Estimate how much a HECM reverse mortgage could give you, using HUD's official principal limit factors and today's rate range. No contact information needed. From Dan Frio, NMLS #246527.
A HECM lets you borrow a percentage of your home's value called the principal limit. HUD sets that percentage in its principal limit factor tables, based on two things: the age of the youngest borrower (or eligible non-borrowing spouse) and the expected interest rate. This calculator uses HUD's current factor table and a range of expected rates based on the 10-year Treasury rate plus typical lender margins, so you see a realistic low-to-high range instead of one number.
Older borrowers can access a larger share of their home. Here is how the principal limit changes by age on a $400,000 home at today's rate range, before costs and before paying off any existing mortgage:
| Youngest borrower's age | Share of home value | Principal limit on a $400,000 home |
|---|---|---|
| 62 | 28.2% to 32.2% | $113,000 to $129,000 |
| 65 | 30.3% to 34.4% | $121,000 to $138,000 |
| 70 | 34.0% to 38.1% | $136,000 to $152,000 |
| 75 | 37.0% to 41.0% | $148,000 to $164,000 |
| 80 | 41.7% to 45.6% | $167,000 to $182,000 |
| 85 | 48.5% to 52.0% | $194,000 to $208,000 |
| 90 | 56.3% to 59.4% | $225,000 to $238,000 |
Source: HUD HECM principal limit factor table for case numbers assigned on or after October 2, 2017, at expected rates of 6.75% to 7.75%. Rates change daily; amounts are estimates.
A HECM only counts value up to the FHA limit, so higher-value homes often do better with a proprietary (jumbo) reverse mortgage from a private lender. Some jumbo options also work on condos that are not FHA-approved. If your home is worth more than the limit, the calculator will flag it, and I can quote both side by side.
This estimate is a starting point. A real quote looks at your exact age, home value, current rates, the lender's margin and pricing, and whether a fixed or adjustable HECM or a jumbo option fits you best. I compare options from several reverse mortgage lenders and can usually send a written quote within one business day.
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Most HECM borrowers can access roughly 28% to 60% of their home's value, depending mainly on the youngest borrower's age and current interest rates. Any existing mortgage and closing costs come out of that amount first.
Yes. The older the youngest borrower (or eligible non-borrowing spouse), the higher HUD's principal limit factor, so the larger the share of your home you can access.
Yes, as long as the reverse mortgage is large enough to pay it off at closing. If it is not, you may be able to bring money to closing, or a jumbo reverse mortgage may work.
On a HECM you can generally use up to 60% of your principal limit in the first 12 months, or more if needed to pay off a mortgage and closing costs, plus another 10% of the principal limit. The rest becomes available after the first year.
No. It is an estimate based on HUD's published factors and a typical rate range. Your actual amount depends on an appraisal, current rates, lender pricing and a financial assessment.
Estimates use HUD's HECM principal limit factors and the 2026 FHA limit of $1,249,125, with an expected-rate range updated October 2026. This is general information, not a commitment to lend. Not all applicants qualify. Borrowers must live in the home as a primary residence, keep up property taxes, homeowners insurance and maintenance, and complete HUD-approved counseling. Dan Frio, NMLS #246527 | PBT Bancorp, NMLS #257781. Mortgage products are originated by PBT Bancorp, NMLS #257781.
