Reverse Mortgage Analysis Tool

Reverse Mortgage Calculator

Find out how much cash you could access from your home

✓ FHA-Insured Program
🏠 Retain Ownership of Home
⚡ Instant Results

Get Your Free Estimate

Enter a few details to see your personalized reverse mortgage estimate in seconds

⚡ Rates change daily. Get your estimate locked in today.
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Estimated available cash (before final verification)
$—
Using today's expected rate
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Principal Limit Factor: —
Est. Closing Costs: —
View sample TALC disclosure ›
Results = Estimates (Not an Offer) Payout amounts shown are estimates for educational purposes only and are not a loan approval, commitment, or rate lock. Estimates are based on current HECM lending limits, assumed interest rates, and HUD principal limit factors. Actual proceeds depend on appraisal, closing costs, and FHA underwriting. Borrower must continue to pay property taxes, homeowners insurance, and maintain the home. This is not from HUD or FHA and has not been approved by any government agency.
* Estimate only. Final proceeds depend on appraisal, closing costs & FHA underwriting. Variable HECM rate = One-Month CMT + 2.25% margin; rate changes monthly or annually. Borrower must pay property taxes, homeowners insurance, HOA dues (if applicable), and maintain the home. No monthly mortgage payments required. This material is not from HUD or FHA and has not been approved by any government agency.

How to Calculate Your Reverse Mortgage Payout

Get your personalized estimate in three simple steps

1

Enter Your Information

Provide your age and basic property details. No credit check required and your information stays completely secured and private.

2

Get Instant Results

Our calculator uses real FHA data and current rates to show you exactly how much cash you could access from your home.

3

Connect With An Expert

Review your personalized strategy report and speak with a licensed professional to explore your options with no pressure.

Trusted by Thousands of Homeowners

Join over 50,000 seniors who have used our calculator to explore their options

50,000+ Calculations Done
$2.1B+ Cash Accessed
4.9★ Average Rating

Why Choose a Reverse Mortgage?

Access your home's equity without monthly payments or giving up ownership

🏠

Keep Your Home

You maintain full ownership and can live in your home for as long as you want, as long as you meet loan obligations.

💰

No Monthly Payments

Eliminate your current mortgage payment forever. The loan is repaid when you sell or move out of the home.

🛡️

Government Protection

FHA-insured HECMs provide consumer protections and guarantee you'll never owe more than your home's value.

💳

Flexible Payment Options

Choose how to receive your money: lump sum, monthly payments, line of credit, or a combination that works for you.

📈

Tax-Free Proceeds

Reverse mortgage proceeds are typically not considered taxable income, helping you keep more of your money.

🔒

Non-Recourse Protection

You or your heirs will never owe more than the home's value when the loan becomes due, even if the balance is higher.

Frequently Asked Questions

Get answers to the most common questions about reverse mortgages

Will I lose ownership of my home? +
No. You retain full ownership of your home with a reverse mortgage. The lender places a lien on the property (just like a traditional mortgage), but you remain on the title. You can live in your home as long as you meet the loan obligations: paying property taxes, homeowner's insurance, and maintaining the property.
What are the requirements to qualify? +
To qualify for a HECM reverse mortgage, you must be at least 62 years old, own your home outright (or have a low mortgage balance that can be paid off with proceeds), live in the home as your primary residence, and complete HUD-approved counseling. You'll also need to demonstrate the ability to pay ongoing property charges.
How much money can I get? +
The amount depends on several factors: your age (or youngest co-borrower's age), your home's appraised value, current interest rates, and the FHA lending limit. Generally, the older you are and the more valuable your home, the more you can access. Our calculator above provides a personalized estimate.
When does the loan need to be repaid? +
The loan becomes due when the last surviving borrower sells the home, permanently moves out (such as to a nursing home for more than 12 months), or passes away. At that point, the home is typically sold and proceeds are used to repay the loan balance. Any remaining equity goes to you or your heirs.
Are reverse mortgage proceeds taxable? +
Generally, no. Reverse mortgage proceeds are considered loan advances, not income, so they typically aren't subject to federal income tax. However, interest on the loan is not deductible until it's actually paid (usually when the loan is settled). Consult a tax professional for advice specific to your situation.
Todd Hanley

A Reverse Mortgage Is a Retirement Tool, Not a Last Resort

As a Retirement Income Certified Professional (RICP), I help seniors use home equity strategically — to eliminate monthly payments, supplement income, or create a standby line of credit that grows over time. The stigma is outdated. The math is powerful.

— Todd Hanley, Senior Loan Officer | RICP, CMA

Ready to Access Your Home's Hidden Wealth?

Get your personalized reverse mortgage strategy report and discover exactly how much cash you could access

⏰ Interest rates change daily. Lock in your analysis today — completely free with no obligation.

🔎 How This Calculator Works & Key Assumptions

This calculator provides estimates for educational purposes only. It is not a loan application, pre-approval, commitment to lend, or rate lock.

If a reverse mortgage doesn't make sense for your situation, we'll tell you that too. We believe accurate information leads to better financial decisions.

Todd Hanley, RICP®, CMA™ | Senior Loan Officer | NMLS #1013665 | Todd Hanley Mortgage Team powered by United Direct Lending | NMLS #1013665 | 5550 Glades Rd, Suite 500, Boca Raton, FL 33431 | Licensed in FL, TX, NJ | Equal Housing Opportunity | Not a commitment to lend. Not all will qualify.

Schedule Your Free Strategy Session

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January 2026
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Available times for January 27:
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Monday, January 27 at 9:00 AM EST
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Your reverse mortgage strategy session has been scheduled. You'll receive a confirmation email shortly with all the details.

Date & Time Monday, January 27 at 9:00 AM EST
Duration 30 minutes
With Todd Hanley, RICP®

Total Annual Loan Cost (TALC) Disclosure

Required per Regulation Z §1026.33

Reg Z Required
Representative cost example — not based on your specific inputs.
The values below assume Age 72, $400,000 home value, no existing mortgage, and an expected rate of 6.50%.
The Total Annual Loan Cost (TALC) reflects all costs of the reverse mortgage as an annual percentage rate, including interest, MIP, origination fees, and closing costs. Required by Regulation Z §1026.33 per Appendix K methodology.
Scenario A
(0% Home Appreciation)		 Scenario B
(4% Home Appreciation)
Time Horizon TALC (% per yr) Time Horizon TALC (% per yr)
5 years 12.84 % 5 years 12.84 %
10 years 9.42 % 10 years 9.42 %
15 years † 8.23 % 15 years † 8.23 %
† Life expectancy horizon based on FHA actuarial tables for borrower age.
Key Assumptions (Appendix K Method)
Principal Limit Factor: 0.372
Initial MIP (2%): $8,000
Est. Closing Costs: $6,500
Ongoing MIP: 0.50% annually
Expected Rate: 6.500%
Credit Line Growth: 7.000%
60% First-Year Limit: $89,280
Initial Loan Balance: $14,500

Your exact TALC will be calculated during the formal loan application process and provided to you in writing.

Borrower must pay property taxes, homeowners insurance, HOA dues (if applicable), and maintain the home.

This material is not from HUD or FHA and has not been approved by any government agency.