Enter Your Information
All fields are estimates — you can use round numbers. A formal appraisal will be done during the loan process.
Want an exact number? Call (925) 287-9697 — a licensed specialist will give you a precise quote for your local home, including current rates.
Your Estimated Results
Net Proceeds Available
—After estimated fees & costs
Lump Sum (Fixed)
—All at once, fixed rate
Monthly Tenure Payment
—Per month for life in home
Line of Credit
—Grows over time, draw as needed
Remaining equity after loan costs: —
Approximate equity remaining in your home after the loan, before interest accrual.
This is an estimate only. Actual amounts depend on a formal appraisal, current HUD Principal Limit Factor tables, lender margin, and your specific financial situation. Call (925) 287-9697 for a precise, no-obligation quote.
Get Your Personalized Quote →How the Reverse Mortgage Calculator Works
Our calculator uses the same methodology as the official HECM program administered by HUD and the FHA. Here is how it works:
Maximum Claim Amount
The starting point is the lesser of your home's appraised value or the FHA lending limit ($1,149,825 in 2025). For most Northern California homes, this is the appraised home value.
Principal Limit Factor (PLF)
HUD publishes tables of Principal Limit Factors based on the borrower's age and the expected interest rate. Older borrowers and lower rates = higher PLF. Our calculator uses an expected rate of 6.5%, typical for 2026. The PLF ranges from about 30% at age 62 to about 65–70% at age 85.
Subtract Upfront Costs
The FHA upfront Mortgage Insurance Premium (2% of the Maximum Claim Amount), origination fee (up to $6,000), and estimated closing costs (~$3,000) are subtracted to determine your net available proceeds.
Payout Options
Your net proceeds can be taken as a lump sum (fixed rate), monthly tenure payments (adjustable rate), a growing line of credit (adjustable rate), or any combination. Each option has different interest rate implications and uses.
Important: This calculator provides an estimate only. Actual proceeds depend on a professional appraisal, the current HUD PLF tables (which change with interest rates), lender-specific margins, and your complete financial picture. Our licensed specialists use the actual HUD tables for precise quotes — call (925) 287-9697.
Which Payout Option Is Right for You?
Lump Sum — Fixed Rate
Receive all available proceeds at once at a locked-in fixed rate. Best for paying off an existing the mortgage, large medical expenses, or home improvements. Note: upfront draws are limited to 60% of your Principal Limit in the first 12 months (unless paying off mandatory obligations like an existing mortgage).
Monthly Tenure Payments
Receive a guaranteed monthly payment for as long as you live in your home — even if the loan balance eventually exceeds your home's value. Excellent for supplementing Social Security or a pension. Payments continue regardless of changes in home value.
Growing Line of Credit
The most popular option among local homeowners. Access funds only when needed, and the unused portion of your line of credit grows at the same rate charged on the loan — typically 5–7% per year. A $100,000 line of credit today could be worth $150,000+ in 8 years. Cannot be frozen or reduced by the lender.
Many local homeowners choose a combination — for example, a partial lump sum to pay off an existing mortgage, then a line of credit for ongoing flexibility.
Calculator FAQ
Why does my age matter so much in the calculation?
Older borrowers receive higher Principal Limit Factors because statistically they have a shorter expected loan duration. Since the FHA insurance covers the non-recourse guarantee (you never owe more than the home is worth), a shorter expected duration means the FHA can afford to allow access to a higher percentage of equity. A 78-year-old can typically access 12–18% more of their home's value than a 65-year-old with an identical home.
Why do interest rates affect how much I can borrow?
Higher expected interest rates mean the loan balance grows faster over time, which increases the risk that the balance will eventually exceed the home's value. To keep the FHA insurance fund solvent, higher rates = lower PLF = less initial equity available. Our calculator assumes 6.5%, which is typical for 2026. If rates change, your actual PLF will differ.
Will the actual appraisal change my results significantly?
Possibly. If your local home appraises lower than you estimated, your proceeds will be lower. If it appraises higher, you may have access to more equity. local home values can vary significantly by neighborhood and condition — a professional appraisal by an FHA-approved appraiser is the definitive answer. We strongly recommend a free consultation before committing to any expectations about your proceeds amount.
What if my home is worth more than the FHA limit?
The FHA lending limit caps proceeds for very high-value homes at the limit ($1,149,825 in 2025). However, proprietary "jumbo" reverse mortgages are available for higher-value homes and can allow access to more equity. Call (925) 287-9697 to discuss both options if your local home value is near or above the FHA limit.
Ready for Your Exact Numbers?
This calculator gives you a strong estimate. For the precise figure based on your local home's actual appraised value, call us.
(925) 287-9697 or Start the Free Eligibility Quiz