Reverse mortgage calculator: no personal information required
A reverse mortgage calculator estimates the HECM principal limit — the maximum a federally insured reverse mortgage will lend against a home — from two inputs: the youngest borrower's age and the home value, capped at the 2026 FHA HECM lending limit of $1,249,125 (HUD ML 2025-22). This calculator runs entirely in your browser; nothing is sent to a server and no contact information is collected.
- Net at closing
- $230,350 after upfront costs
- PLF applied
- 0.389 at 6.6% expected rate
- Home value used
- $650,000
- Upfront costs
- $22,500 (orig + 2% MIP + closing)
Enter your age and home value. No personal information required.
Estimatehow this number is calculatedWhat did you just see?
The number above is your estimated HECM principal limit, the gross amount the federal Home Equity Conversion Mortgage program would lend against your home before deducting upfront costs (origination fee, MIP, counseling, title, appraisal). It is based on the HUD Principal Limit Factor table for your age and the expected rate in the rate field. HUD's 3.0% expected-rate floor did not bind at the latest figure this site has checked: the 10-year CMT was 4.59% on May 15, 2026 (Federal Reserve H.15), before any lender margin is added. The figure is gross; your net cash at closing will be lower.
What you'll receive depends on a few things this calculator doesn't ask
This calculator uses two inputs because two inputs is what the HUD PLF lookup requires. Your actual loan offer also depends on: the specific lender's margin (added to the index to produce the note rate; each lender sets its own, and the rates page shows recent rate-sheet figures), the upfront origination fee (capped by HUD at 2.0% of the first $200,000 and 1.0% above that, up to $6,000 total), the 2.0% upfront MIP, the 0.5% annual MIP on the loan balance, third-party closing costs (appraisal, title, recording, typically $1,500–$3,500), and your payout choice (lump sum versus line of credit versus tenure; the LOC has a growth feature that lump sum does not). For a binding number with all of these built in, request quotes from two or three lenders and compare them with a HUD-approved counselor.
HECM vs. jumbo: which one this calculator estimates
The default mode above is HECM, the federal program, capped at a $1,249,125 lending limit in 2026 (HUD Mortgagee Letter 2025-22); the HECM-only calculator isolates that program. The H4P variant covers reverse-mortgage purchase scenarios. The jumbo overview explains the privately-issued alternative used when home values exceed the FHA limit, and the HomeSafe, Longbridge Platinum, and SecureEquity programs each have a program page.
About jumbo estimates
Jumbo and proprietary reverse-mortgage parameters are not published by a federal authority; each lender sets its own. The range shown when this calculator is run in jumbo mode is this site's model, not a lender figure: assumed shares of home value by age, capped at the $4 million loan limit that HomeSafe, Longbridge Platinum, and SecureEquity advertise (each lender's product page). Treat it as a rough guide. For a binding number, request a quote from a lender or speak to a HUD-approved counselor. The output is always a bounded range, never a point estimate, because the underlying data does not support the precision of a single dollar figure.
How our numbers work
The HECM calculation uses the official FHA Principal Limit Factor table for your age and the expected interest rate. The expected rate is the 10-year CMT plus the lender margin, with a 3.0% floor. The full formula, the PLF lookup, and the inputs we deliberately exclude are documented on the methodology page.
See methodologyFAQ
Is this calculator accurate?
For HECM estimates: the calculation matches the HUD PLF table exactly, so the principal limit number is accurate for the federal program's gross figure. Your net cash at closing will be lower after the origination fee (capped at $6,000 under 24 CFR §206.31), the 2% upfront FHA mortgage insurance premium (HUD Mortgagee Letter 2017-12), and third-party costs are deducted. For binding numbers, get quotes from two or three lenders.
Why don't you ask for my SSN, email, or phone number?
Because the HUD PLF lookup does not require them. The calculator runs entirely in your browser; no inputs leave the page. We do not sell leads, route to lender networks, or contact you. If you want to talk to a HUD-approved counselor, the CTA above links to the HUD counselor directory; that is the only outbound personal-information step the site routes you toward, and it is a federal directory, not a sales channel.
What's the difference between HECM and jumbo?
HECM is the federal program: FHA-insured, capped at $1,249,125 in 2026, age 62+, requires HUD counseling. Jumbo (also called proprietary) is issued by individual lenders: no FHA insurance, loans up to $4 million, and minimum ages as young as 55 in some states (each lender's product page). The full side-by-side comparison is on the jumbo overview page.
What's the maximum I can get?
Under HECM, the maximum principal limit is calculated against a home value of $1,249,125 in 2026 (homes above that figure are still treated as worth $1,249,125 for the HECM calculation). The highest factor in HUD's principal limit factor table is 0.75, for the oldest borrowers at the lowest expected rates (HUD PLF table), so the largest HECM gross principal limit is roughly $937,000. For jumbo loans, HomeSafe, Longbridge Platinum, and SecureEquity each advertise loans up to $4 million (each lender's product page).
What is the principal limit factor (PLF)?
The PLF is a percentage published by HUD in a lookup table indexed by borrower age and expected interest rate. It determines how much of the home's value (up to the FHA limit) the program will lend. Older borrowers and lower expected rates produce higher PLFs. A 75-year-old at the 3.0% floor draws a higher percentage than a 62-year-old at a 6.0% expected rate.
Where does the 3.0% floor come from?
The HUD PLF table is indexed against the 10-year CMT plus the lender margin. HUD's own PLF lookup methodology floors the expected rate at 3.0%; any combination of 10Y CMT and margin below that uses 3.0% as the indexed rate. (Older aggregator sites sometimes cite a 5.06% floor; that figure was the floor in earlier years and is no longer current.) When the 10-year CMT plus margin is above 3.0%, the calculator uses the actual rate; when below, it uses 3.0%.
Next step
Compare published parameters across programs on the programs page.
Last reviewed
Sources
- HUD Mortgagee Letter 2025-22: 2026 FHA HECM lending limit ($1,249,125), effective Jan 1, 2026
- HUD Handbook 4000.1, FHA Single Family Housing Policy Handbook, Section II.B.10: MIP rates (2.0% upfront, 0.5% annual)
- HUD HECM Principal Limit Factor tables, current edition: PLF lookup by age and expected rate, 3.0% floor
- Federal Reserve Economic Data (FRED): series DGS10, 10-Year Treasury Constant Maturity Rate, daily
- 12 USC §1715z-20: statutory authority and non-recourse protection for HECM borrowers
- 24 CFR §206.31: HECM origination fee limit (greater of $2,500 or 2% of the first $200,000 of maximum claim amount plus 1% above, capped at $6,000)
- HUD Mortgagee Letter 2017-12: initial MIP of 2% of the maximum claim amount; annual MIP of 0.5%
- Finance of America: HomeSafe program page (loans up to $4 million for certain products; minimum age 55, or 60 in MA, NY and WA and 62 in NC and TX)
- Longbridge Financial: Longbridge Platinum product page (loan amounts up to $4 million; $2 million cap in Massachusetts; age 55 in select states; not FHA-insured)
- Mutual of Omaha Mortgage: jumbo reverse mortgage calculator page (SecureEquity borrows up to $4 million; not insured by the FHA; no mortgage insurance premium; as young as 55 in some cases)
- HUD HECM Principal Limit Factor table, FY2018 edition (effective for case numbers assigned on or after October 2, 2017; highest factor 0.75)