Free HECM Reverse Mortgage Calculator
No personal information required

It uses HUD's 2026 principal limit factor tables and the 2026 FHA lending limit of $1,249,125, and results are cross-checked against Quantum LOS, the loan origination software HECM lenders use. Your final numbers depend on the appraisal, the interest rate on the day you lock, and lender pricing, so treat any calculator result as an estimate.

$1,249,125, nationwide, for FHA case numbers assigned on or after January 1, 2026 (HUD announcement). A HECM counts home value only up to that amount. Homes worth more may fit a proprietary jumbo reverse mortgage; try the jumbo reverse mortgage calculator.

The amount, called the principal limit, depends on three things: the age of the youngest borrower or eligible non-borrowing spouse, the expected interest rate, and the lesser of the home's value or the lending limit. Older borrowers and lower rates mean a higher amount. Any existing mortgage is paid off first. The reverse mortgage calculator runs your numbers.

No. None of the calculators on this site ask for your name, email, or phone number, and nothing you enter is stored. Most reverse mortgage calculators exist to collect leads; these exist to give you an honest estimate. If you want exact numbers for a specific property, you can choose to book a call.

The main costs are the FHA upfront mortgage insurance premium (2% of the maximum claim amount), an origination fee capped by HUD at $6,000, and third-party fees such as appraisal and title. On a $700,000 purchase they add about $22,000 to your cash to close. The HECM for Purchase calculator includes them, and the H4P closing costs guide walks through a full example.

Yes, on an adjustable-rate HECM. The unused part of the line grows at the same rate as the loan balance: the loan's interest rate plus the 0.5% annual mortgage insurance premium. It is growth in borrowing power, not an investment return. See it over time with the line of credit calculator, or read how line of credit growth works.

Every HECM borrower must meet with an independent, HUD-approved counselor before applying; you can find one on HUD's list of HECM counselors. Homeowners, families, and the advisors who work with them can also book The Equity Hour™ to review an exact scenario.