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Reverse mortgage calculator: no personal information required

A reverse mortgage calculator that estimates your HECM principal limit from age and home value. No name, no email, no phone. Jumbo mode included.

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.

Reverse-mortgage calculator
62 or older for HECM. Co-borrowers count from the youngest.
Appraised value of the primary residence.
10-year CMT plus lender margin. Floored at 3.0% by HUD ML 2017-12.
Estimated HECM Principal Limit
$252,850
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)
Estimate only. The PLF is read from the HUD table; closing costs vary by lender. The figure is gross. Your net cash at closing will be lower after the lender's specific origination, third-party closing costs, and any required Life Expectancy Set-Aside.

Enter your age and home value. No personal information required.

Estimatehow this number is calculated

Range pending. Jumbo parameters are loaded at build time from each lender's published parameter sheet. The bounded range is wired in Phase D.

Why a range, not a number? Jumbo parameters are lender-set, not federal. A single dollar figure would imply a precision the underlying data does not support. Source: HomeSafe + Platinum Preserve + SecureEquity+ published parameter sheets. Last verified 2026-05-20.

What 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 current expected-rate floor of 3.0% (the floor applies because the 10-year CMT is currently below 3.0%; see methodology). 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, typically 1.75%–3.00%), 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.

A couple at a kitchen table working through paperwork and a calculator together
A decision moment — the calculator above is the same instrument, in the same registerUnsplash+

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 pillar at /jumbo explains the privately-issued alternative used when home values exceed the FHA limit, and the three live jumbo programs are profiled at /programs/homesafe, /programs/platinum-preserve, and /programs/secureequity-plus.

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 represents the published parameter ranges from HomeSafe, Platinum Preserve, and SecureEquity+ as of 2026-05-20. Treat as approximate. 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 methodology

FAQ

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 origination, MIP, and third-party costs are deducted, typically 3%–6% of the home value in total upfront costs. 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 privately issued by individual lenders: no federal insurance, loan cap up to $4M, age 55 in most states. The full side-by-side comparison is on the jumbo pillar at /jumbo.

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 PLF at that cap maxes out around 75% for the oldest borrowers at the lowest expected rates, so the largest HECM gross principal limit is roughly $937,000. Under jumbo, the loan cap is $4M across the three live programs (HomeSafe, Platinum Preserve, SecureEquity+).

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 at /programs.

Last reviewed

Sources

  1. HUD Mortgagee Letter 2025-22: 2026 FHA HECM lending limit ($1,249,125), effective Jan 1, 2026
  2. HUD Handbook 4000.1, FHA Single Family Housing Policy Handbook, Section II.B.10: MIP rates (2.0% upfront, 0.5% annual)
  3. HUD HECM Principal Limit Factor tables, current edition: PLF lookup by age and expected rate, 3.0% floor
  4. Federal Reserve Economic Data (FRED): series DGS10, 10-Year Treasury Constant Maturity Rate, daily
  5. 12 USC §1715z-20: statutory authority and non-recourse protection for HECM borrowers