HECM for Purchase (H4P) is a HUD-regulated program with required independent counseling. Enter four numbers — see how it might fit your plan in under 60 seconds.
Four numbers. The calculator handles the rest.
HECM eligibility starts at 62. Older = more home value the loan covers.
Enter $0 if your current home is paid off.
FL typical: 7–9% (commission + doc stamps + title).
FHA UFMIP, origination, third-party. Often financed.
HECM for Purchase (H4P) is a HUD-insured reverse mortgage you can use to buy a home — not just refinance one. Right-sizing buyers age 62+ use the proceeds from selling their current home as the down payment, then the H4P covers the rest with no required monthly principal & interest.
You bring more cash up front (typically 50–65% of the new home's price), and in exchange the loan has zero required monthly P&I. Interest accrues against the loan balance instead of being paid each month.
FHA publishes a Principal Limit Factor for every age + expected rate. Older borrower = higher PLF = more loan available = less cash needed at closing. Your spouse's age counts too if both are on title — the calculator uses the younger of the two.
Property tax, homeowners insurance, HOA fees, and basic upkeep. Falling behind on these is the only thing that triggers default. The loan only comes due when the last borrower moves out, sells, or passes — and the heirs keep any remaining equity.
If your sale produces more cash than the H4P needs at closing, the surplus is yours — buy a smaller home and pocket six figures, fund a long-term care reserve, or roll it into investments. This is the right-sizing play most retirees miss.