Colorado's 65-plus population has been growing faster than the national average for the past decade, driven by a mix of Front Range aging-in-place and inbound retirees to mountain-resort communities. About 15.6% of state residents are 65 or older per the 2022 American Community Survey, with concentrations in Larimer, El Paso, Pueblo, and several Western Slope counties. The federal HECM program governs reverse mortgages in Colorado; for readers new to the product, how reverse mortgages work covers the basics. What varies state to state is mostly originator licensing and the recording fees charged at closing.
What reverse mortgage rules are specific to Colorado?
Colorado does not require its own counseling session on top of the federal HUD requirement. Every HECM borrower must complete an independent counseling session with a HUD-approved agency before a lender can pull credit or order an appraisal (HUD Handbook 4000.1, Section II.B). The certificate is valid for 180 days nationwide.
Mortgage loan originators in Colorado are licensed under the Mortgage Loan Originator Licensing and Mortgage Company Registration Act (Colorado Revised Statutes Title 12, Article 10, Part 8) and supervised by the Division of Real Estate within the Department of Regulatory Agencies (DORA). Originator records are verifiable through NMLS Consumer Access.
Recording fees are set by each county clerk and recorder. Most Colorado counties run $13 for the first page and $5 for each additional page on a deed of trust; a few use a flat $40 surcharge funded by the Colorado General Assembly under HB 17-1314 for affordable-housing programs. The combined fee at closing typically falls between $20 and $80 depending on the document and the county.
How much can you borrow with a reverse mortgage in Colorado?
Colorado is a split market for the cap: the Front Range mid-tier sits comfortably under it, but Boulder, Aspen, Vail, and Telluride properties routinely clear it. The 2026 FHA HECM lending limit is $1,249,125 (HUD Mortgagee Letter 2025-22, effective January 1, 2026), and applies in every Colorado county. For a 70-year-old borrower at the current HECM rate range, an illustrative $1.1M Boulder or Aspen-adjacent home produces a principal limit of about $385,000–$457,000 before closing costs (HUD PLF table across a 6.0–7.5% expected-rate planning range; an estimate, not a quote). Run the figures in the calculator.
Estimatehow this number is calculatedThe Colorado suitability score places this cap math alongside the state's senior population and tax picture for a one-number read against the rest of the country.
Do you need counseling for a reverse mortgage in Colorado?
Every Colorado HECM borrower completes a session with a counselor on HUD's HECM Roster before the lender may process the application (HUD Handbook 4000.1), and FHA's list of HECM counseling agencies shows five based in Colorado as of October 7, 2026. One is in each of Aurora, Durango, Fort Collins, Grand Junction and Longmont; each sets its own fee, and the HUD HECM Counselor Roster or 1-800-569-4287 also finds agencies that counsel by phone. How to find and prepare for a counselor →
FAQ
Does Colorado require its own reverse-mortgage counseling on top of the federal HUD requirement?
No. The federal HUD-approved counseling session (HUD Handbook 4000.1, Section II.B) is the only counseling requirement that applies in Colorado. The certificate is valid for 180 days.
Who regulates reverse-mortgage originators in Colorado?
The Division of Real Estate within the Colorado Department of Regulatory Agencies (DORA), under the Mortgage Loan Originator Licensing Act (CRS Title 12, Article 10, Part 8). Originator licenses are searchable through NMLS Consumer Access.
What recording fees should I expect in Colorado?
Each county clerk and recorder sets the fee. Most counties charge $13 for the first page and $5 for each additional page on a deed of trust, plus an HB 17-1314 surcharge funded for affordable-housing programs in some jurisdictions. Total recording cost at closing usually falls between $20 and $80.
Are jumbo reverse-mortgage programs available in Colorado?
Yes. Finance of America's HomeSafe, Longbridge Platinum, and Mutual of Omaha's SecureEquity lend up to $4 million. HomeSafe's minimum age in Colorado is 55 for certain products (Finance of America, HomeSafe program page), and the other two set their own state minimums, as young as 55 in some states (each lender's product page). They make sense mainly for properties above the federal HECM limit of $1,249,125. See this site's jumbo overview and program cards.
Sources
- HUD Mortgagee Letter 2025-22: 2026 FHA HECM lending limit ($1,249,125), effective January 1, 2026
- HUD Handbook 4000.1, FHA Single Family Housing Policy Handbook, Section II.B: HECM program requirements and counseling
- HUD HECM Counselor Roster (national, including Colorado-authorized agencies)
- Colorado Division of Real Estate, Department of Regulatory Agencies: Mortgage Loan Originator Licensing Act (CRS Title 12, Article 10, Part 8)
- NMLS Consumer Access: originator and company license search
- U.S. Census Bureau, American Community Survey 5-year estimates (2018–2022): Colorado population age 65 and over
- HUD Mortgagee Letter 2011-09: HECM counseling fees (agencies set a reasonable fee; no fee is collected at the session from a client below 200% of the federal poverty level)
- 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)
- FHA Counseling Agencies search (Counseling Type: HECM), Colorado: list as of 10/07/2026 shows 5 agencies and their cities