Calculadora de hipotecas inversas

Enter four pieces of information to get your estimate:
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1. Your age, or the age of the youngest borrower if there are two people on the loan. Older borrowers generally qualify for a higher loan amount because the lender assumes a shorter repayment period.
2. Your home's estimated value. Use a recent appraisal or a conservative estimate of current market value. The FHA caps the maximum claim amount at $1,209,750 for 2025, so homes above that value are calculated at the limit.
3. Your current mortgage balance. Any existing mortgage must be paid off from reverse mortgage proceeds at closing, so this figure reduces your available funds.
4. The current interest rate. You can use the default figure in the calculator or enter a rate you've seen quoted. Lower rates generally mean a higher principal limit.

The calculator will return an estimated principal limit (your maximum loan amount), along with breakdowns for a lump sum, a line of credit, and monthly payment options. For a closer look at how these options would fit your retirement income plan, a Credit.org counselor can walk through the numbers with you in a one-on-one session.

A reverse mortgage is a home loan available to homeowners age 62 and older that converts a portion of your home equity into loan proceeds without requiring monthly mortgage payments and without requiring you to sell your home. Instead of you paying a lender each month, the lender pays you, and the balance grows over time as interest and fees accumulate. The loan becomes due when the last borrower permanently leaves the home, typically through a sale, a move to a care facility, or death.

At that point, the home is sold or the estate pays off the balance. Because the most common type, the Home Equity Conversion Mortgage (HECM), is backed by the Federal Housing Administration, borrowers are protected by a non-recourse guarantee: you or your heirs will never owe more than the home is worth at the time of repayment, regardless of how much the balance has grown.

Credit.org offers both educational counseling through our Reverse Mortgage Academy and the mandatory HUD-certified reverse mortgage counseling required before closing. Both are conducted by independent, certified counselors who have no financial stake in whether you proceed with a loan.

The amount you can borrow, known as the principal limit, is calculated using a formula that weighs several variables. Understanding each one helps you interpret your calculator estimate accurately.

Age of the Youngest BorrowerAge is the most significant variable. The older the youngest borrower, the higher the principal limit, because the lender projects a shorter loan period. If you have a spouse or co-borrower who is younger than you, their age is used in the calculation, which will reduce your estimate compared to what you would qualify for on your own.

‍Appraised Home ValueYour home's market value, confirmed by an FHA-approved appraiser after you apply, is used alongside the FHA lending limit to determine your maximum claim amount. For 2025, that limit is $1,209,750. If your home is worth more than that, the loan is still calculated as if the home were worth the limit. Homeowners with higher-value properties sometimes explore proprietary reverse mortgage products instead, which are not government-backed but may allow access to more equity.

‍Current Interest RatesLower interest rates produce a higher principal limit. Adjustable-rate HECMs typically offer access to a larger initial loan amount and support multiple payout options, while fixed-rate HECMs disburse the full amount as a one-time lump sum. Our calculator uses current rate assumptions that you can adjust to model different scenarios.

‍Existing Mortgage BalanceIf you carry an existing mortgage, home equity loan, or HELOC, those balances are paid off at closing from your reverse mortgage proceeds. The remaining amount is what you actually have available to use. Entering an accurate balance in the calculator gives you a more realistic picture of your net proceeds.

‍The Principal Limit FactorHUD publishes a Principal Limit Factor (PLF) table that varies by age and expected interest rate. This factor determines what percentage of your maximum claim amount you can access. A Credit.org housing counselor can apply the current PLF table to your specific numbers and explain how they translate into real dollar amounts.

To qualify for a HECM, you must meet requirements set by HUD. If you're unsure whether you qualify, a free consultation with a Credit.org housing counselor is the fastest way to get a clear answer based on your actual situation.

