Reverse Mortgages in Florida

Florida has the highest share of residents aged 65 and older of any U.S. state (U.S. Census Bureau, 2020 Decennial). The federal HECM program is the same in Florida as in every other state: the 2026 lending limit of $1,249,125 applies, set by HUD Mortgagee Letter 2025-22. Florida overlays a recording-tax regime and homestead rules; it does not add a counseling requirement beyond the federal HUD-approved session that every HECM borrower completes.

Last reviewed 2026-05-20

What reverse mortgage rules are specific to Florida?

Florida imposes a documentary stamp tax on recorded mortgages at $0.35 per $100 of the indebtedness (Fla. Stat. §201.08), plus a nonrecurring intangible tax of $0.002 per $1 on the principal (Fla. Stat. §199.133). On a $400,000 HECM principal limit, the stamp tax runs about $1,400 and the intangible tax about $800, both rolled into closing costs.

Florida's homestead protection (Fla. Const. Art. X §4) shields a primary residence from most forced sale, but it does not block a HECM lien because the borrower consents at closing. The Florida statute on surviving non-borrowing spouses is the federal HUD ML 2015-15 standard, applied through the loan note rather than a separate state statute.

There is no Florida-specific counselor licensing beyond HUD approval. Counselors listed on the HUD Roster operate in Florida under the federal certification.

How much can you borrow with a reverse mortgage in Florida?

Coastal-metro home values frequently exceed the federal HECM cap, which is why this page also points to jumbo programs. The 2026 figure is $1,249,125 (HUD Mortgagee Letter 2025-22), and it applies to FHA case numbers assigned on or after January 1, 2026. For a 70-year-old Florida borrower with a paid-off home appraised at $500,000, the principal limit factor at current rates returns roughly 50–55% of value before closing costs — an estimate, not a quote. Run the live calculator against your actual age and rate.

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Florida's large 65-and-older population and deep counselor network are reflected in its state suitability score, a comparison against all 50 states and DC.

Do you need counseling for a reverse mortgage in Florida?

Every HECM borrower in Florida completes a session with a HUD-approved counselor before the lender can take an application. The session runs 60–90 minutes and costs $125–$200, paid at session or rolled into closing. Find a counselor on the HUD HECM Counselor Roster or call 1-800-569-4287. Wait times in Florida metros run 1–2 weeks; rural counties can run longer.

What about jumbo in Florida?

Florida's coastal metros (Naples, Palm Beach, Miami, Sarasota) carry home values well above the $1,249,125 federal cap. A Florida borrower with a home appraised at $2M cannot draw against the equity above the cap through a HECM; the principal-limit math stops at the limit. Jumbo (non-FHA) programs (HomeSafe, Platinum Preserve, SecureEquity+) extend the cap up to $4M loan value. The trade is statutory non-recourse for contractual non-recourse, and MIP for a higher lender margin. See /jumbo for the full HECM-vs-jumbo comparison.

For the federal lending-limit reference, see /limits. For the current HECM rate environment, see /rates. For the counseling step every Florida borrower completes, see /guides/reverse-mortgage-counseling. For the lender-by-lender program parameter cards, see /programs. For the structural primer on what a reverse mortgage is and how it works, see /guides/what-is-a-reverse-mortgage.

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