Reverse Mortgage Calculator

A reverse mortgage calculator estimates the cash a homeowner aged 62+ can pull from a HECM. It caps your home value at the 2026 limit of $1,249,125, multiplies by HUD's principal limit factor for your age and expected rate, then subtracts your mortgage payoff and costs. A 70-year-old with a $450,000 home and no mortgage, at a 7.25% expected rate, could access roughly $143,500, up to $78,700 of it in the first year.

A reverse mortgage lets homeowners aged 62 and older turn part of their home equity into cash without selling, moving, or making a monthly mortgage payment. Instead of you paying the lender, the lender pays you, and the loan balance grows over time, to be repaid when you sell, move out, or pass away. This tool estimates how much you could draw from the most common type, the federally insured Home Equity Conversion Mortgage (HECM), based on your age, your home value, any existing mortgage, and the expected interest rate.

A reverse mortgage is only one way to tap or finance a home. If you are buying or still comfortable making monthly payments, a forward-loan tool fits better: use the Mortgage Calculator for a standard purchase, the Mortgage Payment Calculator to size a monthly principal-and-interest payment, the Refinance Calculator to check whether a new rate saves money, or the Cash-Out Refinance Calculator to pull equity while keeping a monthly payment, unlike a reverse mortgage, which requires none.

Consider a 70-year-old with a $450,000 home and a $60,000 mortgage still to pay off, at an expected rate of 7.25%. HUD's principal limit factor at that age and rate is 36%, giving a principal limit of $162,000. After paying off the existing $60,000 mortgage and subtracting about $18,500 in upfront insurance, origination, and closing costs, the homeowner is left with about $83,500 in available proceeds. Because the payoff and costs use up most of HUD's first-year limit ($97,200, which is 60% of the principal limit), only about $18,700 can be drawn in the first 12 months; the rest opens up after that as a line of credit or monthly income.

How the proceeds are calculated

The estimate follows the same chain a HECM lender uses. First, your home value is capped at the lending limit to find the maximum claim amount. That amount is multiplied by the principal limit factor (PLF) to get your principal limit, and then mandatory obligations are subtracted:

The PLF is the heart of the formula. It is published by HUD and depends almost entirely on the age of the youngest borrower and the expected interest rate. Older borrowers and lower rates produce a higher factor and therefore more cash; younger borrowers and higher rates produce less.

What is a HECM?

A Home Equity Conversion Mortgage (HECM) is the only reverse mortgage insured by the federal government, through the Federal Housing Administration (FHA). That insurance makes it non-recourse: you (or your heirs) can never owe more than the home is worth when the loan is repaid. In exchange, HECMs require a HUD-approved counseling session, charge FHA mortgage insurance, and cap how much you can borrow at the national lending limit, which is $1,249,125 for 2026 (HUD Mortgagee Letter 2025-22).

The principal limit factor in detail

Because the PLF drives everything, it helps to understand its range. At age 62, the youngest eligible age, HUD's factor is 0.301 at a 7.25% expected rate and 0.410 at 5%, so you can access roughly 30% to 41% of your (capped) home value before costs. At age 80 the factor rises to 0.436 at 7.25% and 0.534 at 5%. The logic is actuarial: an older borrower's loan is expected to be repaid sooner, so the lender can advance more today. The expected rate works in the opposite direction: a higher rate means the balance would grow faster, so the lender starts you with a smaller principal limit.

Reverse mortgage principal limit factor by age and expected rate

These are HUD's published factors at whole-number expected rates; the calculator uses the full table in 1/8-point steps. Read across a row to see how a higher expected rate shrinks your factor, and down a column to see how age raises it.

Source: HUD principal limit factor table for case numbers assigned on or after October 2, 2017 (Mortgagee Letter 2017-12). The factor on your loan depends on the exact expected rate your lender sets.

How to use this reverse mortgage calculator

You only need four inputs to get a realistic ballpark. Work through them in order:

1. Age of the youngest borrower: enter the age of the youngest person who will be on the loan. This is the single biggest lever on the factor. It must be at least 62.
2. Home value: use your best estimate of the current appraised value. Remember the calculator caps it at the HECM limit, so value above that ceiling does not add proceeds.
3. Existing mortgage balance: enter any remaining mortgage or lien. A reverse mortgage must pay this off first, which directly reduces the cash you walk away with.
4. Expected interest rate: use a current quoted expected rate if you have one. Otherwise, the 10-year Treasury yield (about 5.3% in early October 2026, per the Federal Reserve's H.15 release) plus a lender margin of about 2 points is a reasonable placeholder. A higher rate lowers your proceeds.

The result updates as you type: the tool shows your estimated available cash at the top, how much of it you can draw in the first 12 months, then a line-by-line breakdown of how the principal limit was reduced by your payoff and costs.

