance (2%)–
Origination fee (maximum HUD allows; actual may be lower)–
Third-party costs–
Existing mortgage paid off–
Available in the first 12 months–
Remaining at today's limit, accessible after the first anniversary (before growth or draws)–

If you took it as

A line of credit, untouched for 10 years, it could grow to roughly–
Tenure payments (for life in the home), roughly–

Illustration only, not an offer or a commitment to lend. Factors approximate HUD's principal limit tables (HUD looks up the expected rate rounded to the nearest eighth) and will differ from a lender's actual quote. Costs are typical, not quoted; the origination fee shown is the HUD maximum. Set-asides for repairs, servicing or a LESA are not modeled and would reduce the funds available. Line of credit growth assumes the growth rate above plus 0.5% mortgage insurance, compounding monthly, with no draws; it is borrowing capacity, not a return. The tenure figure is a rough amortization to age 100 and is shown separately from the credit line; you would choose one plan or a mix. Fixed-rate and purchase HECMs have different disbursement rules. You remain responsible for property taxes, homeowners insurance, HOA dues, and maintenance.

Get the real numbers

What the estimator is doing

FHA sets a "principal limit" for every HECM: a percentage of your home's value (up to the 2026 limit of $1,249,125) determined by the age of the youngest borrower (or eligible non-borrowing spouse) and the expected interest rate. Older borrowers and lower rates mean a higher percentage. From that limit, the closing costs are financed and any existing mortgage is paid off. What's left is yours, with a rule that only part of it can be taken in the first year unless it's needed to pay off liens.

Two things the estimator can't know: what the appraiser will say your home is worth, and what rate and margin the best-priced lender is offering the week you apply. Both can move the answer by thousands of dollars. That's why step two of the Options Process exists: within one business day of a conversation, I run your actual scenario across the reverse mortgage investors I have access to and send you the real numbers in writing.

Want these numbers on your actual home?

Tell me what you're considering. A 15 to 30 minute conversation, then within one business day your options in writing, or the plain reason it doesn't fit yet and what would change that. No application, no credit pull.

The consultation and the options review are free. If you choose to proceed, third-party costs such as HUD counseling and an appraisal may be due before closing. Licensed in 20 states; see the full list below.

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Prefer the phone? 623-698-5294, Arizona time.