If you're 55 or older and own your home, I can show you exactly how much you may qualify for, in about five minutes, at no cost, with no obligation.
A reverse mortgage, specifically an FHA-insured Home Equity Conversion Mortgage (HECM), is a loan designed for homeowners 62 and older that lets you convert a portion of your home's equity into cash without selling your home or making monthly mortgage payments.
Unlike a traditional mortgage where you pay the lender each month, a reverse mortgage pays you. You receive funds based on your age, home value, and current interest rates. The loan doesn't come due until you sell the home, move out permanently, or pass away.
You remain the owner of your home. You stay on the title. A reverse mortgage is simply a loan secured by your home, and it comes with some of the strongest consumer protections in the mortgage industry.
You remain the owner and stay on the title. You can't be forced out as long as you meet the loan terms.
The loan doesn't require monthly principal and interest payments. You still pay taxes, insurance, and maintenance.
You or your heirs will never owe more than the home is worth when the loan is repaid, ever.
Find out how much you may qualify for
Run my free estimateTo qualify for a HECM reverse mortgage, you need to meet a few key requirements. Most homeowners over 62 with significant equity are surprised by how straightforward the qualifications are.
FHA HECMs require at least one borrower to be 62 or older. Proprietary jumbo products are available starting at age 55 in eligible states. The older you are, the more equity you may access.
The property must be your primary residence. Second homes and investment properties do not qualify for a HECM.
Most borrowers need approximately 60% or more equity in their home. The amount you can access depends on your age and current rates.
Single-family homes, FHA-approved condominiums, and certain multi-unit properties (owner-occupied) are eligible.
You must demonstrate the financial ability to continue paying property taxes, homeowner's insurance, and home maintenance costs.
A brief session with an independent, HUD-approved counselor is required before applying. I help you schedule this and prepare.
I walk every client through this process personally. No call centers. No handoffs. Just clear, direct communication from start to close.
I run a quick estimate based on your age, home value, and current rates. In about five minutes you'll know exactly what you may qualify for. No commitment required.
Federal law requires a session with an independent HUD-approved counselor before the appraisal is ordered. This consumer protection ensures you fully understand your options, obligations, and rights. I help you schedule this early so it never slows your file down.
I walk you through the application, explain your available funds and payout options, and answer every question you have, no matter how many times you ask.
Your home is appraised to confirm its value. I coordinate with underwriting to navigate any complexities, trust structures, divorce situations, title issues, and keep the file moving.
You sign the final documents and confirm how you'd like to receive your funds. After a three-day right of rescission, funds are disbursed. Most purchases fund the same day as closing.
One of the most overlooked features of a reverse mortgage is the flexibility in how you receive your funds. You can choose one option or combine them.
Receive all available funds at once at closing. Ideal for paying off an existing mortgage, covering a large expense, or eliminating high-interest debt. Fixed interest rate.
Receive fixed monthly payments for a set term or for as long as you live in the home. Works like a supplemental income stream to cover living expenses.
Access funds as needed. The most powerful option for many borrowers, any unused portion of your credit line grows over time, giving you more to draw from in the future.
You can also combine options, for example, taking an upfront lump sum and keeping the remainder as a growing line of credit.
FHA-insured HECMs are not the only option. Proprietary jumbo reverse mortgage products are available for homeowners with higher-value properties, or for borrowers as young as 55 in eligible states.
If your home is valued above the FHA HECM lending limit, a proprietary jumbo reverse mortgage may allow you to access significantly more of your equity than a standard HECM would permit.
These are private loan products not insured by FHA, offered by select lenders. They follow their own guidelines and are available in most, but not all, states.
Unlike FHA HECMs, which require borrowers to be at least 62, some proprietary products are available to homeowners as young as 55 in states where the product is approved.
This opens the door for earlier retirement planning, allowing younger homeowners with significant equity to begin accessing their home wealth before traditional HECM eligibility.
Proprietary reverse mortgage products are not affiliated with or endorsed by HUD or FHA. Product availability, eligibility, and terms vary by state and lender. Contact me to discuss what is available in your area.
FHA-insured HECMs come with some of the strongest consumer protections of any mortgage product. Here's what's built in for you.
