Reverse Mortgage Calculator

How to use

1. Enter your estimated home value and the age of the youngest borrower.
2. Add any existing mortgage balance that would be paid off first.
3. Set an assumed closing-cost percentage for origination and other fees.
4. Read the estimated principal limit and the net amount available to you.
5. Re-run at an older age or higher value to see how the limit grows.

General information only — not medical, financial or legal advice. Figures cross-checked against public official sources (IRS / HMRC / NHS / WHO guidance) as of 2026-08. For decisions that matter, confirm with a licensed professional in your country.

About this tool

A reverse mortgage lets homeowners 62 and older convert equity into cash without monthly repayments, and the amount available starts from a principal limit set mainly by age and home value. This calculator applies representative factor tiers to your home value, capped at the 2025 national lending limit of 1,209,750 dollars, then subtracts any existing mortgage payoff and a closing-cost percentage. With the defaults, a 450,000 dollar home and age 70 produce a principal limit near 225,000, which becomes about 160,050 of usable funds after paying off 60,000 on the current loan and 3 percent in costs. Treat it as planning input, not an offer. Simplified planning estimates only, not offers or commitments; real HECM terms depend on HUD rules, rates and lenders. Verify with HUD-approved counselors and official sources. Not financial advice.Figures use simplified factors; real HECM principal limits also move with current expected interest rates and the lender's margin, so actual offers vary month to month. HUD-approved counseling is mandatory before any Home Equity Conversion Mortgage closes. Closing costs differ by lender and state. Nothing here is a commitment or an offer; verify with HUD and approved lenders.

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