Who a reverse mortgage is for

Reverse mortgages are a specialized tool, not a fit for everyone. They tend to make sense for:

• Homeowners 62+ who are "house rich, cash poor" and want to supplement retirement income without selling.
• People who intend to stay in the home for many years, so the upfront costs are spread over a long period.
• Retirees who want a standby line of credit as a financial cushion, taking advantage of the growing unused-credit feature.
• Owners who want to eliminate an existing mortgage payment by rolling it into the reverse mortgage.

It is usually a poor fit if you plan to move soon, if a younger spouse needs to remain on the title, or if you cannot keep up with property taxes, insurance, and upkeep, because failing to do so can trigger default. If you still want monthly payments but more flexibility, running the numbers on a HELOC or a cash-out refinance first is a smart comparison before committing to a HECM.

Key terms explained

• Maximum claim amount: the lesser of your appraised home value and the HECM lending limit. It is the base for all factor and insurance calculations.
• Principal limit: the maximum total you can borrow, equal to the maximum claim amount times the PLF.
• Available proceeds: the principal limit after subtracting mandatory obligations such as your existing mortgage payoff and upfront costs.
• Mortgage insurance premium (MIP): FHA insurance with an upfront charge of 2% of the maximum claim amount plus an annual charge of 0.5% of the balance that accrues on the loan.
• First-year (initial disbursement) limit: HUD's cap on draws in the first 12 months, the greater of 60% of the principal limit or your mandatory obligations plus 10% of the principal limit.
• Non-recourse: a feature meaning the debt is limited to the home's value; neither you nor your heirs can owe more than the home is worth.
• Tenure and term payments: tenure pays a fixed monthly amount for as long as you live in the home; term pays a fixed amount for a set number of years.

Three scenarios compared

Holding the home value at $450,000 with no existing mortgage, here is how the choices change the available proceeds (after about $18,500 of upfront costs):

• Age 62, expected rate 7.25%: HUD's factor of 0.301 yields a principal limit of $135,450 and about $116,950 in proceeds, the lowest payout because of the young age.
• Age 75, expected rate 7.25%: a factor of 0.389 yields a principal limit of $175,050 and about $156,550 in proceeds.
• Age 80, expected rate 6.0%: a factor of 0.488 yields a principal limit of $219,600 and about $201,100 in proceeds, the highest thanks to older age and a lower rate.

The same home, same equity, but the cash available rises by about 70% between the youngest and oldest scenarios. Age and rate matter enormously.

How much can you get from a reverse mortgage by age and home value?

Estimated available proceeds after typical upfront costs, assuming a 7.25% expected rate and no existing mortgage to pay off. Find your age row and the closest home value column for a quick ballpark.

Estimates only. Home value above the 2026 HECM limit of $1,249,125 does not increase a standard HECM payout, so the columns stop at $1,000,000. An existing mortgage would reduce every figure dollar for dollar. In the first 12 months you can draw a little over half of each total (60% of the principal limit, minus the upfront costs).

What changes the result the most

• Age of the youngest borrower: the dominant lever; each additional year raises the factor and the payout.
• Home value (up to the limit): more equity means a larger base, but only up to the $1,249,125 ceiling.
• Expected interest rate: a higher rate cuts the factor and shrinks proceeds; a lower rate does the opposite.
• Existing mortgage: any balance is paid off first, dollar for dollar reducing your cash.
• Upfront costs: FHA insurance and origination fees come out of the proceeds before you receive anything.

Tips to get the most from a reverse mortgage

• Wait if you can. If you do not need the cash immediately, a few more years of age can meaningfully raise your factor.
• Consider the line of credit. Its unused portion grows over time, often giving you more future borrowing power than a lump sum.
• Shop lenders. Origination fees and margins vary, and a lower margin reduces how fast the balance grows.
• Keep reserves for taxes and insurance. Defaulting on these can call the loan due, so budget for them or use a set-aside.

Limitations and assumptions

This calculator is a planning estimate, not a loan quote. Keep these assumptions in mind:

• It uses HUD's principal limit factor table at the nearest 1/8-point rate; your lender applies the exact expected rate on your loan.
• It applies a typical fee schedule (2% upfront MIP, a capped origination fee, and a flat estimate for other closing costs) that your lender's actual costs may differ from.
• It does not model ongoing interest, the annual insurance premium, or set-asides for taxes and insurance, all of which affect your long-term balance.
• It uses the 2026 HECM lending limit of $1,249,125, which HUD resets each year.
• A federally required HUD-approved counseling session and a real appraisal are needed before any actual loan.