Before you can apply, a HUD-approved counselor, independent from me and Rate, must review the loan with you and confirm you understand your options and obligations.
You and your heirs will never owe more than the appraised value of the home when the loan is repaid. If the loan balance exceeds the home's value, FHA insurance covers the difference.
After closing, you have three business days to cancel the loan for any reason with no penalty. This doesn't apply to HECM for Purchase transactions.
Eligible non-borrowing spouses may remain in the home after the borrowing spouse passes away, as long as they continue to meet the loan obligations.
Every HECM carries FHA mortgage insurance, which protects both you and your heirs. It ensures the loan remains available even if the lender goes out of business.
HUD caps origination fees and regulates what can be charged. There are no prepayment penalties. You can pay down or pay off the loan at any time.
Every borrower comes to me with a different goal. Click your scenario below to see a detailed breakdown with a real calculation example.
Still carrying a mortgage? Pay it off at closing and stop making monthly payments.
The reverse mortgage pays off your existing loan balance at closing, just like a refinance. Your old monthly payment disappears. No required principal or interest payment going forward for as long as you live in the home.
Any funds remaining after the payoff can come to you as a lump sum or line of credit.
Purchase your next home using a down payment + reverse mortgage proceeds. Keep your savings. No monthly payment.
A HECM for Purchase lets you buy a new primary residence using a portion of your own funds as a down payment, the reverse mortgage covers the rest. No monthly mortgage payment required on the new home.
Most commonly used by people selling their current home and buying something more suitable for retirement without depleting all their proceeds.
Healthcare. Home repairs. Helping family. Access your equity without selling your home or making payments.
If your equity is sitting untapped, a reverse mortgage can convert it into accessible cash, as a lump sum for a specific need, or a line of credit you draw from when necessary. The proceeds are generally not taxable income.
You're not borrowing against your future, you're accessing equity you've already built. No monthly payment required.
A credit line that grows every year, whether you use it or not. The most underused retirement planning tool available.
The HECM line of credit is unlike any other credit line. The unused portion grows at the loan's interest rate plus the MIP rate, meaning the longer you wait to draw from it, the more you'll have available.
It cannot be frozen or reduced by the lender. Many financial planners now recommend establishing it early in retirement, even if you don't need it, as a growing hedge against future expenses.
You don't need to know the product. Just send me the scenario. I handle everything, your client gets taken care of.
Send me the scenario, age, home value, approximate equity, and what the client is trying to solve. I'll tell you in five minutes if a reverse mortgage makes sense. I handle all education, qualification, and the close. I handle everything from there.
You are not originating the loan. Your role is referring a client to a licensed specialist. Compliance is clean and straightforward.
Whether you're a homeowner exploring your options or a professional looking to better serve your clients, I work with both.
If you own your home and you're 62 or older, there's a good chance you're sitting on a six-figure asset you're not using. I'll show you the real numbers in about five minutes, no cost, no pressure, no obligation.
If you work with adults 62 or older, as a financial planner, real estate agent, elder law attorney, Medicare broker, home health professional, or any other trusted advisor, there's a good chance some of your clients have untapped home equity that could change their retirement. I make it easy to connect them with the right information.
These are the questions I get most often. If something isn't covered here, just reach out directly.
Micah Greenberg · NMLS #1783038 · Rate Reverse at Guaranteed Rate
"If you have anyone over 62, just send me the scenario. I'll tell you in five minutes if I can help."
I'm a reverse mortgage loan officer and branch manager at Rate Reverse, a division of Guaranteed Rate. I work remotely and serve clients in Maryland and across the country.
I focus exclusively on reverse mortgages. That means I've navigated trust structures, divorce situations, lis pendens, high-value properties, and nearly every other complication that can come up on a file. I know how to keep things moving and how to communicate clearly throughout the process.
What I hear most from clients is that I explained the product simply and honestly, and never made them feel pressured. That's not an accident, it's how I work. I believe educated borrowers make better decisions, and better decisions lead to better outcomes for everyone.
For referral partners: I'm easy to work with, I handle everything on the file, and I keep you informed without creating extra work for you. The reverse mortgage conversation doesn't have to be complicated, I make it easy to send the scenario over.
No cost, no obligation. Fill out the form and I'll be in touch personally, not a call center, within one business day.