Start with your story
We learn about your goals, home, existing mortgage, and what flexibility would mean for you.
Eric SpruntHECM Specialist · NMLS #2239938✦ A thoughtful first stepYour home has carried your story.
Your home has carried your story.
Let it support what’s next.
Explore whether an FHA-insured Home Equity Conversion Mortgage may fit your situation—privately, simply, and without pressure.
✓ Free rough estimate✓ No credit check✓ No obligation
Learn how HECMs work 2-minute check
See your starting point
Share a few estimates. Nothing here affects your credit.
A clearer way forwardA HECM is more than a number.
A HECM is more than a number.
It’s a plan for staying in control.
A Home Equity Conversion Mortgage is the only reverse mortgage insured by the federal government. It may let homeowners 62 and older access a portion of their home equity without required monthly mortgage payments—while keeping title to the home. You remain responsible for taxes, insurance, maintenance, and living in the home as your principal residence.
What the path looks like
Straightforward steps. Human guidance.
Review the numbers
An FHA-approved lender evaluates age, appraised value, interest rates, equity, and financial readiness.
Get independent counseling
A HUD-approved counselor explains costs, alternatives, obligations, and how the loan may affect your household.
Choose without pressure
If it fits, select a payment plan and move forward. If it doesn’t, you still leave with clearer options.
The basic HECM screen
What HUD generally requires
- ✓Age 62 or older
All borrowers must meet the minimum age. Special rules can apply to a younger non-borrowing spouse.
- ✓Primary residence
At least one borrower must occupy the property as their principal home.
- ✓Enough equity to pay existing liens
Current mortgages and other required obligations generally must be satisfied at closing.
Important ongoing responsibilities
You keep the home—and the responsibilities.
A HECM does not erase normal homeownership obligations. Borrowers must continue to:
- Pay property taxes and homeowners insurance on time
- Maintain the home and meet FHA property standards
- Use the home as a principal residence
- Complete required HUD-approved HECM counseling
- Pass the lender’s financial assessment
A conversation, not a sales pitchBring your questions.
Bring your questions.
We’ll bring the clarity.
Request a no-pressure consultation to talk through your goals, the estimate, and questions you may want to take to an FHA-approved lender or HUD counselor.
“A good HECM conversation should leave you feeling informed—whether you move forward or not.”
Your privacy matters.
Your information is used only to respond to this request. It is not sold.
Common questions
Good questions deserve plain answers.
Do I give up ownership of my home?+
No. You keep title to your home. The HECM is a loan secured by the property. You must keep taxes and insurance current, maintain the home, and meet occupancy requirements.
Will I have a monthly mortgage payment?+
HECMs generally do not require monthly principal-and-interest payments. Interest, mortgage insurance, and financed costs are added to the loan balance. You remain responsible for property charges and other loan obligations.
How much could I receive?+
The amount depends on the age of the youngest borrower or eligible non-borrowing spouse, the expected interest rate, and the lesser of appraised value or FHA’s current HECM limit. Existing liens, closing costs, and set-asides reduce what is available.
What happens when the loan becomes due?+
A HECM typically becomes due when the last borrower sells the home, permanently moves out, or dies, or when loan obligations are not met. Heirs can generally sell the home, repay the debt and keep remaining equity, or explore other permitted options with the servicer.
Is counseling really required?+
Yes. Before a HECM can close, the borrower must complete an independent session with a HUD-approved HECM counselor. Counseling helps you compare the loan with alternatives and understand costs and responsibilities.
Does this calculator approve me or quote proceeds?+
No. It is a conservative educational screen using only the information you enter. Approval and proceeds require an FHA-approved lender’s review, a current appraisal, interest-rate assumptions, counseling, title work, and financial assessment.
Built around current federal guidance
Verified for the 2026 HECM limit.
Eligibility language and the $1,249,125 nationwide maximum claim amount were checked against HUD/FHA materials. Program rules and rates can change. Always confirm current terms with a HUD-approved counselor and an FHA-approved lender.