2026 Reverse Mortgage (HECM) Estimator
See roughly how much tax-free cash you may be able to pull from your home under the updated 2026 FHA guidelines. Move the sliders, enter your numbers, and watch your estimate update live.
Estimated Net Available Funds
The total pool of cash you may be eligible to access after payoff and estimated costs.
See the math behind your estimate
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What "Net Available Funds" actually means
This is the money you could walk away with, not a payment you make. With a HECM, the lender pays you instead of the other way around. First, any mortgage you still owe gets paid off from your total pool. Then the upfront costs come out. What's left is yours to take as a line of credit, a lump sum, or a mix of both. On a $500,000 home with a small balance, that pool can stretch into the six figures. The bigger your equity and the older you are, the more room you have.
Why your age moves the number so much
FHA uses something called a Principal Limit Factor, or PLF. In plain English, that's the percentage of your home's value you can tap. A 62-year-old accesses a smaller slice than an 80-year-old on the same house. Why? The loan is expected to run longer for a younger borrower, so FHA holds back more. In 2026, most folks land somewhere between 34% and 71% of value depending on age and rate. Wait a few years and your number climbs. That's not a sales trick. It's how the formula is built.
The FHA cap most people miss
For 2026, FHA raised the maximum claim amount to $1,249,125. Here's the catch. If your home is worth more than that, the extra value doesn't count toward your HECM. So a $1.6 million home still gets calculated on $1,249,125. If your home sits above the cap, a proprietary or jumbo reverse product may reach higher, but that's a separate conversation with its own tradeoffs. For most homeowners in Florida, Texas, and Georgia, the cap won't limit you at all.
The hidden costs baked into this estimate
Reverse mortgages carry an upfront mortgage insurance premium, and it isn't small. This tool estimates it at 2% of your maximum claim amount, plus a flat $3,000 for closing costs. On a $500,000 home, that MIP alone is around $10,000. Those costs usually get rolled into the loan, so you don't write a check. But they do shrink your available funds. Any simple calculator that ignores these is handing you a number that's too high. This one takes them out on purpose so your estimate stays honest.
Why the rate matters more than you'd think
Two identical homes, two identical ages, different rates. The one with the lower expected rate unlocks more cash. It's the same reason 2021 borrowers accessed a bigger share than borrowers do today. When rates ease, the percentage you qualify for goes up. So the rate you plug in here isn't just a detail, it can swing your result by tens of thousands. If rates shift, it's worth re-running your numbers before you decide anything.
What this estimate is not
This is a ballpark, not an offer. Real HECM figures come from HUD's official PLF tables, a home appraisal, and required counseling with a HUD-approved agency. This tool uses a simplified formula to give you a starting point, not a final quote. Think of it as a way to see if the idea is worth a real conversation. If the number here looks meaningful, that's your cue to run the exact figures together.
This calculator is for educational and estimation purposes only. It does not constitute a loan offer, pre-approval, or commitment to lend.
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Port Saint Lucie, FL 34986
Treasure Coast Mortgage, LLC is an Equal Housing Lender. We fully comply with the Equal Credit Opportunity Act (ECOA) and all other Federal regulations. All applicants applying for credit from Treasure Coast Mortgage, LLC will never be discouraged on on the basis of race, color, religion, national origin, sex, military status ,marital status, age, or because you get public assistance. All information we request is voluntary, and will be kept confidential. For more information on the ECOA, please visit:
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© Copyright 2026 | Treasure Coast Mortgage, LLC | All rights reserved.
© Copyright 2026 | Treasure Coast Mortgage, LLC | All rights reserved.