Ways to receive the money

The proceeds this calculator estimates are a single total, but a HECM lets you choose how that total reaches you, and the choice has real consequences for cost and flexibility:

• Lump sum: a single payout at closing (the way fixed-rate HECMs pay out). HUD caps it at the first-year limit, the greater of 60% of the principal limit or your mandatory obligations plus 10%, and the rest of the principal limit is not available later. Interest starts accruing on the whole amount immediately.
• Line of credit: draw what you need, when you need it, and pay interest only on what you have drawn. The unused portion grows over time at the loan rate plus the annual insurance rate, which can make it the most powerful option for many borrowers.
• Tenure payments: a fixed monthly amount for as long as at least one borrower lives in the home as a principal residence; effectively a private pension drawn from your equity.
• Term payments: a fixed monthly amount for a set number of years you choose. Larger monthly checks than tenure, but they stop when the term ends even if you still live there.
• Modified options: combine a line of credit with monthly payments to keep both a cash reserve and a steady income stream.

This estimate shows the pool you have to work with; a HUD-approved counselor and your lender will model the specific monthly figures for tenure or term plans.

How the loan is repaid and what heirs inherit

A reverse mortgage is repaid as a single balance when a maturity event occurs, typically when the last surviving borrower sells the home, moves out for more than 12 consecutive months (for example into long-term care), or passes away. There are no required monthly payments before that point, which is the whole appeal, but the balance grows the entire time as interest and the annual insurance premium are added.

When the loan comes due, the borrower or the heirs generally have a window (often around six months, with possible extensions) to settle it. They have three practical choices: repay the balance (usually by selling the home, though they may also refinance or pay cash) and keep any equity that remains; sell the home, use the proceeds to clear the loan, and pocket whatever is left over; or, if the home is worth less than the balance, simply hand the property to the lender with no further obligation. Because a HECM is non-recourse, heirs are never personally liable for a shortfall; FHA insurance, funded by the premiums you paid, covers the gap. When the balance is higher than the home's value, HUD rules let the loan be settled by a sale, including to the heirs, at a price set by HUD of no more than 95% of the appraised value (24 CFR 206.125).

Reverse mortgage vs. selling or downsizing

The honest alternative to a reverse mortgage is often simply selling and moving to a cheaper home. Each path has trade-offs:

• Reverse mortgage: you stay in the home you know, tap equity without it counting as taxable income, and make no monthly payment, but you pay significant upfront costs, the balance compounds, and you erode the equity you leave behind.
• Selling and downsizing: you unlock the full equity at once with lower transaction costs than HECM fees, but you give up the home, face moving costs, and may trigger capital-gains considerations above the home-sale exclusion.
• Cash-out refinance or HELOC: often cheaper to set up and they keep more equity intact, but both require monthly payments and income to qualify, exactly what many retirees lack. Compare them with the Refinance Calculator and HELOC Calculator.

A useful rule of thumb: the longer you intend to stay in the home, the better a reverse mortgage looks, because its high upfront costs are spread over more years. If you might move within a few years, downsizing usually wins.

Reverse mortgage for purchase: estimated down payment by age

A HECM for Purchase (H4P) lets a buyer 62+ use one reverse mortgage to buy a new home. The reverse mortgage covers part of the price with no monthly payment; you bring the rest as a down payment. The table estimates that required down payment (the purchase price plus upfront costs, minus the principal limit), assuming a 7.25% expected rate.

Estimates only; percentage in parentheses is the down payment as a share of the purchase price. Older buyers get a higher factor and so put less down. Your lender sets the exact required investment under HUD's H4P rules.

How it compares to related calculators

A reverse mortgage is one of several ways to use home equity. If you have a different goal, a sister tool fits better:

• To estimate a standard purchase or refinance payment, use the Mortgage Calculator.
• To see whether refinancing your existing loan saves money, use the Refinance Calculator.
• To draw on equity while still making payments, compare a HELOC Calculator or a Second Mortgage Calculator.
• To break a forward loan into principal and interest over time, use the Amortization Calculator.
• To plan a purchase budget or a down payment, use the Home Affordability and Down Payment calculators.

Sources

• U.S. Department of Housing and Urban Development (HUD): 2026 FHA loan limits announcement (HECM maximum claim amount $1,249,125, Mortgagee Letter 2025-22).
• HUD: HECM principal limit factor tables and Mortgagee Letter 2017-12 (2% upfront and 0.5% annual MIP).
• HUD: Mortgagee Letter 2013-27 (first 12-month disbursement limit, single lump-sum option) and Mortgagee Letter 2008-34 (origination fee cap).
• Electronic Code of Federal Regulations: 24 CFR 206.125 (sale of the property when the loan is due).
• Board of Governors of the Federal Reserve System: H.15 Selected Interest Rates (10-year Treasury constant maturity).
• Internal Revenue Service (IRS): FAQs for senior taxpayers (reverse mortgage payments are loan proceeds, not income).
• Consumer Financial Protection Bureau (CFPB): What is a reverse mortgage? and Reverse mortgages.