Reverse mortgage calculator.

Get a rough estimate of how much you could borrow with a HECM reverse mortgage. No personal information needed: no name, phone or email, just three numbers.

Keep this calculator on your phone: free, no download, works offline.

Estimate only. The numbers below are educational estimates based on age, home value, and a typical current interest rate. They are not a loan offer and not a personalized quote. Actual reverse mortgage amounts depend on current interest rates, exact appraised value, the type of program (HECM vs. proprietary jumbo), the youngest borrower's age, and other factors. For a real number, request your personalized options below.

Your information

Must be 62+ for a HECM.
Your best estimate is fine.
Enter 0 if your home is paid off.

Estimates can only get you so far. A licensed reverse mortgage professional can run your specific situation through the actual programs and give you precise numbers tailored to your home, age, and goals.

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Keep your current mortgage? Second-lien estimate

A second-lien reverse mortgage sits behind your current mortgage instead of paying it off, so you keep your rate and payment and add no new monthly payment. These are private programs (not FHA-insured), offered in some states, starting at age 55 in most of them.

How this estimate is calculated

Here's the idea in plain terms. With a HECM, the amount you can qualify for is a percentage of your home's value. Older borrowers get a higher percentage, and lower interest rates also raise it. For 2026, a HECM can count your home's value up to $1,249,125, the same limit everywhere in the country.

If you have a mortgage, it gets paid off first. What's left is the money you could use, before closing costs. Closing costs vary by program and lender, so a licensed professional can give you exact figures.

As a rough guide, people in their 60s can typically qualify for about 40–55% of their home's value, and people in their 80s about 60–75%. This calculator uses typical current rates, so your real numbers may be higher or lower.

If your home is worth more than the HECM limit, the calculator also shows a proprietary reverse mortgage from a private lender. These can count much more of your home's value, with loans up to roughly $4 million, but usually lend a smaller percentage than a HECM at the same age. Which one leaves you more money depends on your home, your age, and current rates.