1. You must be at least 62 years old. Both borrowers must meet this threshold if there are two people on the loan, though non-borrowing spouses receive certain protections under current HUD rules.
2. The property must be your primary residence. Vacation homes and investment properties do not qualify.
3. You must have sufficient equity in the home. You do not need to own it free and clear, but existing mortgage balances must be payable from reverse mortgage proceeds at closing.
4. The property must meet FHA guidelines. Single-family homes, two-to-four unit properties where you occupy one unit, HUD-approved condominiums, and qualifying manufactured homes are all eligible.
5. Lenders conduct a financial assessment to confirm you can sustain ongoing homeownership costs, specifically property taxes, homeowner's insurance, and maintenance. Falling behind on these obligations can trigger the loan becoming due, so demonstrating your ability to cover them is a required part of the application.
6. You must complete HUD-approved reverse mortgage counseling before a lender can issue a HECM. This is a federal requirement, not an optional step. Credit.org is a HUD-approved agency and can fulfill this requirement for you.

A reverse mortgage works well for some homeowners and poorly for others, depending on their financial situation, family circumstances, and long-term plans. The table below outlines the primary trade-offs honestly.

Potential BenefitsPotential DrawbacksNo monthly mortgage payments requiredLoan balance grows over time as interest accruesProceeds are generally not considered taxable income (consult a tax advisor)Reduces the equity available for heirsYou can stay in your home as long as you meet loan requirementsUpfront costs include origination fees, closing costs, and mortgage insurance premiumsFlexible payout options: lump sum, line of credit, or monthly paymentsHomeowner must continue paying property taxes, insurance, and maintenance or risk defaultNon-recourse loan: you never owe more than the home is worth at repaymentMay affect eligibility for needs-based government programs such as Medicaid or SSIAn unused line of credit grows over time, increasing your available fundsHUD counseling is required before a HECM can be issued.

A Credit.org reverse mortgage counselor can help you weigh these trade-offs in the context of your retirement income, estate plans, and family situation before you commit to anything.

One of the features homeowners value most about a HECM is the flexibility in how you receive funds. There are four primary options, and some can be combined.

1. Lump sum: You receive all available proceeds at closing. This option is only available with a fixed interest rate and works best for paying off an existing mortgage or covering a defined large expense.
2. Line of credit: You draw funds as needed, up to your principal limit. The unused portion grows over time, meaning you have access to more money the longer you leave it unused. This is the most popular option among borrowers who want flexibility.
3. Tenure payments: You receive equal monthly payments for as long as you live in the home as your primary residence, regardless of how long that is.Term payments: You receive equal monthly payments for a fixed number of months you select at the time of closing.

You can also combine a line of credit with monthly payments to fit your income needs. Our housing counselors regularly help homeowners model these options side by side so you can see which structure makes the most sense before you apply.

Home Equity Conversion Mortgage (HECM)The HECM is the most widely used reverse mortgage product and the only type insured by the federal government through the FHA. It offers stronger consumer protections than any other option, including the non-recourse guarantee and the mandatory independent counseling requirement. Our calculator is based on HECM program parameters.

Proprietary Reverse MortgagesThese are private lender products that are not government-backed. They are designed primarily for homeowners with high-value properties that exceed the HECM lending limit. Because they carry fewer built-in consumer protections, independent counseling is especially important before pursuing one.

‍Single-Purpose Reverse MortgagesOffered by some state and local government agencies and nonprofits, these low-cost products restrict the proceeds to a single lender-approved purpose, typically property tax payments or home repairs. Availability varies by location, and they are not suitable for homeowners who need general income flexibility.

How much money can I get from a reverse mortgage?Most borrowers can access roughly 40 to 70 percent of their home's appraised value, depending on the age of the youngest borrower, current interest rates, and the FHA lending limit. Use the reverse mortgage calculator above for a personalized estimate, and then speak with a Credit.org counselor to review the numbers in detail.

Do I have to make monthly payments?
‍No. A reverse mortgage does not require monthly principal or interest payments. The loan balance accumulates over time and is repaid when the home is sold, you move out permanently, or the loan otherwise becomes due. You are still responsible for property taxes, homeowner's insurance, and any homeowners association fees. Falling behind on those obligations can trigger a default.

‍What happens to the home when I die?
‍Your heirs have several options. They can sell the home and use the proceeds to pay off the reverse mortgage, keeping whatever equity remains. They can also pay off the balance directly, typically at 95 percent of the appraised value if the loan balance has grown beyond what the home is worth, and keep the property. Because HECMs are non-recourse loans, heirs are never required to pay more than the home's value.

‍Can I lose my home with a reverse mortgage?
‍Yes, under certain conditions. The loan becomes due if you fail to pay property taxes or homeowner's insurance, allow the property to fall into disrepair, move out for more than 12 consecutive months, or pass away. Staying current on those obligations is the core responsibility of a reverse mortgage borrower. A Credit.org counselor will review all loan terms and ongoing requirements with you before you sign anything.

‍Is reverse mortgage interest tax-deductible?
‍Interest on a reverse mortgage is generally not deductible until it is actually paid, which for most borrowers happens when the loan is repaid at the end of the term. The tax treatment of reverse mortgage proceeds can also vary depending on how the funds are used. Consulting a qualified tax advisor is worthwhile before you proceed.

‍How long does the process take?
‍From application to closing, a typical HECM takes 30 to 45 days. The required steps include completing HUD-approved counseling, a home appraisal, lender underwriting, and closing. Completing your counseling session early in the process keeps things moving and means you arrive at the lender conversation with a clear picture of what to expect.

‍Does a reverse mortgage affect Social Security or Medicare?
‍Reverse mortgage proceeds are loan advances, not income, so they do not affect Social Security retirement benefits or Medicare eligibility. They can, however, affect eligibility for needs-based programs like Medicaid or Supplemental Security Income if funds received in a given month are not spent before the end of that month. A Credit.org counselor can help you understand how a reverse mortgage might interact with your specific benefits situation.

‍What is the difference between a reverse mortgage and a home equity loan?
‍A home equity loan or HELOC requires monthly payments and is available to qualifying homeowners of any age. A reverse mortgage requires no monthly payments and is only available to homeowners 62 and older. With a reverse mortgage, the balance grows over time rather than being paid down. The right choice depends on your income needs, timeline, and whether a monthly payment obligation fits your budget. Our counselors can help you compare both options based on your actual numbers.

‍Can I remove my spouse from the loan to qualify for more money?
‍This is strongly inadvisable. Non-borrowing spouses who are listed on the title are protected under HUD's Eligible Non-Borrowing Spouse rules, which allow a younger spouse to remain in the home after the borrowing spouse passes away or moves to a care facility, as long as they continue meeting HUD requirements. Removing a spouse from the title to increase loan proceeds eliminates those protections entirely. Always discuss spousal protections with a HUD-approved counselor before making any decisions about title.

‍Is Credit.org's counseling the same as the HUD-required counseling lenders ask for?
‍Credit.org offers two types of reverse mortgage counseling. The Reverse Mortgage Academy is a one-on-one educational session ($125 for up to one hour) designed to help you explore whether a reverse mortgage fits your retirement plan before you apply. This session is not a substitute for the mandatory lender requirement. Our HUD-certified reverse mortgage counseling fulfills the federal counseling requirement that lenders require before a HECM can close. Both are conducted by independent, certified housing counselors.

An estimate from our reverse mortgage calculator is a good first step. A conversation with a certified Credit.org housing counselor is what turns that estimate into a plan you can act on with confidence. Our counselors are HUD-approved, nonprofit, and completely independent from any lender. We have been helping homeowners make informed housing decisions since 1974.

Whether you are early in your research or ready to satisfy the federal counseling requirement before closing, schedule your reverse mortgage session here or call 800-294-3896. Counselors are available Monday through Friday, 6 AM to 6 PM PT.